6225 Bellerive Ave #1501 · Vineyards, FL 34119

$520,000

3 bd · 2.0 ba · 1,708 sqft · Condo public records · 37 Days on market

Built 1992 $902/mo HOA · 18% of rent

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• DSCR +3.4/10.0
• 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 this beautifully updated residence in Bellerive at The Vineyards offering peaceful lake and fountain views in one of Naples’ most sought-after gated communities. This light-filled 3-bedroom, 2-bath end unit features an ideal open layout with recent improvements including renovated kitchen and baths, updated flooring, and fresh interior paint throughout. Large windows and the desirable end-unit positioning allow natural light to pour into the living spaces, while the charming bay-window dining area creates an inviting setting for everyday living and entertaining alike. The screened lanai overlooks the water and fountain and includes storm protection for added convenience and

Key facts

• Fountain views
• Lake views
• Renovated baths

Tags

• LAKE VIEWS
• FOUNTAIN VIEWS
• RENOVATED KITCHEN
• RENOVATED BATHS
• UPDATED FLOORING
• SCREENED LANAI

Property features AI

Finance

• Other: Part of a 4-unit building with 1 unit per floor and only 1 floor for this unit
• Financial info: Total annual recurring fees listed
• HOA & community: Mandatory HOA; Professional management; Master HOA fee charged quarterly; Condo fee charged quarterly; Maintenance covers cable, insurance, internet/Wi-Fi, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fee, exterior pest control, recreation facilities, repairs, reserves, security, sewer, street lights, street maintenance, trash removal and water; Community amenities include clubhouse, community pool, community spa/hot tub, bike and jog path; Gated community with golf and tennis (golf is non-equity)

Exterior

• Parking: 1 assigned covered space; Detached 1-car carport; Deeded parking; Guest parking available
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise building (1–3 stories); Built in 1992; Located in The Vineyards development
• Construction: Concrete block construction
• Exterior features: Tile roof; Stucco exterior; Single-hung and sliding windows; Manual storm shutters; Lake view; Lake frontage/waterfront; Cul-de-sac lot; Irrigation with reclaimed water; Lot unit 1501; End-unit; Rear exposure facing northwest; Restrictions: Architectural, Deeded, No RV

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire; High-speed internet available; Great room floor plan; Breakfast bar and breakfast room; Guest bath and guest room; Screened lanai/porch
• Laundry & utility: Washer and dryer in residence; Smoke detector

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $520k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $492k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $502k (3.5% below list).
• Recommended offer: $492k (5.4% 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.
• 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 23d 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).
• At $5,016/mo this rent would consume 53% of the median local household income ($113k/yr) (locally 741% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 37 days — a 3% lower offer ($504k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y 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.
• Current owner paid $170k; list at $520k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $491,675 (5.4% 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 37 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.96% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 8.6

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: -22.3%
• Equity multiple: 0.25×
• Total profit: $-108,774
• Equity at exit: $77,534

10-year hold

• IRR: -28.7%
• Equity multiple: -0.12×
• Total profit: $-163,051
• Equity at exit: $44,960

Cash invested: $145,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $5,016 high
• Mortgage (P&I): −$2,727
• Tax from tax record: −$278 /mo · $3,331/yr
• Insurance: −$217
• HOA: −$902
• Vacancy / Maint / Mgmt: −$1,053
• Net cashflow: $-160

