6680 Beach Resort Dr #1201 · Winding Cypress, FL 34114

$335,000

2 bd · 2.0 ba · 1,351 sqft · Condo · 98 Days on market

Built 1998 Good condition $583/mo HOA · 14% of rent ↓ 7% since listing

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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 +21.4/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0

Listing remarks

First floor, corner unit, turnkey furnished, 2 bedrooms + 2 bathrooms with tile floors throughout. Comes with 1 detached garage. Enjoy the gorgeous Southwest Florida weather this season with indoor-outdoor living as you relax on the spacious lanai with a peaceful lake and waterfall view. Falling Waters Beach Resort is one of Naples' most desirable communities, with its 600’ lazy river pool, tennis, pickle ball, bocce ball and a separate lap pool. Residents can partake in social activities at the clubhouse. This neighborhood is located ideally between downtown Naples and Marco Island. There are grocery stores, restaurants and shops across the street and the beach is a straight drive do

Key facts

• Tennis
• Turnkey furnished
• Corner unit

Tags

• CORNER UNIT
• TURNKEY FURNISHED
• SPACIOUS LANAI
• LAKE AND WATERFALL VIEW
• LAZY RIVER POOL
• TENNIS

Property features AI

Finance

• Other: Part of a complex with 498 units and 16 units in this building; Single-floor unit; Unit number 1201; Restrictions: deeded, no commercial use, no RV
• Financial info: Condo documents referenced for lot dimensions and details
• HOA & community: Mandatory HOA (professional management); Quarterly condo fee; Quarterly condo fee listed; Maintenance covers cable, internet/Wi-Fi, irrigation water, legal/accounting, manager, master association fee, trash removal; Community amenities include beach club access, clubhouse, community pool, community spa/hot tub, pickleball, community room, underground utilities, streetlight; Total annual recurring fees listed; One-time fees listed

Exterior

• Parking: Detached 1-car garage
• Security: Gated community; Streetlighting
• Utilities: Central water; Central sewer; Underground utilities; Cable available
• Home design: Residential property; Low-rise building (1–3 stories); Carriage/coach style; Corner/end unit; Rear exposure faces south; Located in Falling Waters Beach Resort
• Construction: Built in 1998; Concrete block and poured concrete construction; Stucco exterior; Tile roof; Single-hung windows; Foundation information not specified
• Exterior features: Water feature / lake view; Water display; Corner lot / end-unit; Shutters (manual)

Interior

• Kitchen: Electric cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator / icemaker; Pantry
• Bedrooms: 2 bedrooms; First-floor bedroom; Split bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Heat pump; Zoned heating; Heat pump cooling; Exhaust fan; Cable available
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Laundry tub; Pantry; Smoke detectors; Walk-in closet; Breakfast room / dining (living); Furnished
• Laundry & utility: Washer and dryer included; Laundry tub; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $70 ($840/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $305k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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 Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Zoned-school proficiency averages 46% at this address vs 58% district-wide (-12 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); 905 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $4,297/mo this rent would consume 58% 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 $2k of loan paydown is wiped out by about $5k 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 98 days — a 9% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

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 $304,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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. 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: 1.28% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 6.5

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: -6.7%
• Equity multiple: 0.72×
• Total profit: $-26,374
• Equity at exit: $73,202

10-year hold

• IRR: 1.1%
• Equity multiple: 1.10×
• Total profit: $9,331
• Equity at exit: $70,514

Cash invested: $93,800 (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: 905
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $4,297 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$583
• Vacancy / Maint / Mgmt: −$902
• Net cashflow: $70

Break-even live

Break-even rent $4,208

Max offer price $335,000

Occupancy floor 93%

Sensitivity live

Price	-10% $302	-5% $186	+0% $70	+5% $-46	+10% $-162
Rent	-10% $-269	-5% $-100	+0% $70	+5% $240	+10% $409
Rate	-1.0pp $239	-0.5pp $155	base $70	+0.5pp $-17	+1.0pp $-105

