566 Vintage Reserve Ln Unit 21-D · Vineyards, FL 34119

$528,000

3 bd · 3.0 ba · 2,358 sqft · Condo · 62 Days on market

Built 1999 Good condition $779/mo HOA · 14% 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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. This residence features three bedrooms plus a den, three full bathrooms, and a two car garage. The floor plan includes a family room, dining area, and a large eat in kitchen, offering flexibility for everyday living and entertaining. Volume ceilings and an expansive layout provide a strong foundation for a buyer looking to update and make it their own. The home is being offered unfurnished and is ready for immediate occupancy. Sliders open to a screened lanai that spans the length of the home, overlooking the lake and a water feature that adds a relaxing backdrop. The primary suite has direct lanai access and includes

Key facts

• Fitness center
• Clubhouse
• Community pool

Tags

• SCREENED LANAI
• LAKE VIEW
• WATER FEATURE
• COMMUNITY POOL
• CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• Other: Part of a complex with 28 units; 4 units per building; single-floor units with 2 units per floor
• Financial info: Taxes and other financial specifics available (not included here)
• HOA & community: Mandatory HOA; Quarterly master HOA fee of $491; Quarterly condo fee of $1,845; Total annual recurring fees approximately $9,344; Professional management; Maintenance covers cable, internet/WiFi, irrigation water, lawn/land maintenance, exterior pest control, reserves, security, sewer, street maintenance, and trash removal; Community amenities include clubhouse, community pool and spa/hot tub, cabana, community room, private beach pavilion, bike and jog path, bocce court, internet access, and underground utilities; Golf equity community

Exterior

• Parking: Attached 2-car garage; Guest parking
• Security: Gated community; Community security included in maintenance
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1–3 stories); Carriage/coach style, corner end-unit; Rear exposure faces northeast; Located in the Vineyards development (Vintage Reserve)
• Construction: Built in 1999; Concrete block construction; Stucco exterior; Tile roof; Single-hung windows; Foundation information not specified
• Exterior features: Lake/water views; Water display; Central irrigation; Shutters (electric)

Interior

• Kitchen: Island; Cooktop (electric); Self-cleaning oven; Microwave; Refrigerator/ice maker; Disposal
• Bedrooms: 3 bedrooms plus a den; Two master suites
• Flooring: Tile; Carpet
• Bathrooms: 3 full bathrooms; Master bath with separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Great room floor plan with split bedrooms; Den/study; Screened lanai/porch; See remarks for additional interior details; Unfurnished
• Laundry & utility: Laundry in residence; Washer; Dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $528k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $513k (2.8% below list).
• Meets the 1% rule at list price ($5k rent vs $528k).
• Recommended offer: $496k (6.0% 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: Vineyards Elementary School (math 79% / reading 75%, grade A, #170 of 2,144 statewide, top 9%, 845 students, 27% FRL); Oakridge Middle School (math 75% / reading 67%, grade A, #59 of 571 statewide, top 11%, 1,183 students, 26% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 24% FRL vs 55% district-wide (31 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 soft (-2.5%/yr); 590 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $5,475/mo this rent would consume 58% of the median local household income ($113k/yr) (locally 741% 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 $4k of loan paydown is wiped out by about $16k 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 62 days — a 6% lower offer ($496k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $496,320 (6.0% 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. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 8.0

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: -21.7%
• Equity multiple: 0.27×
• Total profit: $-107,580
• Equity at exit: $78,727

10-year hold

• IRR: -28.1%
• Equity multiple: -0.09×
• Total profit: $-161,824
• Equity at exit: $45,652

Cash invested: $147,840 (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: 590
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $5,475 high
• Mortgage (P&I): −$2,769
• Tax est. 1.5%: −$660 /mo · $7,920/yr
• Insurance: −$220
• HOA: −$779
• Vacancy / Maint / Mgmt: −$1,150
• Net cashflow: $-103

Break-even live

Break-even rent $5,605

Max offer price $513,147

Occupancy floor 97%

Sensitivity live

Price	-10% $262	-5% $80	+0% $-103	+5% $-285	+10% $-468
Rent	-10% $-535	-5% $-319	+0% $-103	+5% $114	+10% $330
Rate	-1.0pp $163	-0.5pp $32	base $-103	+0.5pp $-239	+1.0pp $-379

