13017 Pembroke Dr · Vineyards, FL 34105

$568,000

3 bd · 2.5 ba · 649 sqft · SingleFamily public records · 90 Days on market

Built 2021 Excellent condition $370/mo HOA · 16% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Cash flow +2.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This desirable unit offers tasteful design, upgraded & modern upgrades. New smart appliances, Double oven, Single bay sink, Water Resistant flooring, Cooktop cooking with over/under double oven, upgraded kitchen includes single bay sink and upgraded faucets. Extended lanai and upscale design make this home a rare find. Built in 2021, it is Centrally located and the beauty and design is complimented with low HOA ees make this property desirable. Close to shopping, restaurants and award winning beaches. You'll fall in love with the professionally modeled decor and the potential to make it your home sweet home.

Key facts

• Gated community
• Turnkey furnished
• $370 HOA

Tags

• GATED COMMUNITY
• QUICK ACCESS TO GULF BEACHES
• RENOWNED GULFSHORE PLAYHOUSE
• TOP-RATED SCHOOL DISTRICTS
• TURNKEY FURNISHED
• UPGRADED LUXURY VINYL FLOORING

Property features AI

Finance

• Financial info: Total annual recurring HOA fees approximately $4,440; One-time fees approximately $100
• HOA & community: Mandatory HOA (monthly fee); HOA fee $370 per month; Professional management; HOA maintenance covers insurance, irrigation water, lawn/land maintenance, manager, reserves, security, street lights, and street maintenance; Community amenities include a pool, sidewalks, streetlights, and underground utilities; Gated community

Exterior

• Parking: Attached 1-car garage; Paved driveway
• Security: Monitored alarm; Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Townhouse, 2-story; Residential property in Hamilton Place; Zero lot line; Rear exposure faces north
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Impact resistant windows and doors; Built in 2021
• Exterior features: Decorative shutters; Patio; Screened lanai/porch; Automatic sprinkler system; Landscaped area, preserve and wooded area views

Interior

• Kitchen: Island; Pantry; Electric cooktop; Wall oven; Dishwasher; Microwave; Refrigerator/freezer; Disposal
• Bedrooms: 3 bedrooms plus den; Split bedroom layout
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Heat pump; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Smoke detectors; Walk-in closet; Window coverings; Turnkey furnished
• Laundry & utility: Washer and dryer in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $568k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (69.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (59.7% below list).
• Recommended offer: $174k (69.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#679 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A-; 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: Osceola Elementary School (math 78% / reading 74%, grade A, #198 of 2,144 statewide, top 10%, 621 students, 32% FRL); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 29% FRL vs 55% district-wide (26 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 flat; 329 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 90 days — a 6% lower offer ($534k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,266 (69.3% 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 90 days. Have you received any prior offers? Is the seller open to a 69% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.40% ✗
• Cap rate: 1.91%
• Cash-on-cash: -15.67%
• DSCR: 0.30
• GRM: 20.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -51.7%
• Equity multiple: -0.50×
• Total profit: $-238,739
• Equity at exit: $84,691

10-year hold

• IRR: —
• Equity multiple: -1.57×
• Total profit: $-409,308
• Equity at exit: $49,110

Cash invested: $159,040 (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 34105

• Home prices YoY: -30.5%
• Rents YoY: 0.8%
• Active inventory: 329
• Price-to-rent: 20.7×

Monthly cashflow live

• Estimated rent: $2,288 medium
• Mortgage (P&I): −$2,979
• Tax from tax record: −$299 /mo · $3,587/yr
• Insurance: −$237
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$370
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-2,229

Break-even live

Break-even rent $5,109

Max offer price $174,266

Occupancy floor —

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: $142,000
• Closing costs: $17,040
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5301 Summerwind Dr Naples, FL	1.0–2.0	1.0–2.0	836	$1,864	$2.23	13d	12	0.92mi

