1310 Henley St #1902 · Vineyards, FL 34105

$329,000

2 bd · 2.0 ba · 1,536 sqft · Condo public records · 7 Days on market

Built 2005 $515/mo HOA · 13% 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 +21.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +6.8/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

V. 1626 - Lakeview first floor, located in desirable Central Naples, attached garage. Den can be used as 3rd bedroom. Gated community with community pool & spa. Condo fee includes lawn/land maintenance, no worries about yard work - while you enjoy the Naples lifestyle in this outstanding bargain.

Key facts

• Versatile den
• Community pool
• Spacious layout

Tags

• WELL-MAINTAINED CONDO
• VERSATILE DEN
• SPACIOUS LAYOUT
• GATED COMMUNITY SETTING
• BEAUTIFULLY MAINTAINED GROUNDS
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Mandatory HOA with professional management; Quarterly condo fee ($1,546); Total annual recurring fees $6,184 and one-time fees $400; HOA maintenance covers cable, insurance, irrigation water, lawn/land maintenance, exterior pest control, recreation facilities, repairs, reserves, sewer, street lights, street maintenance and water; Community amenities include community pool and community room

Exterior

• Parking: 1 assigned parking space; Attached 1-car garage
• Security: Gated
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential villa attached with traditional styling; Built in 2005; Rear exposure facing north; Part of STRATFORD PLACE / COVENTRY development; Two-story building (unit in a 2-floor building)
• Construction: Concrete block construction
• Exterior features: Stucco exterior; Tile roof; Single-hung and sliding windows; Gated community; Lake view/Waterfront on a lake; Zero lot line; Architectural plan measurements; Restrictions: Architectural, Deeded, Limited number of vehicles

Interior

• Kitchen: Cooktop; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: 2 bedrooms plus a den
• Flooring: Carpet; Tile
• 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: Cable prewire; Smoke detectors; Walk-in closet; Window coverings; Breakfast room and formal dining; Den (study); Guest room and guest bath; Laundry in residence; Unfurnished
• Laundry & utility: Washer and dryer in unit; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $329k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $329k).

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); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 29% FRL vs 55% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 58% district-wide (+12 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; 329 active listings in the ZIP; 39 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 $3,957/mo this rent would consume 51% of the median local household income ($92k/yr) (locally 780% 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 $2k of loan paydown is wiped out by about $10k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $115k; list at $329k implies a 187% 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 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-30,130
• Equity at exit: $49,055

10-year hold

• IRR: -3.2%
• Equity multiple: 0.81×
• Total profit: $-17,750
• Equity at exit: $28,446

Cash invested: $92,120 (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 34105

• Home prices YoY: -30.5%
• Rents YoY: 0.8%
• Active inventory: 329
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,957 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$258 /mo · $3,090/yr
• Insurance: −$137
• HOA: −$515
• Vacancy / Maint / Mgmt: −$831
• Net cashflow: $491

Break-even live

Break-even rent $3,335

Max offer price $329,000

Occupancy floor 83%

Sensitivity live

Price	-10% $677	-5% $584	+0% $491	+5% $398	+10% $305
Rent	-10% $179	-5% $335	+0% $491	+5% $647	+10% $804
Rate	-1.0pp $657	-0.5pp $575	base $491	+0.5pp $406	+1.0pp $319

