91 Vanda Sanctuary #91 · Winding Cypress, FL 34114

$139,500

2 bd · 1.5 ba · 444 sqft · Condo public records · 145 Days on market

Built 1993 $299/mo HOA · 14% 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
• Appreciation +4.3/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fabulous views, perfect location, and an outstanding floor plan! Thank you for viewing 91 Vanda Sanctuary in the Imperial Wilderness Condominium Association. This is a tremendous real estate opportunity to own property in Naples, FL. This 1Br/1.5Ba home affords plenty of natural light and a single-level, open floor plan. The vaulted ceilings and rear lanai, with tranquil wooded views, truly make this home feel like a relaxing, tropical oasis. The home, being sold furnished, boasts a spacious living/dining area, roomy bathrooms, and a well-equipped kitchen (with dishwasher). The washer/dryer is newer, and the golf cart is included in the sale of the home. Overall, this property demonstrates true pride of ownership; you can easily move in without undue stress. Outside, you’ll appreciate the lush landscaping and paver patio. Plus, there is ample under-the-home storage space. If you are looking for a seasonal or full-time residence, this could be exactly what you’ve been waiting for. Of pivotal importance, IWCA was never flooded or affected by any recent hurricanes. Additionally, the community is brilliantly located: approximately 3 miles to shopping and restaurants, 11 miles to the Naples beaches, 8 miles to Marco Island beaches, and approximately a 45-minute drive to Ft. Myers. On top of all of these tremendous features, you will appreciate the very reasonable HOA fee ($898. per quarter) covering many of your needs: water, lawn care, basic cable, trash/recycling, and community amenities. Community amenities include the following: 2 pools with spas, fitness center, game room (billiards & ping pong), clubhouse with industrial kitchen, dog parks (limit - 1 pet, 40lb. max. in IWCA), nature trail, pétanque, bocce, shuffleboard, pickleball, tennis, library, and memorial walkway. Also, you will appreciate the security of a gated 55+ location, ability to drive your golf cart within the community, a staffed on-site office, and a phenomenally active social events calendar.

Key facts

• Gated community
• Community amenities
• New flooring

Tags

• LAND THAT YOU OWN
• NEW FLOORING
• RELAXING REAR GRASSY VIEW
• GATED COMMUNITY
• COMMUNITY AMENITIES
• 2 POOLS WITH SPAS

Property features AI

Finance

• Other: 546 units in the complex; One unit per building; Unit located on lot/unit 91
• HOA & community: Quarterly condo fee of $898 (total annual recurring fees $3,592); One-time fees $150; Professional management; Community maintenance covers cable, irrigation water, lawn/land maintenance, sewer, trash removal, and water; Community amenities: clubhouse, community pool, community spa/hot tub, exercise room, billiards, bocce court, pickleball, shuffleboard, fishing pier, dog park, library, sidewalk, streetlight

Exterior

• Parking: Paved driveway
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential manufactured home; Manufactured building design; One story; Rear exposure facing south; Located in Imperial Wilderness development
• Construction: Manufactured construction; Vinyl siding exterior; Roof over; Built in 1993
• Exterior features: Patio; Shutters; See remarks for windows; Landscaped area view; Wooded area view; Reclaimed irrigation; Paved road access; Limited number of vehicles allowed

Interior

• Kitchen: Dishwasher; Disposal; Range; Microwave; Refrigerator/Freezer
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom; No master bath
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Window coverings; Eat-in kitchen; Laundry in residence; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (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); 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 $964 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.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $122,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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 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: 1.57% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.59%
• DSCR: 1.74
• GRM: 5.3

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: -3.2%
• Equity multiple: 0.86×
• Total profit: $-5,378
• Equity at exit: $30,483

10-year hold

• IRR: 4.6%
• Equity multiple: 1.43×
• Total profit: $16,635
• Equity at exit: $29,363

Cash invested: $39,060 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,190 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$299
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $113

Break-even live

Break-even rent $2,046

Max offer price $139,500

Occupancy floor 90%

Sensitivity live

Price	-10% $192	-5% $153	+0% $113	+5% $74	+10% $35
Rent	-10% $-59	-5% $27	+0% $113	+5% $200	+10% $286
Rate	-1.0pp $184	-0.5pp $149	base $113	+0.5pp $77	+1.0pp $41

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $299 · $3,588/yr
• Likely covers: watertrashcablelandscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $139,500 Active 145 DOM
2. 2026-06-18
   days on market $139,500 Active 142 DOM
3. 2026-06-17
   days on market $139,500 Active 141 DOM
4. 2026-06-16
   days on market $139,500 Active 140 DOM
5. 2026-06-15
   days on market $139,500 Active 139 DOM
6. 2026-06-14
   days on market $139,500 Active 137 DOM
7. 2026-06-10
   days on market $139,500 Active 134 DOM
8. 2026-06-09
   days on market $139,500 Active 133 DOM
9. 2026-06-08
   days on market $139,500 Active 132 DOM
10. 2026-06-07
    days on market $139,500 Active 131 DOM
11. 2026-06-03
    days on market $139,500 Active 127 DOM
12. 2026-06-02
    days on market $139,500 Active 126 DOM
13. 2026-06-01
    days on market $139,500 Active 125 DOM
14. 2026-05-31
    days on market $139,500 Active 124 DOM
15. 2026-05-30
    days on market $139,500 Active 123 DOM
16. 2026-03-27
    price $139,500
17. 2026-03-13
    price $144,000
18. 2026-01-27
    listed $149,000 Active
19. 2025-11-13
    soldstatus $110,000
20. 2025-11-12
    soldstatus $110,000 Sold 2020-char remark

