6750 Beach Resort Dr #1907 · Winding Cypress, FL 34114

$430,000

2 bd · 2.0 ba · 1,351 sqft · Condo public records · 226 Days on market

Built 2000 $658/mo HOA · 16% 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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Appreciation +4.3/10.0
• DSCR +3.9/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Stunning Turnkey Condo! Step into luxury with this completely renovated 2-bedroom, 2 - bath condo that perfectly blends modern elegance and coastal charm. Spacious living area that features electric fireplace, freshly painted neutral tones, luxury vinyl flooring that flows seamlessly throughout. Upgraded kitchen with modern cabinetry, Quartz counter tops, Designer finishing's, both bathrooms have been beautifully updated. Relax on your private lanai and take in the stunning water view & fountain, outdoor kitchen, storm shutters, 11 ft. ceilings, One car garage right outside your Condo. Enjoy a Resort lifestyle, amenities include Lazy River Pool, club house, lap pool, pickle ball, tenn

Key facts

• Stunning water view
• Upgraded kitchen
• Completely renovated

Tags

• COMPLETELY RENOVATED
• ELECTRIC FIREPLACE
• UPGRADED KITCHEN
• QUARTZ COUNTER TOPS
• PRIVATE LANAI
• STUNNING WATER VIEW

Property features AI

Finance

• Other: Private road access; Lake waterfront view; Central irrigation
• Financial info: Suitable for single-unit ownership in a larger complex (1 unit per floor; building has 16 units; complex has 424 units)
• HOA & community: Mandatory HOA (professional management); Quarterly HOA fee; HOA covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fee, exterior pest control, recreation facilities, reserves, sewer, street lights, trash removal and water; Community amenities include clubhouse, community pool, community room, dog park, internet access, pickleball, tennis court and streetlights; Gated community; Total annual recurring fees listed

Exterior

• Parking: Detached 1-car garage; Paved driveway; Guest parking
• Security: Gated community; Entry keypad
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise (1-3) building; 2-story building; Rear exposure faces south; Zero lot line
• Construction: Concrete block construction; Built in 2000
• Exterior features: Outdoor kitchen; Patio; Pond; Impact resistant windows and sliding windows; Impact resistant doors; Manual shutters; Stucco exterior; Tile roof; Gated community; Entry keypad

Interior

• Kitchen: Cooktop - Electric; Self-cleaning oven; Dishwasher; Disposal; Microwave; Refrigerator/Icemaker
• Bedrooms: 2 bedrooms; Master bedroom on ground level; Split bedroom floor plan
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Fireplace; Laundry tub; Walk-in closet; Window coverings; Great room; Screened lanai/porch; Turnkey furnished; 5 ceiling fans; Breakfast bar; Dining (living); Eat-in kitchen; Laundry in residence (washer and dryer included)
• Laundry & utility: Washer; Dryer; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $430k.

Deal economics

• At list price, monthly cash flow is $-458 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $349k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $424k (1.5% below list).
• Recommended offer: $349k (18.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 54% FRL track the district average.
• Zoned-school proficiency averages 40% at this address vs 58% district-wide (-18 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 900 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); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,235/mo this rent would consume 57% of the median local household income ($89k/yr) (locally 550% 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 (-1.5%/yr); year-one equity from $3k of loan paydown is wiped out by about $6k 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 226 days — a 12% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask is 15536% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $349,072 (18.8% 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 226 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.98% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 3.21% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.42×
• Total profit: $-69,329
• Equity at exit: $93,961

10-year hold

• IRR: -6.5%
• Equity multiple: 0.45×
• Total profit: $-66,207
• Equity at exit: $90,510

Cash invested: $120,400 (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 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 900
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $4,235 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$285 /mo · $3,422/yr
• Insurance: −$179
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$658
• Vacancy / Maint / Mgmt: −$889
• Net cashflow: $-458

