133 Redwood Ln · Lely Resort, FL 34114

$85,000

1 bd · 1.5 ba · 388 sqft · Manufactured public records · 15 Days on market

Built 1983 $170/mo HOA · 9% of rent

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 133 Redwood Lane situated in the Holiday Manor (55+) Co-Op of tropical Naples, Florida! This charmingly quaint community offers a boat launch and docks that access the Gulf via canal, a heated pool, hot tub, shuffleboard, billiards, laundry facility, exercise equipment, and a recreation hall (that holds weekly and monthly activities). The community is within walking distance of Walmart, shopping, and restaurants. Plus, Marco Island beaches and Naples beaches are both approximately 5-9 miles away (depending on the specific beach you choose)! This cozy, affordable, and ideally located residence could be just the escape you’ve been searching for. It features 1Br, 1.5Ba, and a

Key facts

• Hot tub
• Bonus room
• Fruit trees

Tags

• HEATED POOL
• HOT TUB
• BONUS ROOM
• FRUIT TREES
• LUSCIOUS VEGETATION
• WALKING DISTANCE OF SHOPPING

Property features AI

Finance

• Other: Property is one unit in an approximately 312-unit complex; Single-story unit; Boat access via community boat ramp with gulf access (bridges); canal width listed 121–150; Lot noted as regular with paved road access; waterfront indicated (see remarks)
• HOA & community: Mandatory HOA with monthly fee of $170; HOA covers lawn/land maintenance, management, pest control (exterior), sewer and water; On-site management; Community amenities include clubhouse, community boat ramp, community pool, spa/hot tub, exercise room and shuffleboard; Community type: boating, mobile/manufactured community, non-gated; Total annual recurring HOA fees $2,040; one-time fees $100

Exterior

• Parking: Paved parking
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential property; Built in 1983; Rear faces west; Located in the Holiday Manor community
• Construction: Aluminum siding; Metal roof
• Exterior features: Fruit trees; See remarks for window details; Shutters (manual)

Interior

• Kitchen: Range; Refrigerator/Freezer; Disposal
• Bedrooms: 1 bedroom
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom; No master bath
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Window coverings; Dining area combined with living area; Laundry inside the residence; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#786 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment 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: Manatee Elementary School (math 58% / reading 51%, grade C, #892 of 2,144 statewide, top 44%, 584 students, 73% FRL); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Market conditions: Rents rising (+3.2%/yr); 905 active listings in the ZIP; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $588 of loan paydown is wiped out by about $1k 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.
• At projected returns (-1.5% appreciation + 3.2% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.18% ✓
• Cap rate: 17.31%
• Cash-on-cash: 39.34%
• DSCR: 2.75
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 3.21% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.63×
• Total profit: $15,044
• Equity at exit: $18,574

10-year hold

• IRR: 21.2%
• Equity multiple: 3.11×
• Total profit: $50,220
• Equity at exit: $17,892

Cash invested: $23,800 (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 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 905
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$170
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $354

Break-even live

Break-even rent $1,401

Max offer price $85,000

Occupancy floor 76%

Sensitivity live

Price	-10% $402	-5% $378	+0% $354	+5% $330	+10% $306
Rent	-10% $208	-5% $281	+0% $354	+5% $427	+10% $500
Rate	-1.0pp $397	-0.5pp $375	base $354	+0.5pp $332	+1.0pp $309

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $170 · $2,040/yr
• Likely covers: pool

Listing history 11 events

1. 2026-06-21
   days on market $85,000 Active 15 DOM
2. 2026-06-18
   days on market $85,000 Active 12 DOM
3. 2026-06-17
   days on market $85,000 Active 11 DOM
4. 2026-06-16
   days on market $85,000 Active 10 DOM
5. 2026-06-15
   days on market $85,000 Active 9 DOM
6. 2026-06-14
   days on market $85,000 Active 7 DOM
7. 2026-06-10
   days on market $85,000 Active 4 DOM
8. 2026-06-09
   days on market $85,000 Active 3 DOM
9. 2026-06-08
   days on market $85,000 Active 2 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $85,000 Active 1 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: $350 · $29/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$356/yr (+$30/mo · 101.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°F today · 22 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: $22,187
• − Mortgage interest: −$4,761
• − Property taxes: −$350
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − HOA: −$2,040
• − Depreciation: −$2,473
• Taxable income: $3,470
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $3,413/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 — Lely Resort

• Score: 61/100
• State rank: #786
• US rank: #17981

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A- Housing D- 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): 23,559
• Household income: $89,334
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 550.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 5% Romanian 4% Lithuanian 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -1.48%
• Current HPI: 266.5545
• Rent YoY: ▲ 3.21%
• 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

• 2026-06-06 Listed $85,000 NAPLESMLS

Property tax history

+17.7%/yr

Latest (2025): $350 · +5.9% YoY. Source: county tax records.