    Show marketing remark (2020 chars)

    Fabulous views, perfect location, and an outstanding floor plan! Thank you for viewing 91 Vanda Sanctuary in the Imperial Wilderness Condominium Association. This is a tremendous real estate opportunity to own property in Naples, FL. This 1Br/1.5Ba home affords plenty of natural light and a single-level, open floor plan. The vaulted ceilings and rear lanai, with tranquil wooded views, truly make this home feel like a relaxing, tropical oasis. The home, being sold furnished, boasts a spacious living/dining area, roomy bathrooms, and a well-equipped kitchen (with dishwasher). The washer/dryer is newer, and the golf cart is included in the sale of the home. Overall, this property demonstrates true pride of ownership; you can easily move in without undue stress. Outside, you’ll appreciate the lush landscaping and paver patio. Plus, there is ample under-the-home storage space. If you are looking for a seasonal or full-time residence, this could be exactly what you’ve been waiting for. Of pivotal importance, IWCA was never flooded or affected by any recent hurricanes. Additionally, the community is brilliantly located: approximately 3 miles to shopping and restaurants, 11 miles to the Naples beaches, 8 miles to Marco Island beaches, and approximately a 45-minute drive to Ft. Myers. On top of all of these tremendous features, you will appreciate the very reasonable HOA fee ($898. per quarter) covering many of your needs: water, lawn care, basic cable, trash/recycling, and community amenities. Community amenities include the following: 2 pools with spas, fitness center, game room (billiards & ping pong), clubhouse with industrial kitchen, dog parks (limit - 1 pet, 40lb. max. in IWCA), nature trail, pétanque, bocce, shuffleboard, pickleball, tennis, library, and memorial walkway. Also, you will appreciate the security of a gated 55+ location, ability to drive your golf cart within the community, a staffed on-site office, and a phenomenally active social events calendar.

21. 2025-10-26
    status Pending 2020-char remark

    Show marketing remark (2020 chars)

    Fabulous views, perfect location, and an outstanding floor plan! Thank you for viewing 91 Vanda Sanctuary in the Imperial Wilderness Condominium Association. This is a tremendous real estate opportunity to own property in Naples, FL. This 1Br/1.5Ba home affords plenty of natural light and a single-level, open floor plan. The vaulted ceilings and rear lanai, with tranquil wooded views, truly make this home feel like a relaxing, tropical oasis. The home, being sold furnished, boasts a spacious living/dining area, roomy bathrooms, and a well-equipped kitchen (with dishwasher). The washer/dryer is newer, and the golf cart is included in the sale of the home. Overall, this property demonstrates true pride of ownership; you can easily move in without undue stress. Outside, you’ll appreciate the lush landscaping and paver patio. Plus, there is ample under-the-home storage space. If you are looking for a seasonal or full-time residence, this could be exactly what you’ve been waiting for. Of pivotal importance, IWCA was never flooded or affected by any recent hurricanes. Additionally, the community is brilliantly located: approximately 3 miles to shopping and restaurants, 11 miles to the Naples beaches, 8 miles to Marco Island beaches, and approximately a 45-minute drive to Ft. Myers. On top of all of these tremendous features, you will appreciate the very reasonable HOA fee ($898. per quarter) covering many of your needs: water, lawn care, basic cable, trash/recycling, and community amenities. Community amenities include the following: 2 pools with spas, fitness center, game room (billiards & ping pong), clubhouse with industrial kitchen, dog parks (limit - 1 pet, 40lb. max. in IWCA), nature trail, pétanque, bocce, shuffleboard, pickleball, tennis, library, and memorial walkway. Also, you will appreciate the security of a gated 55+ location, ability to drive your golf cart within the community, a staffed on-site office, and a phenomenally active social events calendar.

