3285 Lindsey Ln #2 · Vineyards, FL 34109

$299,500

3 bd · 2.5 ba · 1,437 sqft · Condo public records · 5 Days on market

Built 2003 $687/mo HOA · 23% 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 +8.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

Welcome to Cypress Glen Village, where charm, comfort, and location come together effortlessly. This beautifully updated 3-bedroom, 2.5-bath townhome has been thoughtfully redone and is truly move-in ready, offering a clean, refreshed feel throughout. Step inside to an open-concept layout filled with natural light, creating an inviting space for both everyday living and entertaining. The kitchen flows seamlessly into the main living area, making it functional and easy to enjoy. A convenient half bath is located on the main floor for guests. Upstairs, the spacious primary suite offers a private retreat with an en-suite bath and dual sinks, while two additional bedrooms provide flexibility fo

Key facts

• Two resident pools
• Private patio
• Charming balconies

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE PATIO
• CHARMING BALCONIES
• UPSTAIRS LAUNDRY AREA
• TWO RESIDENT POOLS
• TOP-RATED SCHOOLS

Property features AI

Finance

• Financial info: Pet policy: conditional (call); maximum pet weight 40 lbs
• HOA & community: Homeowners association with quarterly fee; Association amenities include clubhouse, pool, sidewalks, and management; Association fee covers management, cable TV, internet, irrigation water, legal/accounting, grounds maintenance, road maintenance, trash, and water; Community is non-gated with street lights; Community contains 120 units

Exterior

• Parking: Attached garage with garage door opener (1 covered space)
• Security: Fire sprinkler system; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities
• Home design: 2 stories; Entry level is 1; Resale property; Faces east; West exposure
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Deck; Open patio; Porch; Shutters (manual); Community pool

Interior

• Kitchen: Freezer; Disposal; Range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Dual sinks; Eat-in kitchen; Family/Dining room; Living/Dining room; Shower only with separate shower; Cable TV available; Window treatments; High-speed internet available; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (1.2% below list).
• Recommended offer: $252k (16.0% 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); Pine Ridge Middle School (math 74% / reading 70%, grade A, #52 of 571 statewide, top 10%, 832 students, 31% 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 30% FRL vs 55% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 71% at this address vs 58% district-wide (+13 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; 424 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 39% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $883 appreciation (0.3% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major flood risk; 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 $251,600 (16.0% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.29% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.67×
• Total profit: $-27,548
• Equity at exit: $91,408

10-year hold

• IRR: -2.8%
• Equity multiple: 0.71×
• Total profit: $-24,516
• Equity at exit: $113,487

Cash invested: $83,860 (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 34109

• Home prices YoY: 0.1%
• Rents YoY: 0.9%
• Active inventory: 424
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,960 high
• Mortgage (P&I): −$1,571
• Tax from tax record: −$227 /mo · $2,728/yr
• Insurance: −$125
• HOA: −$687
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-271

Break-even live

Break-even rent $3,303

Max offer price $251,600

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-186	+0% $-271	+5% $-356	+10% $-441
Rent	-10% $-505	-5% $-388	+0% $-271	+5% $-154	+10% $-37
Rate	-1.0pp $-120	-0.5pp $-195	base $-271	+0.5pp $-349	+1.0pp $-428