Break-even live

Break-even rent $5,219

Max offer price $491,675

Occupancy floor 98%

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: $130,000
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6260 Bellerive Ave #402 Naples, FL	3.0	2.0	1708	$7,000	$4.10	21d	1	0.09mi
271 Perignon Pl Unit 16-1 Naples, FL	2.0	2.0	1449	$2,700	$1.86	23d	1	0.28mi
57 Silver Oaks Cir #13103 Naples, FL	2.0	2.0	1373	$5,000	$3.64	21d	1	0.35mi
515 Laguna Royale Blvd #102 Naples, FL	3.0	2.0	1900	$2,995	$1.58	13d	1	0.36mi
224 Via Perignon Unit 5-4 Naples, FL	2.0	2.5	2085	$6,000	$2.88	21d	1	0.36mi
56 Silver Oaks Cir Unit 102 Naples, FL	2.0	2.0	1373	$4,500	$3.28	13d	1	0.40mi
89 Silver Oaks Cir #5103 Naples, FL	2.0	2.0	1373	$2,800	$2.04	21d	1	0.40mi
575 El Camino Real Unit 6 Naples, FL	2.0	2.0	2050	$3,700	$1.80	13d	1	0.43mi
200 Vintage Cir Unit D304 Naples, FL	3.0	2.0	1492	$2,800	$1.88	13d	1	0.45mi
580 El Camino Real #3805 Naples, FL	2.0	2.0	1772	$13,500	$7.62	23d	1	0.46mi
210 Vintage Cir Unit C401 Naples, FL	3.0	2.0	1520	$6,500	$4.28	13d	1	0.48mi
230 Vintage Cir Unit A-404 Naples, FL	2.0	2.0	1290	$5,000	$3.88	13d	1	0.54mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	23d	1	0.54mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	13d	1	0.54mi
155 Vintage Cir #103 Naples, FL	2.0	2.0	1500	$5,000	$3.33	13d	1	0.57mi
102 Tuscana Ct #901 Naples, FL	2.0	2.0	1631	$2,300	$1.41	23d	1	0.64mi
106 Siena Way #1508 Naples, FL	2.0	2.0	1414	$4,500	$3.18	23d	1	0.65mi
5950 Almaden Dr Naples, FL	3.0	2.0	1762	$6,500	$3.69	23d	1	0.66mi
103 Tuscana Ct #1107 Naples, FL	2.0	2.0	1412	$5,000	$3.54	23d	1	0.66mi
104 Siena Way #1407 Naples, FL	2.0	2.0	1450	$7,000	$4.83	23d	1	0.67mi
734 Regency Reserve Cir #2701 Naples, FL	2.0	2.0	2058	$7,900	$3.84	23d	1	0.70mi
730 Regency Reserve Cir #2802 Naples, FL	2.0	2.0	2050	$8,000	$3.90	23d	1	0.71mi
116 Fountain Cir Naples, FL	3.0	2.0	1561	$4,500	$2.88	23d	1	0.73mi
6025 Chardonnay Ln Unit 1Unit 102 Naples, FL	2.0	2.0	1414	$2,195	$1.55	23d	1	0.74mi
713 Regency Reserve Cir #5902 Naples, FL	3.0	2.0	2050	$7,200	$3.51	23d	1	0.80mi
713 Regency Reserve Cir #5901 Naples, FL	2.0	2.0	2050	$3,295	$1.61	13d	1	0.80mi
801 Regency Reserve Cir #4301 Naples, FL	3.0	2.0	2050	$6,800	$3.32	23d	1	0.82mi
817 Regency Reserve Cir #3901 Naples, FL	2.0	2.0	2058	$7,000	$3.40	13d	1	0.86mi
817 Regency Reserve Cir #3901 Naples, FL	2.0	2.0	2058	$7,000	$3.40	23d	1	0.86mi
4681 Rio Poco Ct Naples, FL	3.0	2.0	1547	$3,000	$1.94	23d	1	0.98mi
6941 Hunters Rd Naples, FL	4.0	2.0	1866	$7,500	$4.02	23d	1	1.05mi
1190 Reserve Way #304 Naples, FL	2.0	2.0	1059	$2,900	$2.74	23d	1	1.19mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	912	$1,990	$2.18	13d	3	1.20mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	954	$2,000	$2.10	23d	2	1.20mi
1220 Reserve Way #305 Naples, FL	2.0	2.0	1059	$1,950	$1.84	23d	1	1.23mi
1154 Augusta Falls Way Unit 1520030P Naples, FL	3.0	2.0	1819	$4,426	$2.43	13d	1	1.23mi
3687 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,000	$2.98	23d	1	1.25mi
1205 Reserve Way #302 Naples, FL	3.0	2.0	1239	$2,300	$1.86	13d	1	1.30mi
3664 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,500	$3.27	23d	1	1.31mi
1303 Verde Dr Unit 1603 Naples, FL	3.0	2.0	1877	$2,500	$1.33	13d	1	1.41mi