22. 2025-10-13
    price $128,000 2020-char remark

    Show marketing remark (2020 chars)

    Fabulous views, perfect location, and an outstanding floor plan! Thank you for viewing 91 Vanda Sanctuary in the Imperial Wilderness Condominium Association. This is a tremendous real estate opportunity to own property in Naples, FL. This 1Br/1.5Ba home affords plenty of natural light and a single-level, open floor plan. The vaulted ceilings and rear lanai, with tranquil wooded views, truly make this home feel like a relaxing, tropical oasis. The home, being sold furnished, boasts a spacious living/dining area, roomy bathrooms, and a well-equipped kitchen (with dishwasher). The washer/dryer is newer, and the golf cart is included in the sale of the home. Overall, this property demonstrates true pride of ownership; you can easily move in without undue stress. Outside, you’ll appreciate the lush landscaping and paver patio. Plus, there is ample under-the-home storage space. If you are looking for a seasonal or full-time residence, this could be exactly what you’ve been waiting for. Of pivotal importance, IWCA was never flooded or affected by any recent hurricanes. Additionally, the community is brilliantly located: approximately 3 miles to shopping and restaurants, 11 miles to the Naples beaches, 8 miles to Marco Island beaches, and approximately a 45-minute drive to Ft. Myers. On top of all of these tremendous features, you will appreciate the very reasonable HOA fee ($898. per quarter) covering many of your needs: water, lawn care, basic cable, trash/recycling, and community amenities. Community amenities include the following: 2 pools with spas, fitness center, game room (billiards & ping pong), clubhouse with industrial kitchen, dog parks (limit - 1 pet, 40lb. max. in IWCA), nature trail, pétanque, bocce, shuffleboard, pickleball, tennis, library, and memorial walkway. Also, you will appreciate the security of a gated 55+ location, ability to drive your golf cart within the community, a staffed on-site office, and a phenomenally active social events calendar.

23. 2025-06-16
    listed $137,000 Active 2020-char remark

    Show marketing remark (2020 chars)

    Fabulous views, perfect location, and an outstanding floor plan! Thank you for viewing 91 Vanda Sanctuary in the Imperial Wilderness Condominium Association. This is a tremendous real estate opportunity to own property in Naples, FL. This 1Br/1.5Ba home affords plenty of natural light and a single-level, open floor plan. The vaulted ceilings and rear lanai, with tranquil wooded views, truly make this home feel like a relaxing, tropical oasis. The home, being sold furnished, boasts a spacious living/dining area, roomy bathrooms, and a well-equipped kitchen (with dishwasher). The washer/dryer is newer, and the golf cart is included in the sale of the home. Overall, this property demonstrates true pride of ownership; you can easily move in without undue stress. Outside, you’ll appreciate the lush landscaping and paver patio. Plus, there is ample under-the-home storage space. If you are looking for a seasonal or full-time residence, this could be exactly what you’ve been waiting for. Of pivotal importance, IWCA was never flooded or affected by any recent hurricanes. Additionally, the community is brilliantly located: approximately 3 miles to shopping and restaurants, 11 miles to the Naples beaches, 8 miles to Marco Island beaches, and approximately a 45-minute drive to Ft. Myers. On top of all of these tremendous features, you will appreciate the very reasonable HOA fee ($898. per quarter) covering many of your needs: water, lawn care, basic cable, trash/recycling, and community amenities. Community amenities include the following: 2 pools with spas, fitness center, game room (billiards & ping pong), clubhouse with industrial kitchen, dog parks (limit - 1 pet, 40lb. max. in IWCA), nature trail, pétanque, bocce, shuffleboard, pickleball, tennis, library, and memorial walkway. Also, you will appreciate the security of a gated 55+ location, ability to drive your golf cart within the community, a staffed on-site office, and a phenomenally active social events calendar.

24. 2025-06-15
    historical
25. 2025-04-15
    listed $137,000 Active
26. 2023-12-07
    soldstatus $155,000
27. 2023-12-06
    soldstatus $155,000 Sold
28. 2023-12-01
    status Pending
29. 2023-11-15
    status Pending With Contingencies
30. 2023-11-07
    listed $167,000 Active
31. 1998-03-19
    soldstatus $63,000

ⓘ 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: $1,213 · $101/mo
• Projected year-2 tax: $1,213 · $101/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 9/10 Extreme FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,275
• − Mortgage interest: −$7,814
• − Property taxes: −$1,213
• − Insurance: −$5,816
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − HOA: −$3,588
• − Depreciation: −$4,058
• Taxable loss: −$418
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $1,462/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 — 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

+121.4% since first listed

16 events — show timeline

• 2026-03-27 Price Changed $139,500 NAPLESMLS
• 2026-03-13 Price Changed $144,000 NAPLESMLS
• 2026-01-27 Listed $149,000 NAPLESMLS
• 2025-11-13 Sold (Public Records) $110,000 Public Records
• 2025-11-12 Sold (MLS) $110,000 NAPLESMLS
• 2025-10-26 Pending — NAPLESMLS
• 2025-10-13 Price Changed $128,000 NAPLESMLS
• 2025-06-16 Listed $137,000 NAPLESMLS
• 2025-06-15 Listing Removed — NAPLESMLS
• 2025-04-15 Listed $137,000 NAPLESMLS
• 2023-12-07 Sold (Public Records) $155,000 Public Records
• 2023-12-06 Sold (MLS) $155,000 NAPLESMLS
• 2023-12-01 Pending — NAPLESMLS
• 2023-11-15 Pending — NAPLESMLS
• 2023-11-07 Listed $167,000 NAPLESMLS
• 1998-03-19 Sold (Public Records) $63,000 Public Records

Property tax history

+13.5%/yr

Latest (2025): $1,213 · -2.6% YoY. Source: county tax records.