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3304 Lisa Ln Unit 102 Naples, FL	2.0	2.5	1272	$2,350	$1.85	15d	1	0.04mi
3268 Amanda Ln #3 Naples, FL	3.0	2.5	1437	$2,350	$1.64	15d	1	0.10mi
3250 Cypress Glen Way Naples, FL	2.0	2.0	1191	$3,488	$2.93	25d	2	0.14mi
3250 Cypress Glen Way Naples, FL	2.0	2.0	1242	$3,300	$2.66	23d	3	0.14mi
3225 Cypress Glen Way #105 Naples, FL	2.0	2.0	1191	$2,900	$2.43	25d	1	0.18mi
3255 Tamara Dr #4 Naples, FL	3.0	2.5	1437	$2,500	$1.74	15d	1	0.19mi
5301 Summerwind Dr Naples, FL	1.0–2.0	1.0–2.0	836	$1,864	$2.23	15d	12	0.38mi
3105 La Costa Cir Naples, FL	1.0–3.0	1.0–2.0	1050	$2,235	$2.13	15d	20	0.43mi
13466 Sumter Ln Naples, FL	3.0	2.0	1837	$8,700	$4.74	25d	1	0.74mi
13441 Coronado Dr Naples, FL	3.0	2.0	1837	$10,000	$5.44	25d	1	0.76mi
12832 Brynwood Way Naples, FL	3.0	2.0	1714	$5,250	$3.06	15d	1	0.78mi
13435 Silktail Dr Naples, FL	2.0	2.0	1837	$8,950	$4.87	25d	1	0.79mi
12914 Brynwood Preserve Ln Naples, FL	2.0	2.0	1720	$7,000	$4.07	25d	1	0.79mi
13423 Silktail Dr Naples, FL	2.0	2.0	1831	$2,200	$1.20	25d	1	0.81mi
6654 Tannin Ln Unit B Naples, FL	2.0	2.0	1441	$3,100	$2.15	25d	1	0.86mi
13379 Silktail Dr Naples, FL	3.0	2.0	1837	$4,400	$2.40	25d	1	0.86mi
2602 Fountain View Cir Naples, FL	1.0–2.0	1.0–2.0	995	$2,277	$2.29	15d	41	0.88mi
1860 Bald Eagle Dr Unit 403B Naples, FL	2.0	2.0	1325	$3,000	$2.26	15d	1	0.97mi
1105 Reserve Ct #307 Naples, FL	3.0	2.0	1239	$1,995	$1.61	15d	1	0.99mi
1105 Reserve Ct #206 Naples, FL	2.0	2.0	1100	$2,000	$1.82	15d	1	0.99mi
1115 Reserve Ct Unit 2 Naples, FL	2.0	2.0	1100	$1,800	$1.64	15d	1	1.00mi
1629 Spoonbill Ln Unit 1629-A Naples, FL	2.0	2.0	1250	$2,000	$1.60	15d	1	1.03mi
1554 Oyster Catcher Pt Unit C Naples, FL	2.0	2.0	1124	$2,900	$2.58	25d	1	1.08mi
1256 Carpazi Ct Unit 502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	15d	1	1.09mi
1256 Carpazi Ct #502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	25d	1	1.09mi
501 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	919	$2,300	$2.50	15d	1	1.09mi
1545 Oyster Catcher Pt Unit A Naples, FL	2.0	2.0	1124	$2,200	$1.96	15d	1	1.12mi
6941 Hunters Rd Naples, FL	4.0	2.0	1866	$7,500	$4.02	25d	1	1.13mi
1170 Reserve Way #205 Naples, FL	2.0	1.0	894	$1,700	$1.90	25d	1	1.17mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	912	$1,990	$2.18	15d	3	1.18mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	954	$2,000	$2.10	25d	2	1.18mi
2277 Arbour Walk Cir Naples, FL	1.0–2.0	1.0–2.0	937	$2,540	$2.71	15d	25	1.20mi
1205 Reserve Way #302 Naples, FL	3.0	2.0	1239	$2,300	$1.86	15d	1	1.20mi
499 Forest Lakes Blvd #105 Naples, FL	2.0	2.0	919	$1,950	$2.12	15d	1	1.21mi
7030 Lone Oak Blvd Naples, FL	3.0	2.0	1700	$6,400	$3.76	15d	1	1.21mi
3308 Europa Dr #30 Naples, FL	2.0	2.0	1205	$5,500	$4.56	25d	1	1.22mi
1235 Reserve Way Naples, FL	2.0	1.0	894	$2,300	$2.57	25d	1	1.22mi
1235 Reserve Way #103 Naples, FL	2.0	1.0	894	$1,995	$2.23	15d	1	1.22mi
1190 Reserve Way #304 Naples, FL	2.0	2.0	1059	$2,900	$2.74	25d	1	1.23mi
1220 Reserve Way #305 Naples, FL	2.0	2.0	1059	$1,950	$1.84	25d	1	1.23mi

HOA detail condo

• Monthly dues: $687 · $8,244/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-31
   remarks 699-char remark
2. 2026-05-31
   listed $299,500 Pending 5 DOM

ⓘ 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: $2,728 · $227/mo
• Projected year-2 tax: $2,728 · $227/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $35,523
• − Mortgage interest: −$16,777
• − Property taxes: −$2,728
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,842
• − Management: −$2,842
• − HOA: −$8,244
• − Depreciation: −$8,713
• Taxable loss: −$8,120
• Est. tax savings @ 24.0%: +$1,949
• After-tax cash flow: $-1,305/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

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,273
• Household income: $92,259
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1712.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 5% 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: ▲ 0.29%
• Current HPI: 279.357
• Rent YoY: ▲ 0.92%
• 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

+33.1% since first listed

4 events — show timeline

• 2026-05-02 Pending — FORTMLS
• 2026-04-27 Listed $299,500 FORTMLS
• 2005-07-05 Sold (Public Records) $307,500 Public Records
• 2005-01-10 Sold (Public Records) $225,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,728 · +1.0% YoY. Source: county tax records.