605 Lalique Cir #805 · Vineyards, FL 34119

$399,999

4 bd · 2.0 ba · 1,863 sqft · Condo public records · 120 Days on market

Built 2000 $650/mo HOA · 12% of rent ↓ 13% 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

The price is right. The setting is sublime. And the opportunity to customize this home to your personal style is waiting for you. And wait . .. it gets even better. This top floor, end unit coach home already provides the perfect foundation to build on - high quality wide plank luxury vinyl flooring throughout. Cost efficient upgrades include new A/C (2024) and new water heater (2025). Designed with comfort in mind, the home features three bedrooms plus den (or optional four bedrooms as den has a closet) and two full baths. Peaceful green space view that brings in natural light and a sense of calm. Lalique is a pet friendly gated community that offers convenience and lifestyle - with the fl

Key facts

• New water heater
• New a/c
• $650 HOA

Tags

• NEW A/C
• NEW WATER HEATER
• PEACEFUL GREEN SPACE VIEW
• PET FRIENDLY GATED COMMUNITY

Property features AI

Finance

• Financial info: Taxes information available
• HOA & community: Mandatory HOA with professional management; Quarterly condo fee; Quarterly fee applies (recorded as $1,950); Total annual recurring HOA fees: $7,800; One-time fees: $150; HOA maintenance covers cable, internet/WiFi, irrigation water, lawn/land maintenance, master association fee, exterior pest control, reserves, sewer, street lights, street maintenance, trash removal, and water; Community amenities include clubhouse, community pool, spa/hot tub, tennis, pickleball, bike/jog paths, sidewalks, streetlights, underground utilities, vehicle wash area, and private golf (non-equity) with private membership option

Exterior

• Parking: Covered parking; Paved driveway; Attached garage (1 garage space)
• Security: Gated
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Residential property; Low-rise (1-3) building design; 2-story building; Rear exposure facing north; Located in the Vineyards development (LALIQUE sub-condo)
• Construction: Built in 2000; Concrete block construction; Stucco exterior finish; Metal roof; Single-hung windows; Foundation information not specified
• Exterior features: Private road; Landscaped area view; Central irrigation; Gated community

Interior

• Kitchen: Pantry; Cooktop (electric); Dishwasher; Disposal; Microwave; Refrigerator/Freezer
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Cable available
• Interior features: Cable prewire; Fire sprinkler system; Laundry tub; Pantry; Smoke detectors; Vaulted ceiling; Walk-in closet; Window coverings; Den / study; Guest room; Guest bath; Split-bedroom floor plan
• Laundry & utility: Washer; Dryer; Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Recommended offer: $364k (9.0% 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); 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.
• Market conditions: Rents soft (-2.5%/yr); 586 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $5,251/mo this rent would consume 56% 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 $3k of loan paydown is wiped out by about $12k 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 120 days — a 9% lower offer ($364k) 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.31% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.74%
• DSCR: 1.52
• GRM: 6.3

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-10,133
• Equity at exit: $59,641

10-year hold

• IRR: 3.3%
• Equity multiple: 1.20×
• Total profit: $22,648
• Equity at exit: $34,585

Cash invested: $112,000 (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: 586
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $5,251 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$167
• HOA: −$650
• Vacancy / Maint / Mgmt: −$1,103
• Net cashflow: $1,096