HOA detail

• Monthly dues: $370 · $4,440/yr
• Likely covers: water

Listing history 40 events

1. 2026-06-18
   days on market $568,000 Active 90 DOM
2. 2026-06-17
   days on market $568,000 Active 89 DOM
3. 2026-06-16
   days on market $568,000 Active 88 DOM
4. 2026-06-15
   days on market $568,000 Active 87 DOM
5. 2026-06-14
   days on market $568,000 Active 85 DOM
6. 2026-06-10
   days on market $568,000 Active 82 DOM
7. 2026-06-09
   days on market $568,000 Active 81 DOM
8. 2026-06-08
   days on market $568,000 Active 80 DOM
9. 2026-06-07
   days on market $568,000 Active 79 DOM
10. 2026-06-03
    days on market $568,000 Active 75 DOM
11. 2026-06-02
    days on market $568,000 Active 74 DOM
12. 2026-06-01
    days on market $568,000 Active 73 DOM
13. 2026-05-31
    days on market $568,000 Active 72 DOM
14. 2026-05-30
    days on market $568,000 Active 71 DOM
15. 2026-04-30
    status Active
16. 2026-04-29
    status Pending With Contingencies
17. 2026-03-19
    listed $568,000 Active
18. 2022-03-28
    soldstatus $719,000
19. 2022-03-21
    soldstatus $719,000 Sold 621-char remark

    Show marketing remark (621 chars)

    This desirable unit offers tasteful design, upgraded & modern upgrades. New smart appliances, Double oven, Single bay sink, Water Resistant flooring, Cooktop cooking with over/under double oven, upgraded kitchen includes single bay sink and upgraded faucets. Extended lanai and upscale design make this home a rare find. Built in 2021, it is Centrally located and the beauty and design is complimented with low HOA ees make this property desirable. Close to shopping, restaurants and award winning beaches. You'll fall in love with the professionally modeled decor and the potential to make it your home sweet home.

20. 2022-03-01
    status Pending 621-char remark

    Show marketing remark (621 chars)

    This desirable unit offers tasteful design, upgraded & modern upgrades. New smart appliances, Double oven, Single bay sink, Water Resistant flooring, Cooktop cooking with over/under double oven, upgraded kitchen includes single bay sink and upgraded faucets. Extended lanai and upscale design make this home a rare find. Built in 2021, it is Centrally located and the beauty and design is complimented with low HOA ees make this property desirable. Close to shopping, restaurants and award winning beaches. You'll fall in love with the professionally modeled decor and the potential to make it your home sweet home.

21. 2022-02-21
    status Pending With Contingencies 621-char remark

    Show marketing remark (621 chars)

    This desirable unit offers tasteful design, upgraded & modern upgrades. New smart appliances, Double oven, Single bay sink, Water Resistant flooring, Cooktop cooking with over/under double oven, upgraded kitchen includes single bay sink and upgraded faucets. Extended lanai and upscale design make this home a rare find. Built in 2021, it is Centrally located and the beauty and design is complimented with low HOA ees make this property desirable. Close to shopping, restaurants and award winning beaches. You'll fall in love with the professionally modeled decor and the potential to make it your home sweet home.

22. 2022-02-19
    price $719,000 621-char remark

    Show marketing remark (621 chars)

    This desirable unit offers tasteful design, upgraded & modern upgrades. New smart appliances, Double oven, Single bay sink, Water Resistant flooring, Cooktop cooking with over/under double oven, upgraded kitchen includes single bay sink and upgraded faucets. Extended lanai and upscale design make this home a rare find. Built in 2021, it is Centrally located and the beauty and design is complimented with low HOA ees make this property desirable. Close to shopping, restaurants and award winning beaches. You'll fall in love with the professionally modeled decor and the potential to make it your home sweet home.

23. 2022-02-15
    listed $697,000 Active 621-char remark

    Show marketing remark (621 chars)

    This desirable unit offers tasteful design, upgraded & modern upgrades. New smart appliances, Double oven, Single bay sink, Water Resistant flooring, Cooktop cooking with over/under double oven, upgraded kitchen includes single bay sink and upgraded faucets. Extended lanai and upscale design make this home a rare find. Built in 2021, it is Centrally located and the beauty and design is complimented with low HOA ees make this property desirable. Close to shopping, restaurants and award winning beaches. You'll fall in love with the professionally modeled decor and the potential to make it your home sweet home.