Break-even live

Break-even rent $4,815

Max offer price $349,072

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-336	+0% $-458	+5% $-580	+10% $-702
Rent	-10% $-793	-5% $-625	+0% $-458	+5% $-291	+10% $-124
Rate	-1.0pp $-242	-0.5pp $-349	base $-458	+0.5pp $-570	+1.0pp $-683

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	24d	1	0.01mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	14d	2	0.01mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	14d	1	0.10mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	0.12mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	0.30mi
7052 Live Oak Dr Naples, FL	2.0	2.0	1685	$9,000	$5.34	24d	1	0.54mi
9175 Celeste Dr Unit 105 Naples, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	0.63mi
9187 Celeste Dr Unit 1073494P Naples, FL	2.0	2.0	1399	$2,979	$2.13	14d	1	0.63mi
9159 Delano St #9905 Naples, FL	3.0	2.0	1770	$4,995	$2.82	24d	1	0.68mi
9165 Celeste Dr Unit 3-303 Naples, FL	2.0	2.0	1000	$6,500	$6.50	24d	1	0.68mi
9155 Delano St Unit 1545913P Naples, FL	3.0	2.0	1797	$3,871	$2.15	14d	1	0.69mi
9151 Delano St #9702 Naples, FL	3.0	2.5	1733	$2,650	$1.53	14d	1	0.70mi
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	14d	1	0.76mi
22 Cypress View Dr Unit B22 Naples, FL	2.0	2.0	1534	$7,000	$4.56	24d	1	0.77mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	24d	1	0.79mi
9111 Capistrano St S #8303 Naples, FL	2.0	2.5	1432	$7,500	$5.24	24d	1	0.80mi
9118 Chula Vista St #12002 Naples, FL	2.0	2.5	1531	$4,200	$2.74	24d	1	0.80mi
9115 Capistrano St S #8207 Naples, FL	2.0	2.5	1494	$6,000	$4.02	24d	1	0.82mi
9109 Yuba Ln Unit 80 Naples, FL	3.0	2.5	1729	$3,900	$2.26	24d	1	0.86mi
9102 Chula Vista St #11302 Naples, FL	2.0	2.5	1531	$2,695	$1.76	21d	1	0.88mi
9102 Capistrano St S Unit 72-3 Naples, FL	2.0	2.5	1520	$6,500	$4.28	24d	1	0.88mi
9092 Chula Vista St #11003 Naples, FL	2.0	2.0	1404	$6,850	$4.88	24d	1	0.90mi
9088 Chula Vista St Unit 108-3 Naples, FL	2.0	2.0	1404	$5,700	$4.06	24d	1	0.92mi
9081 Albion Ln S #6505 Naples, FL	2.0	2.0	1225	$7,500	$6.12	24d	1	0.92mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	24d	1	0.93mi
1171 Tranquil Brook Dr Naples, FL	2.0	2.0	1503	$4,500	$2.99	14d	1	0.95mi
9072 Rialto St #6302 Naples, FL	3.0	2.0	1771	$8,250	$4.66	21d	1	0.96mi
9066 Albion Ln N #5106 Naples, FL	3.0	2.5	1715	$6,500	$3.79	21d	1	0.97mi
9071 Albion Ln N #5706 Naples, FL	2.0	2.5	1441	$2,200	$1.53	24d	1	0.97mi
1276 Enbrook Loop Naples, FL	2.0	2.0	1503	$5,000	$3.33	24d	1	0.97mi
9076 Rialto St Unit 62 Naples, FL	3.0	2.5	1624	$7,500	$4.62	24d	1	0.98mi
9073 Rialto St #6002 Naples, FL	3.0	2.0	1771	$7,500	$4.23	24d	1	0.99mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	1.00mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	1.01mi
8965 Malibu Ln #802 Naples, FL	3.0	2.0	1771	$6,595	$3.72	24d	1	1.01mi
9082 Capistrano St N Unit 48-5 Naples, FL	2.0	2.0	1227	$6,500	$5.30	24d	1	1.01mi
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	24d	1	1.03mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	24d	1	1.07mi
9054 Capistrano St N #4003 Naples, FL	2.0	2.0	1385	$2,495	$1.80	24d	1	1.07mi
9054 Capistrano St N #4002 Naples, FL	3.0	2.0	1674	$6,000	$3.58	24d	1	1.07mi

