9 Moorhead Mnr #9 · Naples, FL 34112

$165,000

2 bd · 2.0 ba · 1,052 sqft · Manufactured · 78 Days on market

Built 1985 Good condition $175/mo HOA · 7% of rent

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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
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your perfect blend of affordability and active senior living. This charming home sits in a vibrant 55+ community designed for those who thrive on connections and activity. Enjoy the array of amenities from social gatherings and walking trails to game rooms and group fitness. There is always something to do and you're only a few miles from the beach. Whether you are looking for a peaceful retreat or an engaging social life, this home offers you both, and at a price that leaves room for living your best life!!

Key facts

• Game rooms
• Few miles from beach
• Walking trails

Tags

• WALKING TRAILS
• GAME ROOMS
• FEW MILES FROM BEACH

Property features AI

Finance

• Other: Possession at closing; Development: Moorhead Manor
• HOA & community: Mandatory HOA; Monthly master fee $175; Total annual recurring fees $2,100; one-time fees $100; Professional management; HOA maintenance includes cable and trash removal; Community amenities: bike and jog path, billiards, common laundry, community pool, community room, fish cleaning station, attended fitness center, library, sidewalks; Community type: Mobile/Manufactured; 183 units in the complex

Exterior

• Parking: Attached 2-car carport
• Utilities: Water assessments paid; Sewer assessments paid; Cable available; Natural gas available
• Home design: Manufactured residential home; 1 story / ranch; Manufactured building design; Located in Moorhead Manor community
• Construction: Manufactured construction with metal frame; Aluminum siding exterior; Rolled roof; Built in 1985; Foundation: manufactured (implied)
• Exterior features: Decorative shutters; Windows: see remarks; Lot unit 9; Total area approximately 1,678 (source: Property Appraiser Office); Restrictions: see remarks; Rear exposure faces south; No canal access

Interior

• Kitchen: Island; Electric cooktop; Disposal; Microwave; Refrigerator/Freezer
• Bedrooms: 2 bedrooms (including a first-floor/master on ground level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: High speed internet available; Window coverings; Open floor plan with island; Dining area combined with living room; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#126 in FL, #1,903 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute D+, cost of living 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 soft (-1.7%/yr); 777 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $2,646/mo this rent would consume 45% of the median local household income ($70k/yr) (locally 980% 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 $1k of loan paydown is wiped out by about $5k 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 78 days — a 6% lower offer ($155k) 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.60% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.14%
• DSCR: 1.90
• GRM: 5.2

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: -7.3%
• Equity multiple: 0.74×
• Total profit: $-11,866
• Equity at exit: $24,602

10-year hold

• IRR: -4.1%
• Equity multiple: 0.78×
• Total profit: $-10,033
• Equity at exit: $14,266

Cash invested: $46,200 (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 34112

• Rents YoY: -1.7%
• Active inventory: 777
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,646 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$175
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $349

Break-even live

Break-even rent $2,205

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $463	-5% $406	+0% $349	+5% $292	+10% $235
Rent	-10% $140	-5% $244	+0% $349	+5% $453	+10% $558
Rate	-1.0pp $432	-0.5pp $391	base $349	+0.5pp $306	+1.0pp $263

