6295 Wilshire Pines Cir #6604 · Vineyards, FL 34109

$399,000

3 bd · 2.0 ba · 1,592 sqft · Condo · 55 Days on market

Built 2000 Good condition

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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 +14.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0

Key facts

• Garage
• Pool
• Built 2000

Property features AI

Finance

• HOA & community: Building fitness center

Exterior

• Parking: Garage
• Home design: Condo; 2 total floors in building
• Exterior features: Community pool

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Air conditioning
• Interior features: 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $399k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $74 ($884/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $387k (3.0% 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.
• Market conditions: Rents flat; 425 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $4,585/mo this rent would consume 60% of the median local household income ($92k/yr) (locally 1712% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($3k loan paydown + $1k 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 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.

Recommended offer $387,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 7.3

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: -1.9%
• Equity multiple: 0.91×
• Total profit: $-10,263
• Equity at exit: $121,775

10-year hold

• IRR: 1.8%
• Equity multiple: 1.19×
• Total profit: $21,071
• Equity at exit: $151,190

Cash invested: $111,720 (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: 425
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $4,585 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA est. from 2 same-building comps: −$791
• Vacancy / Maint / Mgmt: −$963
• Net cashflow: $74

Break-even live

Break-even rent $4,492

Max offer price $399,000

Occupancy floor 93%

Sensitivity live

Price	-10% $349	-5% $212	+0% $74	+5% $-64	+10% $-202
Rent	-10% $-289	-5% $-107	+0% $74	+5% $255	+10% $436
Rate	-1.0pp $275	-0.5pp $175	base $74	+0.5pp $-30	+1.0pp $-135

