10049 Heather Ln #101 · Island Walk, FL 34119

$334,000

3 bd · 2.0 ba · 1,547 sqft · Condo public records · 305 Days on market

Built 2006 $1044/mo HOA · 27% of rent ↓ 12% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +5.0/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Meadows at Quail Creek Village, a beautifully maintained FIRST-FLOOR condo offering 3 BEDROOMS, 2 FULL BATHS, and 1,547 square feet of comfortable living space. Built in 2006 and offered TURNKEY FULLY FURNISHED, this residence is truly MOVE-IN READY, ideal for year-round living, a seasonal retreat, or an investment opportunity. The inviting floor plan features tile throughout the main living areas and den, with plush carpet in the bedrooms. A versatile DEN provides the perfect space for a home office, formal dining area, or flex room to fit your lifestyle. The spacious PRIMARY SUITE is filled with natural light and offers a walk-in closet along with an ensuite bath featuring

Key facts

• Brand new roof
• New a/c
• First floor condo

Tags

• FIRST FLOOR CONDO
• PRIVATE SCREENED LANAI
• NEW A/C
• NEW GARAGE DOOR OPENER
• BRAND NEW ROOF
• GOLF PRIVILEGES

Property features AI

Finance

• Financial info: Total annual recurring fees: $12,984; Total one-time fees: $10,200; Monthly special assessment: $38
• HOA & community: Mandatory HOA; Master HOA fee of $686 monthly; Condo fee of $358 monthly; Master association maintains cable, internet/WiFi, irrigation water, lawn/land maintenance, pest control (exterior), recreation facilities, security, sewer, street lights, street maintenance, trash removal, water, insurance, manager, and reserves; Community amenities include clubhouse, community pool, exercise room, tennis and pickleball courts, bocce, putting green, golf course (non-equity), bike/jog paths, bike storage, billiards, restaurant, guest rooms and community room; Gated golf-course community

Exterior

• Parking: Paved driveway; Detached 1-car garage
• Security: Guard at gate
• Utilities: Central water; Central sewer; Central irrigation
• Home design: Residential garden-style unit in a low-rise building (1 story); Detached garage; Rear exposure to the east; Located in Quail Creek Village, The Meadows (sub-condo unit 101)
• Construction: Built in 2006; Concrete block construction; Stucco exterior; Tile roof; Single-hung windows; Garden apartment
• Exterior features: Pond; Lakefront setting; Landscaped views; Water feature; Tennis court; Automatic sprinkler system; Paved road access; Zero lot line; No RV allowed

Interior

• Kitchen: Pantry; Cooktop (electric); Wall oven; Range; Microwave; Dishwasher; Disposal; Refrigerator / freezer
• Bedrooms: 3 bedrooms; First-floor bedroom; Master bedroom on ground level; Split-bedroom plan with two master suites
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Cable available
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Den/study; Family room; Guest room; Screened lanai/porch; Turnkey furnished
• Laundry & utility: Washer included; Washer/dryer hookup; Laundry in residence; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $334k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (11.3% below list).
• Meets the 1% rule at list price ($4k rent vs $334k).
• Recommended offer: $294k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#692 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; Watch: health & safety D, amenities F, commute F.
• Collier (suburban): math 60% / reading 56% proficiency, ranked #16 of 73 in FL (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Veterans Memorial Elementary School (math 78% / reading 79%, grade A, #141 of 2,144 statewide, top 7%, 743 students, 22% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 21% FRL vs 55% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 58% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Collier average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-2.5%/yr); 586 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 41% of the median local income ($113k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($294k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $215k; list at $334k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 27% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $293,920 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.16×
• Total profit: $-78,422
• Equity at exit: $49,800

10-year hold

• IRR: -46.7%
• Equity multiple: -0.36×
• Total profit: $-127,119
• Equity at exit: $28,878

Cash invested: $93,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34119

• Rents YoY: -2.5%
• Active inventory: 586
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,889 high
• Mortgage (P&I): −$1,752
• Tax from tax record: −$199 /mo · $2,382/yr
• Insurance: −$139
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$1,044
• Vacancy / Maint / Mgmt: −$817
• Net cashflow: $-213

