10 Abilene Trl #192 · Lely Resort, FL 34113

$134,900

2 bd · 1.5 ba · 672 sqft · Manufactured · 58 Days on market

Built 1973 Good condition $86/mo HOA · 3% of rent ↓ 4% since listing

---

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
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

RECENT PRICE IMPROVEMENT! Discover easy, affordable living in this charming home located within a vibrant 55+ community in desirable South Naples. As a shareholder in the co-op, you’ll enjoy an exceptionally low monthly maintenance fee of just $86—covering lawn care, water, sewer, garbage, and access to community amenities. This well-maintained residence features 2 bedrooms, 1 full bath, 1 half bath, plus a versatile bonus room perfect for a home office, den, or additional sleeping space. The spacious, updated kitchen boasts newer cabinetry, countertops, and a full suite of appliances—including a washer and dryer. Stylish laminate flooring runs throughout the main living a

Key facts

• Community amenities
• Newer cabinetry
• Updated kitchen

Tags

• LOW MONTHLY MAINTENANCE FEE
• COMMUNITY AMENITIES
• VERSATILE BONUS ROOM
• UPDATED KITCHEN
• NEWER CABINETRY
• FULL SUITE OF APPLIANCES

Property features AI

Finance

• Other: Part of a complex with 368 units; single unit in building; One floor
• HOA & community: Mandatory HOA with on-site management; HOA fee $86 monthly (total annual recurring fees $1,032); One-time fees $100; Community amenities: clubhouse, community pool, community room, BBQ/picnic, shuffleboard, sidewalks, streetlights, underground utilities; HOA maintenance covers irrigation water, lawn/land maintenance, legal/accounting, manager, recreation facilities, sewer, street lights, street maintenance, trash removal, water; Community type: Mobile/Manufactured, non-gated

Exterior

• Parking: 2 assigned paved parking spaces; Attached 1-car carport
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential home; Single-story; Rear exposure faces south; Located in Hitching Post Mobile Home Park (Lot Unit 192)
• Construction: Manufactured construction; Vinyl siding exterior; Rolled roof; Single-hung windows; Built in 1973; Deeded property
• Exterior features: Storage; Paved road access; Zero lot line

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; High-speed internet available; Smoke detectors; Turnkey furnished; Den / study; Dining area in living room and eat-in kitchen; Laundry located in garage; 3 ceiling fans
• Laundry & utility: Washer; Dryer; Washer/dryer hookup; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $135k. Condition is rated good.

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 ($3k rent vs $135k).
• Recommended offer: $131k (3.0% 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); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Market conditions: Rents rising fast (+5.6%/yr); 597 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,162/mo this rent would consume 46% of the median local household income ($82k/yr) (locally 954% 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 $933 of loan paydown is wiped out by about $4k 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 (-3.0% appreciation + 5.6% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($131k) 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 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.34% ✓
• Cap rate: 19.46%
• Cash-on-cash: 47.02%
• DSCR: 3.09
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 2.43×
• Total profit: $54,056
• Equity at exit: $20,114

10-year hold

• IRR: 41.3%
• Equity multiple: 5.54×
• Total profit: $171,528
• Equity at exit: $11,664

Cash invested: $37,772 (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 34113

• Rents YoY: 5.6%
• Active inventory: 597
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,162 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$86
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $1,054

Break-even live

Break-even rent $1,829

Max offer price $134,900

Occupancy floor 62%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5222 Treetops Dr Naples, FL	1.0	1.0	600	$1,800	$3.00	23d	1	0.81mi
5314 Gilchrist St Naples, FL	2.0	1.0	636	$2,000	$3.14	14d	1	1.05mi

HOA detail

• Monthly dues: $86 · $1,032/yr
• Likely covers: watersewertrashlandscaping

Listing history 12 events

1. 2026-06-18
   days on market $134,900 Active 58 DOM
2. 2026-06-17
   days on market $134,900 Active 57 DOM
3. 2026-06-16
   days on market $134,900 Active 56 DOM
4. 2026-06-15
   days on market $134,900 Active 55 DOM
5. 2026-06-14
   days on market $134,900 Active 53 DOM
6. 2026-06-10
   days on market $134,900 Active 50 DOM
7. 2026-06-09
   days on market $134,900 Active 49 DOM
8. 2026-06-08
   days on market $134,900 Active 48 DOM
9. 2026-06-07
   days on market $134,900 Active 47 DOM
10. 2026-06-03
    days on market $134,900 Active 43 DOM
11. 2026-06-03
    remarks 681-char remark
12. 2026-06-03
    listed $134,900 Active 42 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $37,949
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$5,793
• − Repairs & maintenance: −$3,036
• − Management: −$3,036
• − HOA: −$1,032
• − Depreciation: −$3,924
• Taxable income: $11,548
• Est. tax owed @ 24.0%: −$2,771
• After-tax cash flow: $9,871/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 manufactured home in a vibrant 55+ community offers a low monthly maintenance fee and easy, affordable living. Recent updates to the kitchen and bathroom, combined with a well-maintained exterior and pool area, make it a great investment.

Value-add opportunities

• Both pool maintenance — Regular upkeep ensures the pool remains inviting and functional
• Both exterior painting — Fresh paint enhances curb appeal and property value
• Both interior painting — Neutral paint creates a clean and inviting atmosphere

Renovation cost estimate screening

Value-add ROI direction

• Both pool maintenance — Regular upkeep ensures the pool remains inviting and functional ↑
• Both exterior painting — Fresh paint enhances curb appeal and property value ↑
• Both interior painting — Neutral paint creates a clean and inviting atmosphere ↑

ⓘ 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 — 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): 26,056
• Household income: $81,674
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 954.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 28% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 10% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 63% English-only · Spanish 24% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -194.86%
• Current HPI: 279.4232
• Rent YoY: ▲ 5.59%
• 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

-3.6% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $134,900 NAPLESMLS
• 2026-04-21 Listed $140,000 NAPLESMLS