471 Palm Dr #310 · Winding Cypress, FL 34114

$115,000

1 bd · 2.0 ba · 762 sqft · Manufactured · 231 Days on market

Built 1968 Good condition $170/mo HOA · 8% of rent ↓ 4% since listing

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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
• Appreciation +4.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0

Listing remarks

Simple Life in Paradise Awaits! Discover this charming furnished 1-bedroom, 2-bath villa with a bonus space that can serve as a den or guest room. Ideally located just minutes from the beautiful Gulf beaches of Naples and Marco Island, close to shopping, dining, and entertainment. Perfect for boat lovers — the community offers a boat ramp with Gulf access! Enjoy the 55+ Holiday Manor lifestyle with amenities like a clubhouse, pool, and shuffleboard, all with low HOA fees of just $170/month. Experience the simple life in paradise — schedule your private tour today! BUYERS NEEDS A 700+ CREDIT SCORE.

Key facts

• Clubhouse
• Gulf access
• Pool

Tags

• BOAT RAMP
• GULF ACCESS
• CLUBHOUSE
• POOL
• SHUFFLEBOARD

Property features AI

Finance

• Other: Part of a 312-unit mobile/manufactured community; Single unit in building and complex; Possession at closing
• HOA & community: Mandatory HOA with monthly fee; HOA fee $170 monthly; Annual recurring HOA fees approximately $2,227; One-time fees approximately $100; On-site management; HOA maintenance includes laundry facilities, lawn/land maintenance, manager, exterior pest control, recreation facilities, reserves, street maintenance, and water; Community amenities: clubhouse, community pool, community spa/hot tub, exercise room, billiards, library, community room, BBQ/picnic area, bocce court, shuffleboard, boat storage, community boat ramp, community gulf boat access, fish cleaning station, internet access

Exterior

• Parking: Attached carport with 1 space
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential home; 1 story / ranch; Built in 1968; Located in Holiday Manor
• Construction: Manufactured construction
• Exterior features: Metal roof; Single-hung windows; Manual storm shutters; Rear exposure faces north; See remarks view

Interior

• Kitchen: Gas cooktop; Dishwasher; Refrigerator
• Bedrooms: 1 bedroom plus den
• Bathrooms: 2 full bathrooms; Master bathroom with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: See remarks; Dining area (family); Den / study; Family room; Partially furnished; Other floor plan
• Laundry & utility: Common laundry (HOA-provided)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 rising (+3.2%/yr); 900 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $795 of loan paydown is wiped out by about $2k 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($101k) 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.83% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.93%
• DSCR: 2.15
• GRM: 4.6

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: 4.9%
• Equity multiple: 1.21×
• Total profit: $6,852
• Equity at exit: $25,129

10-year hold

• IRR: 12.5%
• Equity multiple: 2.19×
• Total profit: $38,363
• Equity at exit: $24,206

Cash invested: $32,200 (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 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 900
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,102 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$170
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $269

Break-even live

Break-even rent $1,761

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $349	-5% $309	+0% $269	+5% $229	+10% $190
Rent	-10% $103	-5% $186	+0% $269	+5% $352	+10% $435
Rate	-1.0pp $327	-0.5pp $298	base $269	+0.5pp $239	+1.0pp $209

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1252 Henderson Creek Dr Naples, FL	2.0	1.5	820	$1,895	$2.31	24d	1	0.12mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	24d	1	0.36mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.57mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	0.58mi
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	24d	1	0.60mi
1014 Manatee Rd Unit F307 Naples, FL	2.0	2.0	900	$1,800	$2.00	24d	1	0.64mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$1,525	$1.64	24d	9	0.71mi
9175 Celeste Dr Unit 105 Naples, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	1.00mi
9165 Celeste Dr Unit 3-303 Naples, FL	2.0	2.0	1000	$6,500	$6.50	24d	1	1.05mi

HOA detail

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

Listing history 11 events

1. 2026-06-18
   days on market $115,000 Active 231 DOM
2. 2026-06-17
   days on market $115,000 Active 230 DOM
3. 2026-06-16
   days on market $115,000 Active 229 DOM
4. 2026-06-15
   days on market $115,000 Active 228 DOM
5. 2026-06-10
   days on market $115,000 Active 223 DOM
6. 2026-06-09
   days on market $115,000 Active 222 DOM
7. 2026-06-08
   days on market $115,000 Active 221 DOM
8. 2026-06-07
   days on market $115,000 Active 220 DOM
9. 2026-06-03
   days on market $115,000 Active 216 DOM
10. 2026-06-03
    remarks 604-char remark
11. 2026-06-03
    listed $115,000 Active 215 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 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: $25,221
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$5,694
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − HOA: −$2,040
• − Depreciation: −$3,345
• Taxable income: $1,940
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $2,764/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 a good condition score of 80. It has a cosmetic rehab level and requires minimal repairs. The highest-ROI updates would be painting the exterior siding, upgrading the kitchen appliances, and installing a smart thermostat.

Value-add opportunities

• Both painting the exterior siding — enhances curb appeal and value
• Resale upgrading the kitchen appliances — modernizes the kitchen and attracts buyers
• Rental installing a smart thermostat — improves energy efficiency and attracts renters

Renovation cost estimate screening

Value-add ROI direction

• Both painting the exterior siding — enhances curb appeal and value ↑
• Resale upgrading the kitchen appliances — modernizes the kitchen and attracts buyers ↑
• Rental installing a smart thermostat — improves energy efficiency and attracts renters ↑

ⓘ 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 — Winding Cypress

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

-4.2% since first listed

2 events — show timeline

• 2025-12-08 Price Changed $115,000 NAPLESMLS
• 2025-10-30 Listed $120,000 NAPLESMLS