Break-even live

Break-even rent $4,159

Max offer price $296,386

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-118	+0% $-213	+5% $-307	+10% $-402
Rent	-10% $-520	-5% $-367	+0% $-213	+5% $-59	+10% $94
Rate	-1.0pp $-45	-0.5pp $-128	base $-213	+0.5pp $-299	+1.0pp $-388

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $83,500
• Closing costs: $10,020
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10033 Heather Ln Unit 5-502 Naples, FL	3.0	2.0	1774	$2,300	$1.30	24d	1	0.03mi
10020 Heather Ln Unit 9-904 Naples, FL	3.0	2.0	1640	$2,350	$1.43	24d	1	0.08mi
2456 Millcreek Ln #102 Naples, FL	2.0	2.0	1107	$2,375	$2.15	24d	1	0.23mi
6544 Huntington Lakes Cir Unit 9-204 Naples, FL	3.0	2.0	1382	$4,250	$3.08	24d	1	0.24mi
2408 Millcreek Ln #202 Naples, FL	2.0	2.0	1207	$2,200	$1.82	24d	1	0.24mi
2469 Millcreek Ln #102 Naples, FL	2.0	2.0	1107	$3,495	$3.16	24d	1	0.28mi
6655 Huntington Lakes Cir #204 Naples, FL	3.0	2.0	1315	$3,500	$2.66	24d	1	0.29mi
2740 Cypress Trace Cir Naples, FL	2.0	2.0	1493	$3,488	$2.34	24d	3	0.41mi
2525 Aspen Creek Ln #101 Naples, FL	3.0	2.0	1532	$4,500	$2.94	24d	1	0.41mi
2730 Cypress Trace Cir Unit 2836S Naples, FL	2.0	2.0	1194	$5,000	$4.19	24d	1	0.43mi
2730 Cypress Trace Cir Unit 2836A Naples, FL	2.0	2.0	1194	$2,000	$1.68	24d	1	0.43mi
2730 Cypress Trace Cir Unit 1 Naples, FL	2.0	2.0	1232	$5,500	$4.46	24d	1	0.43mi
6605 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1107	$2,400	$2.17	24d	1	0.51mi
2720 Cypress Trace Cir Naples, FL	2.0–3.0	2.0	1283	$5,300	$4.13	24d	3	0.51mi
2600 Marshcreek Ln #201 Naples, FL	3.0	2.0	1765	$2,595	$1.47	14d	1	0.52mi
2790 Cypress Trace Cir Naples, FL	2.0	2.0	1537	$5,000	$3.25	24d	2	0.53mi
2710 Cypress Trace Cir Naples, FL	2.0	2.0	1213	$3,425	$2.82	24d	2	0.55mi
2820 Cypress Trace Cir Naples, FL	2.0	2.0	1254	$3,748	$2.99	24d	3	0.58mi
2700 Cypress Trace Cir #3112 Naples, FL	2.0	2.0	1232	$2,100	$1.70	24d	1	0.60mi
6920 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$2,700	$2.44	24d	1	0.62mi
2835 Cypress Trace Cir Unit 1049710P Naples, FL	3.0	2.0	1248	$4,110	$3.29	14d	1	0.63mi
2115 Malibu Lake Cir Naples, FL	1.0–4.0	1.0–2.0	1188	$2,791	$2.35	14d	56	0.63mi
6670 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$4,000	$3.61	14d	1	0.63mi
6670 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$4,250	$3.84	24d	1	0.63mi
2690 Cypress Trace Cir #3212 Naples, FL	2.0	2.0	1232	$5,300	$4.30	24d	1	0.66mi
2855 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,800	$3.90	14d	1	0.67mi
2855 Cypress Trace Cir #102 Naples, FL	2.0	2.0	1232	$2,000	$1.62	14d	1	0.67mi
2870 Cypress Trace Cir #1713 Naples, FL	2.0	2.0	1414	$2,900	$2.05	24d	1	0.67mi
2920 Cypress Trace Cir #204 Naples, FL	2.0	2.0	1625	$5,500	$3.38	24d	1	0.70mi
2880 Cypress Trace Cir #103 Naples, FL	2.0	2.0	1372	$5,500	$4.01	24d	1	0.70mi
2004 Tarpon Bay Dr N #201 Naples, FL	3.0	2.0	2170	$6,000	$2.76	24d	1	0.72mi
2004 Tarpon Bay Dr N #101 Naples, FL	3.0	2.0	1759	$2,450	$1.39	24d	1	0.72mi
11762 Quail Village Way Naples, FL	3.0	2.5	1800	$3,800	$2.11	24d	1	0.73mi
5657 Whisperwood Blvd #204 Naples, FL	2.0	2.0	1793	$6,000	$3.35	24d	1	0.74mi
2925 Cypress Trace Cir #201 Naples, FL	2.0	2.0	1094	$4,500	$4.11	24d	1	0.74mi
2895 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,500	$3.65	24d	1	0.75mi
2895 Cypress Trace Cir #104 Naples, FL	2.0	2.0	1252	$4,800	$3.83	24d	1	0.75mi
2001 Tarpon Bay Dr N #102 Naples, FL	2.0	2.0	1620	$5,400	$3.33	24d	1	0.75mi
5693 Heron Ln #502 Naples, FL	2.0	2.0	1490	$6,800	$4.56	24d	1	0.76mi
6880 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1231	$3,750	$3.05	24d	1	0.77mi

