3258 Tamara Dr #2 · Vineyards, FL 34109

$275,000

2 bd · 2.5 ba · 1,272 sqft · Condo public records · 155 Days on market

Built 2004

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come live in one of the best locations in all of Naples for under $165,000! This home is priced to sell! Minutes away from Mercato, the white sand beaches of Naples, world class shopping and dinning on 5th Ave and 3rd St, and A+ rated schools in Collier County. Wood tile throughout the house, granite counter tops, 2 covered carport spaces, and the pool within walking distance with a second one available as well. HOA includes landscaping, lawn care, pest control, basic cable & water.

Key facts

• Recent updates
• Open layout
• Gulf beaches

Tags

• CYPRESS GLENN COMMUNITY
• RECENT UPDATES
• OPEN LAYOUT
• PRIME LOCATION
• GULF BEACHES
• DOWNTOWN NAPLES

Property features AI

Finance

• Other: Part of a 40-unit complex with 6 units per building
• HOA & community: Mandatory HOA with professional management; HOA maintains cable, internet/Wi‑Fi access, irrigation water, legal/accounting, manager, exterior pest control, reserves, and street maintenance; Community amenities include clubhouse, community pool, and picnic/BBQ area; Non-gated community

Exterior

• Parking: Limited number of vehicles restriction (per community rules)
• Utilities: Central water (assessment paid); Central sewer (assessment paid); Cable available
• Home design: Residential townhouse; 2-story; Zero lot line; Rear exposure faces south; Located in Cypress Glen Village
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Single-hung windows; Built in 2004
• Exterior features: Courtyard; Privacy wall; Automatic sprinkler system; Landscaped views

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator/freezer
• Bedrooms: 2 bedrooms (including 2 master suites)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Each master suite has its own bath
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Smoke detectors; Dining area in family room; Dining area in living room; Open porch/lanai
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $242k (12.0% 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; 424 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).
• This rent runs 36% 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 + $811 appreciation (0.3% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.3% appreciation + 0.9% rent growth), your $77k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.08%
• DSCR: 1.31
• GRM: 8.2

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: 5.1%
• Equity multiple: 1.25×
• Total profit: $18,937
• Equity at exit: $83,930

10-year hold

• IRR: 8.7%
• Equity multiple: 1.93×
• Total profit: $71,462
• Equity at exit: $104,204

Cash invested: $77,000 (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 34109

• Home prices YoY: 0.1%
• Rents YoY: 0.9%
• Active inventory: 424
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,792 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$195 /mo · $2,342/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $454

Break-even live

Break-even rent $2,218

Max offer price $275,000

Occupancy floor 79%

Sensitivity live

Price	-10% $610	-5% $532	+0% $454	+5% $376	+10% $298
Rent	-10% $234	-5% $344	+0% $454	+5% $564	+10% $675
Rate	-1.0pp $593	-0.5pp $524	base $454	+0.5pp $383	+1.0pp $310

