6025 Chardonnay Ln #102 · Vineyards, FL 34119

$249,900

2 bd · 2.0 ba · 1,414 sqft · Condo public records · 36 Days on market

Built 1990 $1133/mo HOA · 29% of rent

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Why this score? — see what drove the C 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 +20.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated seller!! Welcome to Your Dream Home on the Green! This beautifully maintained 2-bedroom, 2-bathroom first-floor condo combines comfort, convenience, and stunning golf course views—all in the heart of Naples’ sought-after Vineyards community. Step inside to find a light-filled, open layout with two screened-in lanais—one off the kitchen and another off the primary bedroom and living area—offering serene fairway views and breezy indoor-outdoor living. The spacious primary suite is a true retreat, featuring elegant bay windows that flood the room with natural light and frame peaceful vistas of the course. For added peace of mind, the unit comes equipped with s

Key facts

• Storm shutters
• Golf course views
• Screened-in lanais

Tags

• GOLF COURSE VIEWS
• SCREENED-IN LANAIS
• STORM SHUTTERS
• PROXIMITY TO SHOPPING CENTER
• PROXIMITY TO HOSPITAL
• ACCESS TO GOLF COURSES

Property features AI

Finance

• Other: Sixty units in the complex; twelve units in the building; one floor
• HOA & community: Mandatory condo association; Quarterly condo fee ($3,399); Total annual recurring HOA fees $13,596; total one-time fees $150; Condo-managed community; HOA maintenance covers cable, internet/WiFi, irrigation water, lawn/land maintenance, master association fee, exterior pest control, trash removal, and water; Community amenities include clubhouse, community pool and spa/hot tub, tennis and basketball courts, BBQ/picnic area, bike and jog paths, bike storage, community park, extra storage, golf course access, private membership options, internet access, and underground utilities; Non-gated community

Exterior

• Parking: 1 assigned parking space; Attached 1-car carport
• Utilities: Central water (assessment paid); Central sewer; Cable available
• Home design: Residential low-rise (1-3) contemporary building; Built in 1990; Zero lot line; Rear exposure faces north; Located in The Vineyards development (Sub-condo: Chardonnay, Building 6025)
• Construction: Concrete block construction
• Exterior features: Storage; Water display; Bay and single-hung windows; Electric and manual shutters; Stucco exterior; Tile roof

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer; Eat-in kitchen
• Bedrooms: 2 bedrooms with a split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and separate tub and shower
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: Cable prewire and high-speed internet available; Pantry; Smoke detectors; Walk-in closet; Wet bar; Window coverings; Screened lanai/porch; Common elevator
• Laundry & utility: Laundry in residence; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.

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: Naples Park Elementary School (math 67% / reading 57%, grade B, #608 of 2,144 statewide, top 29%, 395 students, 48% 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 37% FRL vs 55% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.5%/yr); 586 active listings in the ZIP; 39 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).
• This rent runs 42% 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 $7k 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 36 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y ago; this cycle's ask is 11285% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $170k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: 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 $242,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.57% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 5.3

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: -12.5%
• Equity multiple: 0.57×
• Total profit: $-30,136
• Equity at exit: $37,261

10-year hold

• IRR: -12.4%
• Equity multiple: 0.42×
• Total profit: $-40,617
• Equity at exit: $21,607

Cash invested: $69,972 (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: 5.3×

Monthly cashflow live

• Estimated rent: $3,927 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$222 /mo · $2,668/yr
• Insurance: −$104
• HOA: −$1,133
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $332