HOA detail condo

• Monthly dues: $902 · $10,824/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $520,000 Active 37 DOM
2. 2026-06-17
   days on market $520,000 Active 36 DOM
3. 2026-06-16
   days on market $520,000 Active 35 DOM
4. 2026-06-15
   days on market $520,000 Active 34 DOM
5. 2026-06-14
   days on market $520,000 Active 32 DOM
6. 2026-06-10
   days on market $520,000 Active 29 DOM
7. 2026-06-09
   days on market $520,000 Active 28 DOM
8. 2026-06-08
   days on market $520,000 Active 27 DOM
9. 2026-06-07
   days on market $520,000 Active 26 DOM
10. 2026-06-03
    days on market $520,000 Active 22 DOM
11. 2026-06-02
    days on market $520,000 Active 21 DOM
12. 2026-06-01
    days on market $520,000 Active 20 DOM
13. 2026-05-31
    days on market $520,000 Active 19 DOM
14. 2026-05-30
    days on market $520,000 Active 18 DOM
15. 2026-05-12
    listed $520,000 Active
16. 2026-01-08
    listed $3,500
17. 2026-01-08
    historical $3,500
18. 2025-07-18
    listed $3,500
19. 2025-07-14
    historical $3,300
20. 2025-07-14
    historical
21. 2025-05-13
    listed $3,300
22. 2025-04-17
    historical $3,300
23. 2024-10-17
    price $3,300
24. 2024-07-31
    listed $600,000 Active
25. 2024-07-25
    listed $3,500
26. 2024-04-17
    historical
27. 2024-02-29
    listed $575,000 Active
28. 2017-09-28
    historical
29. 2017-08-18
    price $227,500
30. 2017-06-16
    price $229,500
31. 2017-06-16
    status Active
32. 2017-06-16
    historical
33. 2017-05-29
    price $239,500
34. 2017-03-28
    price $245,000
35. 2017-01-25
    price $259,900
36. 2016-05-13
    price $270,000
37. 2015-12-31
    listed $285,000 Active
38. 2013-03-20
    soldstatus $170,000
39. 2013-03-20
    soldstatus $170,000
40. 2013-01-15
    listed $179,000
41. 1993-04-27
    soldstatus $156,500

ⓘ 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: $3,331 · $278/mo
• Projected year-2 tax: $4,316 · $360/mo
• Expected delta: +$985/yr (+$82/mo · 29.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 24 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: $60,195
• − Mortgage interest: −$29,128
• − Property taxes: −$3,331
• − Insurance: −$2,600
• − Repairs & maintenance: −$4,816
• − Management: −$4,816
• − HOA: −$10,824
• − Depreciation: −$15,127
• Taxable loss: −$10,446
• Est. tax savings @ 24.0%: +$2,507
• After-tax cash flow: $583/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 — 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

• Census place: Vineyards, FL
• 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

+232.3% since first listed

27 events — show timeline

• 2026-05-12 Listed $520,000 NAPLESMLS
• 2026-01-08 Listed for Rent $3,500 FGCMLS
• 2026-01-08 Rental Removed $3,500 NAPLESMLS
• 2025-07-18 Listed for Rent $3,500 NAPLESMLS
• 2025-07-14 Rental Removed $3,300 NAPLESMLS
• 2025-07-14 Listing Removed — NAPLESMLS
• 2025-05-13 Listed for Rent $3,300 NAPLESMLS
• 2025-04-17 Rental Removed $3,300 NAPLESMLS
• 2024-10-17 Price Changed $3,300 NAPLESMLS
• 2024-07-31 Listed $600,000 NAPLESMLS
• 2024-07-25 Listed for Rent $3,500 NAPLESMLS
• 2024-04-17 Listing Removed — NAPLESMLS
• 2024-02-29 Listed $575,000 NAPLESMLS
• 2017-09-28 Listing Removed — NAPLESMLS
• 2017-08-18 Price Changed $227,500 NAPLESMLS
• 2017-06-16 Price Changed $229,500 NAPLESMLS
• 2017-06-16 Relisted — NAPLESMLS
• 2017-06-16 Listing Removed — NAPLESMLS
• 2017-05-29 Price Changed $239,500 NAPLESMLS
• 2017-03-28 Price Changed $245,000 NAPLESMLS
• 2017-01-25 Price Changed $259,900 NAPLESMLS
• 2016-05-13 Price Changed $270,000 NAPLESMLS
• 2015-12-31 Listed $285,000 NAPLESMLS
• 2013-03-20 Sold (Public Records) $170,000 Public Records
• 2013-03-20 Sold (MLS) $170,000 NAPLESMLS
• 2013-01-15 Listed $179,000 NAPLESMLS
• 1993-04-27 Sold (Public Records) $156,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,331 · +3.9% YoY. Source: county tax records.