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3255 Tamara Dr #4 Naples, FL	3.0	2.5	1437	$2,500	$1.74	14d	1	0.03mi
3250 Cypress Glen Way Naples, FL	2.0	2.0	1191	$3,488	$2.93	24d	2	0.07mi
3250 Cypress Glen Way Naples, FL	2.0	2.0	1242	$3,300	$2.66	21d	3	0.07mi
3225 Cypress Glen Way #105 Naples, FL	2.0	2.0	1191	$2,900	$2.43	24d	1	0.09mi
3268 Amanda Ln #3 Naples, FL	3.0	2.5	1437	$2,350	$1.64	14d	1	0.11mi
3304 Lisa Ln Unit 102 Naples, FL	2.0	2.5	1272	$2,350	$1.85	14d	1	0.21mi
3105 La Costa Cir Naples, FL	1.0–3.0	1.0–2.0	1050	$1,870	$1.78	14d	20	0.22mi
5301 Summerwind Dr Naples, FL	1.0–2.0	1.0–2.0	836	$1,864	$2.23	14d	12	0.39mi
12832 Brynwood Way Naples, FL	3.0	2.0	1714	$5,250	$3.06	14d	1	0.58mi
12914 Brynwood Preserve Ln Naples, FL	2.0	2.0	1720	$7,000	$4.07	24d	1	0.61mi
1105 Reserve Ct #206 Naples, FL	2.0	2.0	1100	$2,000	$1.82	14d	1	0.85mi
1105 Reserve Ct #307 Naples, FL	3.0	2.0	1239	$1,995	$1.61	14d	1	0.85mi
1115 Reserve Ct Unit 2 Naples, FL	2.0	2.0	1100	$1,800	$1.64	14d	1	0.86mi
1860 Bald Eagle Dr Unit 403B Naples, FL	2.0	2.0	1325	$3,000	$2.26	14d	1	0.90mi
1256 Carpazi Ct Unit 502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	14d	1	0.93mi
1256 Carpazi Ct #502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	24d	1	0.93mi
13466 Sumter Ln Naples, FL	3.0	2.0	1837	$8,700	$4.74	24d	1	0.95mi
13441 Coronado Dr Naples, FL	3.0	2.0	1837	$10,000	$5.44	24d	1	0.97mi
1629 Spoonbill Ln Unit 1629-A Naples, FL	2.0	2.0	1250	$2,000	$1.60	14d	1	0.99mi
13435 Silktail Dr Naples, FL	2.0	2.0	1837	$8,950	$4.87	24d	1	1.00mi
13423 Silktail Dr Naples, FL	2.0	2.0	1831	$2,200	$1.20	24d	1	1.01mi
1554 Oyster Catcher Pt Unit C Naples, FL	2.0	2.0	1124	$2,900	$2.58	24d	1	1.05mi
1170 Reserve Way #205 Naples, FL	2.0	1.0	894	$1,700	$1.90	24d	1	1.06mi
13379 Silktail Dr Naples, FL	3.0	2.0	1837	$4,400	$2.40	24d	1	1.06mi
3308 Europa Dr #30 Naples, FL	2.0	2.0	1205	$5,500	$4.56	24d	1	1.07mi
6654 Tannin Ln Unit B Naples, FL	2.0	2.0	1441	$3,100	$2.15	24d	1	1.07mi
2602 Fountain View Cir Naples, FL	1.0–2.0	1.0–2.0	995	$2,277	$2.29	14d	41	1.07mi
1205 Reserve Way #302 Naples, FL	3.0	2.0	1239	$2,300	$1.86	14d	1	1.07mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	954	$2,000	$2.10	24d	2	1.07mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	912	$1,990	$2.18	14d	3	1.07mi
1545 Oyster Catcher Pt Unit A Naples, FL	2.0	2.0	1124	$2,200	$1.96	14d	1	1.10mi
1235 Reserve Way Naples, FL	2.0	1.0	894	$2,300	$2.57	24d	1	1.10mi
1235 Reserve Way #103 Naples, FL	2.0	1.0	894	$1,995	$2.23	14d	1	1.10mi
1220 Reserve Way #305 Naples, FL	2.0	2.0	1059	$1,950	$1.84	24d	1	1.12mi
501 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	919	$2,300	$2.50	14d	1	1.12mi
1299 Verde Dr Unit 1503 Naples, FL	3.0	2.0	1744	$4,200	$2.41	14d	1	1.12mi
1190 Reserve Way #304 Naples, FL	2.0	2.0	1059	$2,900	$2.74	24d	1	1.12mi
1350 Misty Pines Cir Unit E-204 Naples, FL	2.0	2.0	1200	$7,500	$6.25	14d	1	1.14mi
500 Misty Pines Cir Unit 2-204 Naples, FL	2.0	2.0	1260	$5,750	$4.56	14d	1	1.20mi
500 Misty Pines Cir #206 Naples, FL	2.0	2.0	1260	$6,000	$4.76	14d	1	1.20mi

HOA detail condo

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

Listing history 10 events

1. 2026-06-18
   days on market $275,000 Active 155 DOM
2. 2026-06-17
   days on market $275,000 Active 154 DOM
3. 2026-06-16
   days on market $275,000 Active 153 DOM
4. 2026-06-15
   days on market $275,000 Active 152 DOM
5. 2026-06-14
   days on market $275,000 Active 150 DOM
6. 2026-06-10
   days on market $275,000 Active 147 DOM
7. 2026-06-09
   days on market $275,000 Active 146 DOM
8. 2026-06-08
   days on market $275,000 Active 145 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $275,000 Active 144 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: $2,342 · $195/mo
• Projected year-2 tax: $2,342 · $195/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: $33,508
• − Mortgage interest: −$15,404
• − Property taxes: −$2,342
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,681
• − Management: −$2,681
• − Depreciation: −$8,000
• Taxable income: $1,026
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $5,203/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

+223.9% since first listed

21 events — show timeline

• 2026-05-23 Price Changed $275,000 BEARMLS
• 2026-02-11 Price Changed $285,000 BEARMLS
• 2026-02-04 Price Changed $295,000 BEARMLS
• 2026-01-14 Listed $299,000 BEARMLS
• 2025-06-25 Rental Removed $2,250 NAPLESMLS
• 2025-03-19 Price Changed $2,250 NAPLESMLS
• 2025-03-07 Price Changed $2,350 NAPLESMLS
• 2025-02-18 Price Changed $2,550 NAPLESMLS
• 2025-02-14 Price Changed $2,650 NAPLESMLS
• 2025-02-06 Price Changed $2,750 NAPLESMLS
• 2025-02-05 Listed for Rent $2,850 NAPLESMLS
• 2022-12-21 Sold (Public Records) $300,000 Public Records
• 2017-01-12 Sold (Public Records) $159,100 Public Records
• 2017-01-12 Price Changed $159,000 NAPLESMLS
• 2017-01-11 Sold (MLS) $159,000 NAPLESMLS
• 2017-01-10 Price Changed $164,900 NAPLESMLS
• 2016-11-23 Pending — NAPLESMLS
• 2016-11-02 Listed $164,900 NAPLESMLS
• 2011-06-15 Listed $84,900 NAPLESMLS
• 2011-06-08 Sold (MLS) $85,000 NAPLESMLS
• 2011-04-06 Listed $84,900 NAPLESMLS

Property tax history

+9.5%/yr

Latest (2025): $2,342 · -6.6% YoY. Source: county tax records.