Break-even live

Break-even rent $3,506

Max offer price $249,900

Occupancy floor 87%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6025 Chardonnay Ln Unit 1Unit 102 Naples, FL	2.0	2.0	1414	$2,195	$1.55	23d	1	0.03mi
102 Tuscana Ct #901 Naples, FL	2.0	2.0	1631	$2,300	$1.41	23d	1	0.10mi
103 Tuscana Ct #1107 Naples, FL	2.0	2.0	1412	$5,000	$3.54	23d	1	0.12mi
104 Siena Way #1407 Naples, FL	2.0	2.0	1450	$7,000	$4.83	23d	1	0.17mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	23d	1	0.18mi
106 Siena Way #1508 Naples, FL	2.0	2.0	1414	$4,500	$3.18	23d	1	0.19mi
116 Fountain Cir Naples, FL	3.0	2.0	1561	$4,500	$2.88	23d	1	0.21mi
5950 Almaden Dr Naples, FL	3.0	2.0	1762	$6,500	$3.69	23d	1	0.23mi
230 Vintage Cir Unit A-404 Naples, FL	2.0	2.0	1290	$5,000	$3.88	13d	1	0.24mi
155 Vintage Cir #103 Naples, FL	2.0	2.0	1500	$5,000	$3.33	13d	1	0.27mi
210 Vintage Cir Unit C401 Naples, FL	3.0	2.0	1520	$6,500	$4.28	13d	1	0.31mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	13d	1	0.32mi
56 Silver Oaks Cir Unit 102 Naples, FL	2.0	2.0	1373	$4,500	$3.28	13d	1	0.32mi
89 Silver Oaks Cir #5103 Naples, FL	2.0	2.0	1373	$2,800	$2.04	21d	1	0.32mi
200 Vintage Cir Unit D304 Naples, FL	3.0	2.0	1492	$2,800	$1.88	13d	1	0.35mi
57 Silver Oaks Cir #13103 Naples, FL	2.0	2.0	1373	$5,000	$3.64	21d	1	0.36mi
271 Perignon Pl Unit 16-1 Naples, FL	2.0	2.0	1449	$2,700	$1.86	23d	1	0.52mi
6260 Bellerive Ave #402 Naples, FL	3.0	2.0	1708	$7,000	$4.10	21d	1	0.69mi
1190 Reserve Way #304 Naples, FL	2.0	2.0	1059	$2,900	$2.74	23d	1	0.72mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	954	$2,000	$2.10	23d	2	0.75mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	912	$1,990	$2.18	13d	3	0.75mi
1220 Reserve Way #305 Naples, FL	2.0	2.0	1059	$1,950	$1.84	23d	1	0.75mi
1170 Reserve Way #205 Naples, FL	2.0	1.0	894	$1,700	$1.90	23d	1	0.77mi
1235 Reserve Way #103 Naples, FL	2.0	1.0	894	$1,995	$2.23	13d	1	0.80mi
1235 Reserve Way Naples, FL	2.0	1.0	894	$2,300	$2.57	23d	1	0.80mi
1205 Reserve Way #302 Naples, FL	3.0	2.0	1239	$2,300	$1.86	13d	1	0.82mi
1299 Verde Dr Unit 1503 Naples, FL	3.0	2.0	1744	$4,200	$2.41	13d	1	0.92mi
1105 Reserve Ct #206 Naples, FL	2.0	2.0	1100	$2,000	$1.82	13d	1	1.03mi
1105 Reserve Ct #307 Naples, FL	3.0	2.0	1239	$1,995	$1.61	13d	1	1.03mi
1115 Reserve Ct Unit 2 Naples, FL	2.0	2.0	1100	$1,800	$1.64	13d	1	1.04mi
1256 Carpazi Ct Unit 502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	13d	1	1.11mi
1256 Carpazi Ct #502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	23d	1	1.11mi
580 El Camino Real #3805 Naples, FL	2.0	2.0	1772	$13,500	$7.62	23d	1	1.16mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	23d	1	1.18mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	21d	1	1.18mi
5460 Laurel Ridge Ln Naples, FL	3.0	2.0	1105	$2,400	$2.17	23d	4	1.36mi
12914 Brynwood Preserve Ln Naples, FL	2.0	2.0	1720	$7,000	$4.07	23d	1	1.38mi
5480 16th Pl SW #210 Naples, FL	2.0	2.0	1075	$2,200	$2.05	23d	1	1.47mi
12832 Brynwood Way Naples, FL	3.0	2.0	1714	$5,250	$3.06	13d	1	1.49mi