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4551 Arboretum Cir Unit 202 Naples, FL	2.0	2.0	1480	$2,500	$1.69	24d	1	0.13mi
4430 Botanical Place Cir #303 Naples, FL	2.0	2.0	1126	$3,500	$3.11	15d	1	0.19mi
4603 Bayshore Dr Unit F8 Naples, FL	2.0	2.0	886	$2,550	$2.88	24d	1	0.23mi
4709 Arboretum Cir #101 Naples, FL	2.0	2.0	1341	$5,500	$4.10	15d	1	0.24mi
4611 Bayshore Dr Unit O8 Naples, FL	2.0	2.0	886	$1,650	$1.86	15d	1	0.25mi
4607 Arboretum Cir #103 Naples, FL	2.0	2.0	1406	$5,000	$3.56	15d	1	0.25mi
4450 Botanical Place Cir Unit 6 Naples, FL	2.0	2.0	915	$1,895	$2.07	22d	1	0.25mi
4615 Bayshore Dr Unit E8 Naples, FL	2.0	2.0	886	$1,600	$1.81	15d	1	0.26mi
4510 Botanical Place Cir Naples, FL	3.0	2.0	1246	$3,248	$2.61	15d	2	0.26mi
4635 Bayshore Dr Unit P7 Naples, FL	2.0	2.0	886	$1,600	$1.81	15d	1	0.26mi
4607 Bayshore Dr Unit K7 Naples, FL	2.0	2.0	886	$1,650	$1.86	24d	1	0.27mi
3016 Van Buren Ave Naples, FL	3.0	2.5	1332	$3,500	$2.63	24d	1	0.27mi
4617 Bayshore Dr Unit H5 Naples, FL	2.0	2.0	886	$1,700	$1.92	24d	1	0.27mi
4625 Bayshore Dr Unit D16 Naples, FL	2.0	2.0	885	$1,785	$2.02	24d	1	0.28mi
2685 Van Buren Ave Naples, FL	2.0	2.0	865	$2,450	$2.83	24d	1	0.29mi
4455 Botanical Place Cir Unit 5-104 Naples, FL	2.0	2.0	915	$1,795	$1.96	24d	1	0.30mi
4629 Bayshore Dr Unit J7 Naples, FL	2.0	2.0	886	$1,600	$1.81	24d	1	0.30mi
4621 Bayshore Dr Naples, FL	2.0	2.0	886	$1,675	$1.89	24d	2	0.30mi
4638 Arboretum Cir #102 Naples, FL	2.0	2.0	1341	$5,500	$4.10	15d	1	0.30mi
4676 Arboretum Cir #101 Naples, FL	2.0	2.0	1406	$6,000	$4.27	15d	1	0.33mi
4664 Arboretum Cir Unit 101 Naples, FL	2.0	2.0	1406	$5,700	$4.05	24d	1	0.34mi
4660 Arboretum Cir Naples, FL	2.0	2.0	1341	$2,800	$2.09	15d	1	0.35mi
2505 Storter Ave Naples, FL	3.0	2.0	1484	$2,795	$1.88	15d	1	0.40mi
2455 Thomasson Dr Unit B Naples, FL	2.0	2.0	958	$1,695	$1.77	24d	1	0.40mi
2445 Thomasson Dr Unit D Naples, FL	2.0	2.0	958	$1,895	$1.98	24d	1	0.42mi
2445 Thomasson Dr Unit D Naples, FL	2.0	2.0	958	$1,650	$1.72	15d	1	0.42mi
2445 Thomasson Dr Unit A Naples, FL	2.0	2.0	950	$1,895	$1.99	15d	1	0.43mi
4953 Bayshore Dr Naples, FL	2.0	1.0	886	$2,950	$3.33	15d	1	0.45mi
3190 Karen Dr Naples, FL	3.0	2.0	840	$1,900	$2.26	24d	1	0.57mi
4719 Alladin Ln Naples, FL	1.0–2.0	1.0–2.0	671	$1,895	$2.82	24d	2	0.60mi
3619 Poplar Way Unit B Naples, FL	2.0	2.0	1045	$2,300	$2.20	24d	1	0.65mi
28 Constitution Dr Naples, FL	3.0	2.0	1364	$6,350	$4.66	24d	1	0.65mi
2840 Shoreview Dr Unit 7 Naples, FL	2.0	1.0	800	$2,000	$2.50	24d	1	0.66mi
3561 Thomasson Dr Naples, FL	2.0	2.0	1085	$8,000	$7.37	24d	1	0.66mi
3806 Guilford Rd Unit 4 Naples, FL	2.0	2.0	1100	$1,750	$1.59	24d	1	0.79mi
3005 Gordon St Naples, FL	3.0	2.0	967	$2,275	$2.35	15d	1	0.83mi
3005 Gordon St Naples, FL	3.0	2.0	967	$2,275	$2.35	24d	1	0.83mi
3350 Putney Ct Naples, FL	1.0–3.0	1.0–2.0	1038	$2,986	$2.88	15d	26	0.84mi
3950 Mohawk Pl Naples, FL	2.0	2.0	1500	$3,200	$2.13	24d	1	0.86mi
3051 Sandpiper Bay Cir Unit I304 Naples, FL	2.0	2.0	1200	$3,000	$2.50	15d	1	0.94mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 13 events

1. 2026-06-21
   days on market $165,000 Active 78 DOM
2. 2026-06-18
   days on market $165,000 Active 75 DOM
3. 2026-06-17
   days on market $165,000 Active 74 DOM
4. 2026-06-16
   days on market $165,000 Active 73 DOM
5. 2026-06-15
   days on market $165,000 Active 72 DOM
6. 2026-06-14
   days on market $165,000 Active 70 DOM
7. 2026-06-10
   days on market $165,000 Active 67 DOM
8. 2026-06-09
   days on market $165,000 Active 66 DOM
9. 2026-06-08
   days on market $165,000 Active 65 DOM
10. 2026-06-07
    days on market $165,000 Active 64 DOM
11. 2026-06-03
    days on market $165,000 Active 60 DOM
12. 2026-06-03
    remarks 524-char remark
13. 2026-06-03
    listed $165,000 Active 59 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,757
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$5,944
• − Repairs & maintenance: −$2,541
• − Management: −$2,541
• − HOA: −$2,100
• − Depreciation: −$4,800
• Taxable income: $2,115
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $3,678/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 · 13 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates needed. It's move-in ready with a good curb appeal and clean interior. Painting the exterior and landscaping improvements would significantly increase its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ 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 — Naples

• Score: 80/100
• State rank: #126
• US rank: #1903

Category grades

Amenities A+ Commute D+ Cost of living F Crime A+ Employment A+ Housing C+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% French/Haitian/Cajun 4% German/W. Germanic 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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

• 2026-04-04 Listed $165,000 NAPLESMLS