HOA detail condo

• Monthly dues: $658 · $7,896/yr
• Likely covers: waterelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-05-31
   days on market $430,000 Active 226 DOM
2. 2026-05-30
   days on market $430,000 Active 225 DOM
3. 2026-05-14
   price $2,500
4. 2026-04-24
   listed $2,750
5. 2026-04-15
   price $430,000
6. 2026-04-15
   price $439,000
7. 2026-02-09
   historical $3,900
8. 2026-01-08
   listed $3,900
9. 2026-01-08
   historical $3,900
10. 2025-10-17
    listed $449,500 Active
11. 2025-05-31
    historical
12. 2025-03-24
    status Active
13. 2025-02-09
    listed $3,900
14. 2025-02-09
    historical $3,900
15. 2025-01-15
    historical
16. 2024-11-30
    listed $450,000 Active
17. 2024-09-26
    price $3,900
18. 2024-05-23
    listed $5,100
19. 2024-04-09
    historical
20. 2024-01-30
    price $490,000
21. 2023-12-05
    price $510,000
22. 2023-11-03
    price $539,000
23. 2023-10-14
    price $549,000
24. 2023-10-10
    listed $539,000 Active
25. 2023-06-29
    soldstatus $422,444
26. 2000-07-20
    soldstatus $120,400

ⓘ 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: $3,422 · $285/mo
• Projected year-2 tax: $3,569 · $297/mo
• Expected delta: +$147/yr (+$12/mo · 4.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $50,821
• − Mortgage interest: −$24,087
• − Property taxes: −$3,422
• − Insurance: −$7,268
• − Repairs & maintenance: −$4,066
• − Management: −$4,066
• − HOA: −$7,896
• − Depreciation: −$12,509
• Taxable loss: −$12,493
• Est. tax savings @ 24.0%: +$2,998
• After-tax cash flow: $-2,499/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 — Winding Cypress

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 23,559
• Household income: $89,334
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 550.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 5% Romanian 4% Lithuanian 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -1.48%
• Current HPI: 266.5545
• Rent YoY: ▲ 3.21%
• 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

-97.9% since first listed

24 events — show timeline

• 2026-05-14 Price Changed $2,500 FORTMLS
• 2026-04-24 Listed for Rent $2,750 FORTMLS
• 2026-04-15 Price Changed $430,000 NAPLESMLS
• 2026-04-15 Price Changed $439,000 NAPLESMLS
• 2026-02-09 Rental Removed $3,900 FGCMLS
• 2026-01-08 Listed for Rent $3,900 FGCMLS
• 2026-01-08 Rental Removed $3,900 NAPLESMLS
• 2025-10-17 Listed $449,500 NAPLESMLS
• 2025-05-31 Listing Removed — FORTMLS
• 2025-03-24 Relisted — FORTMLS
• 2025-02-09 Listed for Rent $3,900 NAPLESMLS
• 2025-02-09 Rental Removed $3,900 NAPLESMLS
• 2025-01-15 Listing Removed — FORTMLS
• 2024-11-30 Listed $450,000 FORTMLS
• 2024-09-26 Price Changed $3,900 NAPLESMLS
• 2024-05-23 Listed for Rent $5,100 NAPLESMLS
• 2024-04-09 Listing Removed — FORTMLS
• 2024-01-30 Price Changed $490,000 FORTMLS
• 2023-12-05 Price Changed $510,000 FORTMLS
• 2023-11-03 Price Changed $539,000 FORTMLS
• 2023-10-14 Price Changed $549,000 FORTMLS
• 2023-10-10 Listed $539,000 FORTMLS
• 2023-06-29 Sold (Public Records) $422,444 Public Records
• 2000-07-20 Sold (Public Records) $120,400 Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,422 · -4.8% YoY. Source: county tax records.