Break-even live

Break-even rent $3,863

Max offer price $399,999

Occupancy floor 74%

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4681 Rio Poco Ct Naples, FL	3.0	2.0	1547	$3,000	$1.94	23d	1	0.32mi
801 Regency Reserve Cir #4301 Naples, FL	3.0	2.0	2050	$6,800	$3.32	23d	1	0.34mi
713 Regency Reserve Cir #5902 Naples, FL	3.0	2.0	2050	$7,200	$3.51	23d	1	0.40mi
709 Regency Reserve Cir #6003 Naples, FL	3.0	3.5	2494	$7,900	$3.17	23d	1	0.42mi
515 Laguna Royale Blvd #102 Naples, FL	3.0	2.0	1900	$2,995	$1.58	13d	1	0.45mi
1154 Augusta Falls Way Unit 1520030P Naples, FL	3.0	2.0	1819	$4,426	$2.43	13d	1	0.62mi
6115 Reserve Cir #2004 Naples, FL	3.0	3.0	2337	$7,000	$3.00	21d	1	0.67mi
1156 Oakes Blvd Naples, FL	3.0	2.0	1554	$7,500	$4.83	23d	1	0.81mi
6260 Bellerive Ave #402 Naples, FL	3.0	2.0	1708	$7,000	$4.10	21d	1	0.81mi
3780 Fieldstone Blvd #301 Naples, FL	3.0	2.0	1500	$2,800	$1.87	13d	1	0.88mi
3740 Fieldstone Blvd Unit 104 Naples, FL	3.0	2.0	1456	$2,300	$1.58	13d	1	0.90mi
6941 Hunters Rd Naples, FL	4.0	2.0	1866	$7,500	$4.02	23d	1	1.03mi
3320 Bermuda Isle Cir Naples, FL	1.0–3.0	1.0–2.0	1134	$3,270	$2.88	13d	45	1.12mi
5365 Cove Cir #125 Naples, FL	3.0	2.5	2000	$2,800	$1.40	23d	1	1.15mi
200 Vintage Cir Unit D304 Naples, FL	3.0	2.0	1492	$2,800	$1.88	13d	1	1.21mi
210 Vintage Cir Unit C401 Naples, FL	3.0	2.0	1520	$6,500	$4.28	13d	1	1.24mi
3049 Driftwood Way #3806 Naples, FL	3.0	2.5	1818	$4,700	$2.59	23d	1	1.28mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	13d	1	1.29mi
5405 Freeport Ln Naples, FL	4.0	2.0	2000	$4,595	$2.30	13d	1	1.30mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	23d	1	1.31mi
2729 Branch Ln Naples, FL	3.0	2.0	1800	$3,650	$2.03	23d	1	1.32mi
3296 Twilight Ln #6202 Naples, FL	3.0	2.5	2133	$6,500	$3.05	13d	1	1.34mi
3057 Driftwood Way #4004 Naples, FL	3.0	2.5	1818	$6,400	$3.52	23d	1	1.34mi
3017 Driftwood Way #3001 Naples, FL	3.0	2.0	1385	$5,000	$3.61	23d	1	1.35mi
3062 Driftwood Way #4301 Naples, FL	3.0	2.0	1573	$6,500	$4.13	23d	1	1.37mi
5950 Almaden Dr Naples, FL	3.0	2.0	1762	$6,500	$3.69	23d	1	1.39mi
3009 Driftwood Way #2802 Naples, FL	3.0	2.0	1399	$2,000	$1.43	23d	1	1.40mi
7699 Groves Rd Naples, FL	3.0	2.0	2259	$10,000	$4.43	23d	1	1.43mi
7828 Gardner Dr Unit 5-202 Naples, FL	3.0	2.0	1960	$5,750	$2.93	23d	1	1.43mi
5267 Hawkesbury Way Naples, FL	3.0	2.0	2000	$4,000	$2.00	23d	1	1.46mi
116 Fountain Cir Naples, FL	3.0	2.0	1561	$4,500	$2.88	23d	1	1.47mi
3015 Horizon Ln #2702 Naples, FL	3.0	2.0	1399	$1,790	$1.28	23d	1	1.47mi
7720 Gardner Dr #201 Naples, FL	3.0	3.0	1960	$5,500	$2.81	23d	1	1.48mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $399,999 Active 120 DOM
2. 2026-06-17
   days on market $399,999 Active 119 DOM
3. 2026-06-16
   days on market $399,999 Active 118 DOM
4. 2026-06-15
   days on market $399,999 Active 117 DOM
5. 2026-06-14
   statusdays on market $399,999 Active 115 DOM
6. 2026-06-07
   statusdays on market $399,999 Pending With Contingencies 113 DOM
7. 2026-06-03
   days on market $399,999 Active 111 DOM
8. 2026-06-02
   pricedays on market $399,999 Active 110 DOM
9. 2026-06-01
   days on market $415,000 Active 109 DOM
10. 2026-05-31
    days on market $415,000 Active 108 DOM
11. 2026-05-30
    days on market $415,000 Active 107 DOM
12. 2026-05-06
    price $415,000
13. 2026-04-15
    price $435,000
14. 2026-03-16
    price $450,000
15. 2026-03-12
    price $459,900
16. 2026-02-12
    listed $475,000 Active

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $3,320 · $277/mo
• Expected delta: +$1,669/yr (+$139/mo · 101.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $63,009
• − Mortgage interest: −$22,406
• − Property taxes: −$1,651
• − Insurance: −$2,000
• − Repairs & maintenance: −$5,041
• − Management: −$5,041
• − HOA: −$7,800
• − Depreciation: −$11,636
• Taxable income: $7,434
• Est. tax owed @ 24.0%: −$1,784
• After-tax cash flow: $11,370/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

• 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

-12.6% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $415,000 NAPLESMLS
• 2026-04-15 Price Changed $435,000 NAPLESMLS
• 2026-03-16 Price Changed $450,000 NAPLESMLS
• 2026-03-12 Price Changed $459,900 NAPLESMLS
• 2026-02-12 Listed $475,000 NAPLESMLS

Property tax history

+1.0%/yr

Latest (2025): $1,651 · +2.6% YoY. Source: county tax records.