HOA detail condo

• Monthly dues: $1,133 · $13,596/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $249,900 Active 36 DOM
2. 2026-06-17
   days on market $249,900 Active 35 DOM
3. 2026-06-16
   days on market $249,900 Active 34 DOM
4. 2026-06-15
   days on market $249,900 Active 33 DOM
5. 2026-06-14
   days on market $249,900 Active 31 DOM
6. 2026-06-10
   days on market $249,900 Active 28 DOM
7. 2026-06-09
   days on market $249,900 Active 27 DOM
8. 2026-06-08
   days on market $249,900 Active 26 DOM
9. 2026-06-07
   days on market $249,900 Active 25 DOM
10. 2026-06-03
    days on market $249,900 Active 21 DOM
11. 2026-06-02
    days on market $249,900 Active 20 DOM
12. 2026-06-01
    days on market $249,900 Active 19 DOM
13. 2026-05-31
    days on market $249,900 Active 18 DOM
14. 2026-05-30
    days on market $249,900 Active 17 DOM
15. 2026-05-14
    historical $2,195
16. 2026-05-14
    listed $2,195
17. 2026-05-13
    listed $255,000 Active
18. 2026-05-11
    historical
19. 2026-04-07
    price $255,000
20. 2025-10-20
    status Active
21. 2025-09-03
    historical
22. 2025-06-27
    historical $2,195
23. 2025-06-27
    listed $2,195
24. 2025-05-12
    listed $275,000 Active
25. 2021-01-27
    historical
26. 2020-09-11
    listed $210,000 Active
27. 2018-09-16
    historical
28. 2018-07-20
    price $195,000
29. 2018-07-20
    listed $189,900 Active
30. 2016-05-23
    soldstatus $169,900 Sold
31. 2016-05-23
    soldstatus $169,900
32. 2016-05-10
    status Pending
33. 2016-04-25
    historical
34. 2016-04-20
    listed $169,900 Active
35. 2016-04-07
    historical
36. 2016-02-23
    price $175,000
37. 2016-01-25
    price $182,000
38. 2015-12-03
    price $189,000
39. 2015-10-09
    listed $192,000 Active
40. 2014-09-07
    historical
41. 2014-03-11
    listed $199,500
42. 1994-12-02
    soldstatus $130,000
43. 1992-11-01
    soldstatus $71,500

ⓘ 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: $2,668 · $222/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $47,123
• − Mortgage interest: −$13,998
• − Property taxes: −$2,668
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,770
• − Management: −$3,770
• − HOA: −$13,596
• − Depreciation: −$7,270
• Taxable income: $802
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $3,796/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

-96.9% since first listed

29 events — show timeline

• 2026-05-14 Rental Removed $2,195 FGCMLS
• 2026-05-14 Listed for Rent $2,195 FGCMLS
• 2026-05-13 Listed $255,000 NAPLESMLS
• 2026-05-11 Listing Removed — NAPLESMLS
• 2026-04-07 Price Changed $255,000 NAPLESMLS
• 2025-10-20 Relisted — NAPLESMLS
• 2025-09-03 Listing Removed — NAPLESMLS
• 2025-06-27 Rental Removed $2,195 NAPLESMLS
• 2025-06-27 Listed for Rent $2,195 NAPLESMLS
• 2025-05-12 Listed $275,000 NAPLESMLS
• 2021-01-27 Listing Removed — NAPLESMLS
• 2020-09-11 Listed $210,000 NAPLESMLS
• 2018-09-16 Listing Removed — NAPLESMLS
• 2018-07-20 Price Changed $195,000 NAPLESMLS
• 2018-07-20 Listed $189,900 NAPLESMLS
• 2016-05-23 Sold (Public Records) $169,900 Public Records
• 2016-05-23 Sold (MLS) $169,900 NAPLESMLS
• 2016-05-10 Pending — NAPLESMLS
• 2016-04-25 Listing Removed — NAPLESMLS
• 2016-04-20 Listed $169,900 NAPLESMLS
• 2016-04-07 Listing Removed — NAPLESMLS
• 2016-02-23 Price Changed $175,000 NAPLESMLS
• 2016-01-25 Price Changed $182,000 NAPLESMLS
• 2015-12-03 Price Changed $189,000 NAPLESMLS
• 2015-10-09 Listed $192,000 NAPLESMLS
• 2014-09-07 Listing Removed — NAPLESMLS
• 2014-03-11 Listed $199,500 NAPLESMLS
• 1994-12-02 Sold (Public Records) $130,000 Public Records
• 1992-11-01 Sold (Public Records) $71,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,668 · -1.2% YoY. Source: county tax records.