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6325 Wilshire Pines Cir #308 Naples, FL	3.0	2.0	1577	$5,000	$3.17	15d	1	0.10mi
6215 Wilshire Pines Cir #1601 Naples, FL	3.0	2.0	1592	$4,500	$2.83	24d	1	0.16mi
6051 Shallows Way Naples, FL	3.0	2.0	2000	$5,000	$2.50	24d	1	0.28mi
2864 Tiburon Blvd E #101 Naples, FL	2.0	2.0	2159	$13,500	$6.25	14d	1	0.47mi
2864 Tiburon Blvd E #101 Naples, FL	2.0	2.0	2159	$13,500	$6.25	24d	1	0.47mi
1710 Tarpon Bay Dr S Unit 4 Naples, FL	2.0	2.0	1537	$2,200	$1.43	15d	1	0.49mi
2847 Tiburon Blvd E #101 Naples, FL	2.0	2.0	2159	$6,500	$3.01	15d	1	0.50mi
2809 Tiburon Blvd E Unit 2 Naples, FL	3.0	2.0	2159	$18,000	$8.34	15d	1	0.57mi
1761 Tarpon Bay Dr S #58 Naples, FL	3.0	2.0	1879	$3,299	$1.76	24d	1	0.60mi
1628 Cayman Ct #2 Naples, FL	3.0	2.0	1879	$6,500	$3.46	24d	1	0.60mi
1634 Tarpon Bay Dr S #202 Naples, FL	3.0	2.0	2170	$6,000	$2.76	24d	1	0.63mi
1634 Tarpon Bay Dr S #202 Naples, FL	3.0	2.0	2170	$6,000	$2.76	15d	1	0.63mi
15126 Palmer Lake Cir Naples, FL	2.0–3.0	2.0	1254	$3,700	$2.95	24d	2	0.63mi
15144 Palmer Lake Cir #102 Naples, FL	2.0	2.0	1375	$6,500	$4.73	24d	1	0.68mi
15145 Palmer Lake Cir #103 Naples, FL	3.0	2.0	1571	$7,000	$4.46	24d	1	0.71mi
1882 Tarpon Bay Dr S Unit 2 Naples, FL	2.0	2.0	1332	$2,200	$1.65	15d	1	0.74mi
2001 Tarpon Bay Dr N #102 Naples, FL	2.0	2.0	1620	$5,400	$3.33	24d	1	0.79mi
2748 Tiburon Blvd E Unit C202 Naples, FL	2.0	2.5	1865	$15,000	$8.04	15d	1	0.80mi
3775 Fieldstone Blvd Unit 102 Naples, FL	2.0	2.0	1281	$4,700	$3.67	15d	1	0.82mi
2004 Tarpon Bay Dr N #201 Naples, FL	3.0	2.0	2170	$6,000	$2.76	24d	1	0.82mi
2004 Tarpon Bay Dr N #101 Naples, FL	3.0	2.0	1759	$2,450	$1.39	24d	1	0.82mi
15177 Butler Lake Dr #201 Naples, FL	3.0	2.0	2152	$8,500	$3.95	15d	1	0.84mi
15181 Butler Lake Dr #201 Naples, FL	3.0	2.0	2152	$7,500	$3.49	15d	1	0.84mi
3745 Fieldstone Blvd Unit 107 Naples, FL	2.0	2.0	1310	$3,800	$2.90	15d	1	0.85mi
3511 Vanderbilt Beach Rd Naples, FL	1.0–2.0	1.0–2.0	968	$2,976	$3.07	15d	12	0.85mi
3780 Fieldstone Blvd #301 Naples, FL	3.0	2.0	1500	$2,800	$1.87	15d	1	0.85mi
3740 Fieldstone Blvd Unit 104 Naples, FL	3.0	2.0	1456	$2,300	$1.58	15d	1	0.86mi
2728 Tiburon Blvd E Unit A-203 Naples, FL	2.0	2.0	1465	$11,000	$7.51	15d	1	0.87mi
2728 Tiburon Blvd E Unit A-104 Naples, FL	2.0	2.0	1465	$12,500	$8.53	15d	1	0.87mi
2728 Tiburon Blvd E Unit A204 Naples, FL	2.0	2.0	1470	$8,500	$5.78	15d	1	0.87mi
2728 Tiburon Blvd E Naples, FL	2.0–3.0	2.5–3.5	2425	$22,000	$9.07	15d	3	0.87mi
2115 Malibu Lake Cir Naples, FL	1.0–4.0	1.0–2.0	1188	$2,791	$2.35	14d	56	0.89mi
4965 Sandra Bay Dr #102 Naples, FL	2.0	2.0	1377	$2,200	$1.60	15d	1	0.95mi
2738 Tiburon Blvd E Unit B405 Naples, FL	2.0	2.5	1865	$12,000	$6.43	15d	1	0.97mi
4940 Cougar Ct S Unit 1545947P Naples, FL	2.0	2.0	1367	$2,185	$1.60	15d	1	0.98mi
5000 Immokalee Rd Naples, FL	1.0–3.0	1.0–2.0	1115	$4,272	$3.83	15d	68	0.98mi
4945 Cougar Ct S #105 Naples, FL	2.0	2.0	1377	$2,750	$2.00	15d	1	1.01mi
3320 Bermuda Isle Cir Naples, FL	1.0–3.0	1.0–2.0	1134	$3,270	$2.88	14d	45	1.05mi
1156 Oakes Blvd Naples, FL	3.0	2.0	1554	$7,500	$4.83	24d	1	1.05mi
4680 Saint Croix Ln #512 Naples, FL	3.0	2.0	1196	$2,490	$2.08	24d	1	1.07mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $399,000 Coming Soon 55 DOM
2. 2026-06-18
   days on market $399,000 Coming Soon 52 DOM
3. 2026-06-17
   days on market $399,000 Coming Soon 51 DOM
4. 2026-06-16
   days on market $399,000 Coming Soon 50 DOM
5. 2026-06-15
   days on market $399,000 Coming Soon 49 DOM
6. 2026-06-14
   days on market $399,000 Coming Soon 47 DOM
7. 2026-06-10
   days on market $399,000 Coming Soon 44 DOM
8. 2026-06-09
   days on market $399,000 Coming Soon 43 DOM
9. 2026-06-08
   days on market $399,000 Coming Soon 42 DOM
10. 2026-06-07
    days on market $399,000 Coming Soon 41 DOM
11. 2026-06-03
    days on market $399,000 Coming Soon 37 DOM
12. 2026-06-02
    days on market $399,000 Coming Soon 36 DOM
13. 2026-06-01
    days on market $399,000 Coming Soon 35 DOM
14. 2026-05-31
    days on market $399,000 Coming Soon 34 DOM
15. 2026-05-30
    days on market $399,000 Coming Soon 33 DOM

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

Taxation est. · year 1

• Rental income: $55,019
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,401
• − Management: −$4,401
• − HOA: −$9,492
• − Depreciation: −$11,607
• Taxable loss: −$5,214
• Est. tax savings @ 24.0%: +$1,251
• After-tax cash flow: $2,135/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 80/100 Cosmetic rehab

This well-maintained, updated condo is move-in ready with good curb appeal and potential for minor improvements to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and resale value
• Both Replace window treatments — Fresh window treatments improve aesthetics and energy efficiency
• Both Upgrade flooring in bathrooms — High-traffic areas benefit from durable, easy-to-clean flooring

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and resale value ↑
• Both Replace window treatments — Fresh window treatments improve aesthetics and energy efficiency ↑
• Both Upgrade flooring in bathrooms — High-traffic areas benefit from durable, easy-to-clean flooring ↑

ⓘ 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

• 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