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	16d	1	0.01mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	16d	2	0.12mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	26d	1	0.12mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	16d	1	0.16mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	16d	1	0.39mi
7052 Live Oak Dr Naples, FL	2.0	2.0	1685	$9,000	$5.34	26d	1	0.46mi
9175 Celeste Dr Unit 105 Naples, FL	2.0	2.0	1000	$2,000	$2.00	26d	1	0.69mi
9187 Celeste Dr Unit 1073494P Naples, FL	2.0	2.0	1399	$2,979	$2.13	16d	1	0.69mi
9159 Delano St #9905 Naples, FL	3.0	2.0	1770	$4,995	$2.82	26d	1	0.71mi
9155 Delano St Unit 1545913P Naples, FL	3.0	2.0	1797	$3,871	$2.15	16d	1	0.72mi
9151 Delano St #9702 Naples, FL	3.0	2.5	1733	$2,650	$1.53	16d	1	0.73mi
9165 Celeste Dr Unit 3-303 Naples, FL	2.0	2.0	1000	$6,500	$6.50	26d	1	0.73mi
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	16d	1	0.78mi
9111 Capistrano St S #8303 Naples, FL	2.0	2.5	1432	$7,500	$5.24	26d	1	0.82mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	26d	1	0.83mi
9118 Chula Vista St #12002 Naples, FL	2.0	2.5	1531	$4,200	$2.74	26d	1	0.83mi
9115 Capistrano St S #8207 Naples, FL	2.0	2.5	1494	$6,000	$4.02	26d	1	0.84mi
9109 Yuba Ln Unit 80 Naples, FL	3.0	2.5	1729	$3,900	$2.26	26d	1	0.88mi
9102 Capistrano St S Unit 72-3 Naples, FL	2.0	2.5	1520	$6,500	$4.28	26d	1	0.89mi
22 Cypress View Dr Unit B22 Naples, FL	2.0	2.0	1534	$7,000	$4.56	26d	1	0.90mi
9102 Chula Vista St #11302 Naples, FL	2.0	2.5	1531	$2,695	$1.76	23d	1	0.90mi
9092 Chula Vista St #11003 Naples, FL	2.0	2.0	1404	$6,850	$4.88	26d	1	0.93mi
9081 Albion Ln S #6505 Naples, FL	2.0	2.0	1225	$7,500	$6.12	26d	1	0.93mi
9088 Chula Vista St Unit 108-3 Naples, FL	2.0	2.0	1404	$5,700	$4.06	26d	1	0.94mi
1171 Tranquil Brook Dr Naples, FL	2.0	2.0	1503	$4,500	$2.99	16d	1	0.96mi
9066 Albion Ln N #5106 Naples, FL	3.0	2.5	1715	$6,500	$3.79	23d	1	0.97mi
9071 Albion Ln N #5706 Naples, FL	2.0	2.5	1441	$2,200	$1.53	26d	1	0.97mi
9072 Rialto St #6302 Naples, FL	3.0	2.0	1771	$8,250	$4.66	23d	1	0.98mi
1276 Enbrook Loop Naples, FL	2.0	2.0	1503	$5,000	$3.33	26d	1	0.98mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	26d	1	0.99mi
9076 Rialto St Unit 62 Naples, FL	3.0	2.5	1624	$7,500	$4.62	26d	1	1.00mi
9073 Rialto St #6002 Naples, FL	3.0	2.0	1771	$7,500	$4.23	26d	1	1.00mi
8965 Malibu Ln #802 Naples, FL	3.0	2.0	1771	$6,595	$3.72	26d	1	1.01mi
9082 Capistrano St N Unit 48-5 Naples, FL	2.0	2.0	1227	$6,500	$5.30	26d	1	1.02mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	26d	1	1.04mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	26d	1	1.05mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	26d	1	1.06mi
9054 Capistrano St N #4003 Naples, FL	2.0	2.0	1385	$2,495	$1.80	26d	1	1.06mi
9054 Capistrano St N #4002 Naples, FL	3.0	2.0	1674	$6,000	$3.58	26d	1	1.06mi
2244 Yellowfin Cir Naples, FL	3.0	2.0	1655	$3,300	$1.99	16d	1	1.06mi

HOA detail condo

• Monthly dues: $583 · $6,996/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-23
   days on market $335,000 Active 98 DOM
2. 2026-06-21
   days on market $335,000 Active 97 DOM
3. 2026-06-18
   days on market $335,000 Active 94 DOM
4. 2026-06-17
   days on market $335,000 Active 93 DOM
5. 2026-06-16
   days on market $335,000 Active 92 DOM
6. 2026-06-15
   days on market $335,000 Active 91 DOM
7. 2026-06-14
   days on market $335,000 Active 89 DOM
8. 2026-06-10
   days on market $335,000 Active 86 DOM
9. 2026-06-09
   days on market $335,000 Active 85 DOM
10. 2026-06-08
    days on market $335,000 Active 84 DOM
11. 2026-06-07
    days on market $335,000 Active 83 DOM
12. 2026-06-03
    days on market $335,000 Active 79 DOM
13. 2026-06-03
    remarks 693-char remark
14. 2026-06-03
    listed $335,000 Active 78 DOM

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

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: $51,564
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$6,794
• − Repairs & maintenance: −$4,125
• − Management: −$4,125
• − HOA: −$6,996
• − Depreciation: −$9,745
• Taxable loss: −$4,011
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $1,803/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 · 1 photo

Good 75/100 Cosmetic rehab

This turnkey furnished condo is in good condition with a good curb appeal. It offers a peaceful lake view and is located in a desirable community. Minor exterior painting and updating the kitchen and smart home features would significantly enhance its value.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and resale value
• Both Replace outdoor furniture — Improves curb appeal and rental value
• Resale Upgrade kitchen appliances — Modernizes the space and appeals to buyers
• Both Install smart home features — Enhances convenience and appeal to both buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and resale value ↑
• Both Replace outdoor furniture — Improves curb appeal and rental value ↑
• Resale Upgrade kitchen appliances — Modernizes the space and appeals to buyers ↑
• Both Install smart home features — Enhances convenience and appeal to both buyers and renters ↑

ⓘ 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 — 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

-6.9% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $335,000 NAPLESMLS
• 2026-04-24 Price Changed $340,000 NAPLESMLS
• 2026-03-19 Price Changed $350,000 NAPLESMLS
• 2026-03-16 Listed $360,000 NAPLESMLS