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: $132,000
• Closing costs: $15,840
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
575 El Camino Real Unit 6 Naples, FL	2.0	2.0	2050	$3,700	$1.80	16d	1	0.06mi
580 El Camino Real #3805 Naples, FL	2.0	2.0	1772	$13,500	$7.62	25d	1	0.07mi
515 Laguna Royale Blvd #102 Naples, FL	3.0	2.0	1900	$2,995	$1.58	16d	1	0.21mi
538 Avellino Isles Cir #9201 Naples, FL	3.0	3.5	2717	$9,850	$3.63	23d	1	0.24mi
734 Regency Reserve Cir #2701 Naples, FL	2.0	2.0	2058	$7,900	$3.84	25d	1	0.30mi
730 Regency Reserve Cir #2802 Naples, FL	2.0	2.0	2050	$8,000	$3.90	25d	1	0.32mi
6115 Reserve Cir #2004 Naples, FL	3.0	3.0	2337	$7,000	$3.00	23d	1	0.39mi
583 Avellino Isles Cir #24102 Naples, FL	3.0	3.5	2845	$5,000	$1.76	16d	1	0.41mi
801 Regency Reserve Cir #4301 Naples, FL	3.0	2.0	2050	$6,800	$3.32	25d	1	0.42mi
713 Regency Reserve Cir #5902 Naples, FL	3.0	2.0	2050	$7,200	$3.51	25d	1	0.43mi
713 Regency Reserve Cir #5901 Naples, FL	2.0	2.0	2050	$3,295	$1.61	16d	1	0.43mi
709 Regency Reserve Cir #6003 Naples, FL	3.0	3.5	2494	$7,900	$3.17	25d	1	0.45mi
817 Regency Reserve Cir #3901 Naples, FL	2.0	2.0	2058	$7,000	$3.40	16d	1	0.49mi
817 Regency Reserve Cir #3901 Naples, FL	2.0	2.0	2058	$7,000	$3.40	25d	1	0.49mi
6260 Bellerive Ave #402 Naples, FL	3.0	2.0	1708	$7,000	$4.10	23d	1	0.53mi
5895 Sonoma Ct Naples, FL	3.0	4.0	2730	$5,000	$1.83	25d	1	0.69mi
1154 Augusta Falls Way Unit 1520030P Naples, FL	3.0	2.0	1819	$4,426	$2.43	16d	1	0.81mi
224 Via Perignon Unit 5-4 Naples, FL	2.0	2.5	2085	$6,000	$2.88	23d	1	0.82mi
3727 Guadiato Ct Naples, FL	4.0	3.0	3242	$7,750	$2.39	25d	1	0.97mi
6941 Hunters Rd Naples, FL	4.0	2.0	1866	$7,500	$4.02	25d	1	0.99mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	16d	1	1.02mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	25d	1	1.02mi
3687 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,000	$2.98	25d	1	1.03mi
3664 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,500	$3.27	25d	1	1.08mi
5950 Almaden Dr Naples, FL	3.0	2.0	1762	$6,500	$3.69	25d	1	1.11mi
102 Tuscana Ct #901 Naples, FL	2.0	2.0	1631	$2,300	$1.41	25d	1	1.12mi
3320 Bermuda Isle Cir Naples, FL	1.0–3.0	1.0–2.0	1134	$3,270	$2.88	15d	45	1.29mi
5365 Cove Cir #125 Naples, FL	3.0	2.5	2000	$2,800	$1.40	25d	1	1.29mi
3049 Driftwood Way #3806 Naples, FL	3.0	2.5	1818	$4,700	$2.59	25d	1	1.35mi
3057 Driftwood Way #4004 Naples, FL	3.0	2.5	1818	$6,400	$3.52	25d	1	1.40mi
3296 Twilight Ln #6202 Naples, FL	3.0	2.5	2133	$6,500	$3.05	16d	1	1.42mi
5405 Freeport Ln Naples, FL	4.0	2.0	2000	$4,595	$2.30	16d	1	1.45mi
2729 Branch Ln Naples, FL	3.0	2.0	1800	$3,650	$2.03	25d	1	1.47mi

HOA detail condo

• Monthly dues: $779 · $9,348/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $528,000 Active 62 DOM
2. 2026-06-18
   days on market $528,000 Active 59 DOM
3. 2026-06-17
   days on market $528,000 Active 58 DOM
4. 2026-06-16
   days on market $528,000 Active 57 DOM
5. 2026-06-15
   days on market $528,000 Active 56 DOM
6. 2026-06-14
   days on market $528,000 Active 54 DOM
7. 2026-06-10
   days on market $528,000 Active 51 DOM
8. 2026-06-09
   days on market $528,000 Active 50 DOM
9. 2026-06-08
   days on market $528,000 Active 49 DOM
10. 2026-06-07
    pricedays on market $528,000 Active 48 DOM
11. 2026-06-03
    days on market $545,000 Active 44 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $545,000 Active 43 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $65,700
• − Mortgage interest: −$29,576
• − Property taxes: −$7,920
• − Insurance: −$2,640
• − Repairs & maintenance: −$5,256
• − Management: −$5,256
• − HOA: −$9,348
• − Depreciation: −$15,360
• Taxable loss: −$9,656
• Est. tax savings @ 24.0%: +$2,318
• After-tax cash flow: $1,086/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated condo is ready for immediate occupancy and offers a good return on investment.

Value-add opportunities

• Both Paint the exterior walls — Enhances curb appeal and resale value
• Both Replace the sliding glass doors — Improves energy efficiency and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Enhances curb appeal and resale value ↑
• Both Replace the sliding glass doors — Improves energy efficiency and enhances curb appeal ↑

ⓘ 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 — 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

1 event — show timeline

• 2026-04-20 Listed $545,000 NAPLESMLS