24. 2021-06-04
    soldstatus $476,500 Closed
25. 2021-06-04
    listed $464,995 Active
26. 2021-05-28
    soldstatus $476,500 Closed
27. 2021-04-25
    status Pending
28. 2021-02-28
    price $464,995
29. 2021-02-20
    price $460,995
30. 2021-02-07
    price $455,995
31. 2021-01-30
    price $430,495
32. 2020-12-13
    price $415,495
33. 2020-12-05
    price $410,495
34. 2020-11-14
    price $407,495
35. 2020-11-02
    price $399,995
36. 2020-10-31
    price $399,766
37. 2020-10-24
    price $394,766
38. 2020-09-06
    price $371,995
39. 2020-09-06
    price $341,995
40. 2020-09-05
    listed $464,995 Active

ⓘ 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: $3,587 · $299/mo
• Projected year-2 tax: $4,714 · $393/mo
• Expected delta: +$1,127/yr (+$94/mo · 31.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AH · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $27,455
• − Mortgage interest: −$31,817
• − Property taxes: −$3,587
• − Insurance: −$4,664
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − HOA: −$4,440
• − Depreciation: −$16,524
• Taxable loss: −$37,970
• Est. tax savings @ 24.0%: +$9,113
• After-tax cash flow: $-17,633/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This turnkey, 2021-built home in Hamilton Place is in excellent condition with modern upgrades and a desirable location.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Add smart home features — Enhances convenience and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add smart home features — Enhances convenience and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Vineyards

• Score: 64/100
• State rank: #679
• US rank: #14101

Category grades

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

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): 15,441
• Household income: $92,214
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 780.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 3% Salvadoran 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 3%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 3% Russian/Polish/Slavic 3%

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: ▼ -124.65%
• Current HPI: 283.9084
• Rent YoY: ▲ 0.85%
• 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

+22.2% since first listed

26 events — show timeline

• 2026-04-30 Relisted — NAPLESMLS
• 2026-04-29 Pending — NAPLESMLS
• 2026-03-19 Listed $568,000 NAPLESMLS
• 2022-03-28 Sold (Public Records) $719,000 Public Records
• 2022-03-21 Sold (MLS) $719,000 NAPLESMLS
• 2022-03-01 Pending — NAPLESMLS
• 2022-02-21 Pending — NAPLESMLS
• 2022-02-19 Price Changed $719,000 NAPLESMLS
• 2022-02-15 Listed $697,000 NAPLESMLS
• 2021-06-04 Listed $464,995 MIML
• 2021-06-04 Sold (MLS) $476,500 MIML
• 2021-05-28 Sold (MLS) $476,500 FORTMLS
• 2021-04-25 Pending — FORTMLS
• 2021-02-28 Price Changed $464,995 NAPLESMLS
• 2021-02-20 Price Changed $460,995 NAPLESMLS
• 2021-02-07 Price Changed $455,995 NAPLESMLS
• 2021-01-30 Price Changed $430,495 NAPLESMLS
• 2020-12-13 Price Changed $415,495 NAPLESMLS
• 2020-12-05 Price Changed $410,495 NAPLESMLS
• 2020-11-14 Price Changed $407,495 NAPLESMLS
• 2020-11-02 Price Changed $399,995 NAPLESMLS
• 2020-10-31 Price Changed $399,766 NAPLESMLS
• 2020-10-24 Price Changed $394,766 NAPLESMLS
• 2020-09-06 Price Changed $371,995 NAPLESMLS
• 2020-09-06 Price Changed $341,995 NAPLESMLS
• 2020-09-05 Listed $464,995 FORTMLS

Property tax history

+49.2%/yr

Latest (2025): $3,587 · +2.4% YoY. Source: county tax records.