HOA detail condo

• Monthly dues: $1,044 · $12,528/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $334,000 Active 305 DOM
2. 2026-06-17
   days on market $334,000 Active 304 DOM
3. 2026-06-16
   days on market $334,000 Active 303 DOM
4. 2026-06-15
   days on market $334,000 Active 302 DOM
5. 2026-06-10
   days on market $334,000 Active 297 DOM
6. 2026-06-09
   days on market $334,000 Active 296 DOM
7. 2026-06-08
   days on market $334,000 Active 295 DOM
8. 2026-06-07
   pricedays on market $334,000 Active 294 DOM
9. 2026-06-03
   remarks 699-char remark
10. 2026-06-03
    listed $339,000 Active 289 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,382 · $199/mo
• Projected year-2 tax: $2,772 · $231/mo
• Expected delta: +$390/yr (+$33/mo · 16.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,668
• − Mortgage interest: −$18,709
• − Property taxes: −$2,382
• − Insurance: −$3,494
• − Repairs & maintenance: −$3,733
• − Management: −$3,733
• − HOA: −$12,528
• − Depreciation: −$9,716
• Taxable loss: −$7,629
• Est. tax savings @ 24.0%: +$1,831
• After-tax cash flow: $-724/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Collier
• NCES district ID: 1200330
• Math proficiency: 60% ▼ -4.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $58,275
• Composite: 50.23/100
• National rank: #1892
• State rank: #16 of 73 in FL

Livability — Island Walk

• Score: 64/100
• State rank: #692
• US rank: #14444

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B+ Health & safety D User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 36,807
• Household income: $113,391
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 741.0

Population outlook (Collier County) Hauer SSP2

• Today (2025): 420,858 people
• By 2030: 450,054 · +6.9%
• By 2040: 502,232 · +19.3%
• By 2050: 544,932 · +29.5%
• By 2075: 627,203 · +49.0%
• By 2100: 659,015 · +56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 17% · Canada, Jamaica, Dominican Republic
• Languages at home: 78% English-only · Spanish 15% Other Indo-European 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Collier

• 2024 margin: Solid R (+33.1) · D 33.1% · R 66.2%
• 2008→2024 swing: -10.6pp toward R · 2008: -22.5pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+24.7 2016: R+26.0 2012: R+30.1 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -243.12%
• Current HPI: 269.3208
• Rent YoY: ▼ -2.51%
• Metro: Naples-Marco Island, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-11.9% since first listed

6 events — show timeline

• 2026-06-03 Price Changed $334,000 NAPLESMLS
• 2026-01-15 Price Changed $339,000 NAPLESMLS
• 2025-10-13 Price Changed $344,829 NAPLESMLS
• 2025-08-17 Listed $349,829 NAPLESMLS
• 2021-12-09 Sold (Public Records) $215,000 Public Records
• 2006-06-23 Sold (Public Records) $379,300 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,382 · +2.5% YoY. Source: county tax records.