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	24d	1	0.12mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	22d	1	0.12mi
12839 Carrington Cir Unit 8-102 Naples, FL	3.0	2.0	2063	$6,500	$3.15	24d	1	0.40mi
6542 Marbella Dr Naples, FL	3.0	2.5	2144	$6,250	$2.92	24d	1	0.40mi
1299 Verde Dr Unit 1503 Naples, FL	3.0	2.0	1744	$4,200	$2.41	14d	1	0.50mi
1303 Verde Dr Unit 1603 Naples, FL	3.0	2.0	1877	$2,500	$1.33	14d	1	0.52mi
1256 Carpazi Ct #502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	24d	1	0.55mi
1256 Carpazi Ct Unit 502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	14d	1	0.55mi
1205 Reserve Way #302 Naples, FL	3.0	2.0	1239	$2,300	$1.86	14d	1	0.65mi
1115 Reserve Ct Unit 2 Naples, FL	2.0	2.0	1100	$1,800	$1.64	14d	1	0.68mi
1220 Reserve Way #305 Naples, FL	2.0	2.0	1059	$1,950	$1.84	24d	1	0.69mi
1105 Reserve Ct #307 Naples, FL	3.0	2.0	1239	$1,995	$1.61	14d	1	0.69mi
1105 Reserve Ct #206 Naples, FL	2.0	2.0	1100	$2,000	$1.82	14d	1	0.69mi
1190 Reserve Way #304 Naples, FL	2.0	2.0	1059	$2,900	$2.74	24d	1	0.73mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	912	$1,990	$2.18	14d	3	0.74mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	954	$2,000	$2.10	24d	2	0.74mi
13078 Pembroke Dr Naples, FL	3.0	2.5	2024	$6,500	$3.21	24d	1	0.76mi
12914 Brynwood Preserve Ln Naples, FL	2.0	2.0	1720	$7,000	$4.07	24d	1	0.83mi
12902 Brynwood Preserve Ln Naples, FL	3.0	3.0	2100	$7,500	$3.57	24d	1	0.85mi
12832 Brynwood Way Naples, FL	3.0	2.0	1714	$5,250	$3.06	14d	1	0.87mi
3105 La Costa Cir Naples, FL	1.0–3.0	1.0–2.0	1050	$1,870	$1.78	14d	20	1.22mi
5460 Laurel Ridge Ln Naples, FL	3.0	2.0	1105	$2,400	$2.17	24d	4	1.22mi
104 Siena Way #1407 Naples, FL	2.0	2.0	1450	$7,000	$4.83	24d	1	1.25mi
106 Siena Way #1508 Naples, FL	2.0	2.0	1414	$4,500	$3.18	24d	1	1.26mi
103 Tuscana Ct #1107 Naples, FL	2.0	2.0	1412	$5,000	$3.54	24d	1	1.29mi
6025 Chardonnay Ln Unit 1Unit 102 Naples, FL	2.0	2.0	1414	$2,195	$1.55	24d	1	1.29mi
102 Tuscana Ct #901 Naples, FL	2.0	2.0	1631	$2,300	$1.41	24d	1	1.32mi
5480 16th Pl SW #210 Naples, FL	2.0	2.0	1075	$2,200	$2.05	24d	1	1.32mi
155 Vintage Cir #103 Naples, FL	2.0	2.0	1500	$5,000	$3.33	14d	1	1.34mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	14d	1	1.35mi
230 Vintage Cir Unit A-404 Naples, FL	2.0	2.0	1290	$5,000	$3.88	14d	1	1.37mi
3099 Lancaster Dr Unit 7-701 Naples, FL	2.0	2.0	2160	$10,000	$4.63	24d	1	1.37mi
210 Vintage Cir Unit C401 Naples, FL	3.0	2.0	1520	$6,500	$4.28	14d	1	1.42mi
200 Vintage Cir Unit D304 Naples, FL	3.0	2.0	1492	$2,800	$1.88	14d	1	1.44mi
116 Fountain Cir Naples, FL	3.0	2.0	1561	$4,500	$2.88	24d	1	1.45mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	24d	1	1.45mi
3255 Tamara Dr #4 Naples, FL	3.0	2.5	1437	$2,500	$1.74	14d	1	1.46mi
3250 Cypress Glen Way Naples, FL	2.0	2.0	1191	$3,488	$2.93	24d	2	1.49mi
3250 Cypress Glen Way Naples, FL	2.0	2.0	1242	$3,300	$2.66	22d	3	1.49mi

HOA detail condo

• Monthly dues: $515 · $6,180/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $329,000 Active 7 DOM
2. 2026-06-17
   days on market $329,000 Active 6 DOM
3. 2026-06-16
   days on market $329,000 Active 5 DOM
4. 2026-06-15
   days on market $329,000 Active 4 DOM
5. 2026-06-14
   remarks 687-char remark
6. 2026-06-14
   listed $329,000 Active 2 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: $3,090 · $258/mo
• Projected year-2 tax: $3,090 · $258/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $47,484
• − Mortgage interest: −$18,429
• − Property taxes: −$3,090
• − Insurance: −$1,645
• − Repairs & maintenance: −$3,799
• − Management: −$3,799
• − HOA: −$6,180
• − Depreciation: −$9,571
• Taxable income: $972
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $5,661/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): 15,441
• Household income: $92,214
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 780.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 3% Salvadoran 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 3%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 3% 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: ▼ -124.65%
• Current HPI: 283.9084
• Rent YoY: ▲ 0.85%
• 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

+186.1% since first listed

4 events — show timeline

• 2026-06-11 Listed $329,000 NAPLESMLS
• 2012-05-14 Sold (Public Records) $114,600 Public Records
• 2012-03-21 Sold (MLS) $114,600 NAPLESMLS
• 2011-11-28 Listed $115,000 NAPLESMLS

Property tax history

+7.4%/yr

Latest (2025): $3,090 · +4.2% YoY. Source: county tax records.