893 Manatee Rd · Winding Cypress, FL 34114

$165,000

2 bd · 1.0 ba · 552 sqft · Manufactured public records · 210 Days on market

Built 1970 6,534 sqft lot $19/mo HOA · 1% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

FURNISHED 1 BEDROOM PLUS DEN, 1 BATH MANUFACTURED HOME LOCATED IN A PET FRIENDLY 55 COMMUNITY WITH GULF-ACCESS BOAT RAMP AND YOU OWN THE LAND! OPEN FLOOR PLAN & EAT-IN KITCHEN. A/C WALL UNIT 1 YEAR OLD. READY FOR CENTRAL AIR. EXTRA LONG CARPORT FOR YOUR BOAT.

Key facts

• Direct gulf access
• Vinyl flooring
• Remodeled kitchen

Tags

• DIRECT GULF ACCESS
• REMODELED KITCHEN
• CENTRAL AIR
• LAUNDRY IN RESIDENCE
• VINYL FLOORING

Property features AI

Finance

• Other: Deeded restrictions; Boat access via community boat ramp
• HOA & community: Mandatory HOA; Annual HOA fee of $225; HOA provides legal/accounting and management services; Professional management; Community amenities include BBQ/picnic area, community boat ramp, community gulf boat access, community pool, and fishing pier; Community types: Boating, Mobile/Manufactured, Non-gated

Exterior

• Parking: Covered, attached carport with 2 spaces
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential home; 1 story (ranch); Rear exposure faces north
• Construction: Manufactured construction; Metal roof; Roof over; Built in 1970
• Exterior features: Deck; Patio; Exterior storage; Single-hung windows; Vinyl siding

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator; Freezer; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; Master bathroom with shower-only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: High-speed internet available; Eat-in kitchen; Screened lanai/porch; Laundry in residence; Great room; Guest room; Furnishings negotiable; Split-bedroom floor plan
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (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; 1 comparable units currently listed for rent nearby; 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 $1k 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $165k implies a 450% gain — meaningful room to come down on a strong offer.

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; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1970 — 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: 1.35% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.01%
• DSCR: 1.89
• GRM: 6.2

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: 3.3%
• Equity multiple: 1.14×
• Total profit: $6,615
• Equity at exit: $36,055

10-year hold

• IRR: 10.7%
• Equity multiple: 2.01×
• Total profit: $46,613
• Equity at exit: $34,731

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 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 900
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,231 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$19
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $344

Break-even live

Break-even rent $1,796

Max offer price $165,000

Occupancy floor 80%

Sensitivity live

Price	-10% $437	-5% $391	+0% $344	+5% $297	+10% $251
Rent	-10% $168	-5% $256	+0% $344	+5% $432	+10% $520
Rate	-1.0pp $427	-0.5pp $386	base $344	+0.5pp $301	+1.0pp $258

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$1,772	$1.91	24d	9	0.22mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 20 events

1. 2026-06-18
   days on market $165,000 Active 210 DOM
2. 2026-06-17
   days on market $165,000 Active 209 DOM
3. 2026-06-16
   days on market $165,000 Active 208 DOM
4. 2026-06-15
   days on market $165,000 Active 207 DOM
5. 2026-06-10
   days on market $165,000 Active 202 DOM
6. 2026-06-09
   days on market $165,000 Active 201 DOM
7. 2026-06-08
   days on market $165,000 Active 200 DOM
8. 2026-06-07
   days on market $165,000 Active 199 DOM
9. 2026-06-03
   days on market $165,000 Active 195 DOM
10. 2026-06-02
    days on market $165,000 Active 194 DOM
11. 2026-06-01
    days on market $165,000 Active 193 DOM
12. 2026-05-31
    days on market $165,000 Active 192 DOM
13. 2026-05-30
    days on market $165,000 Active 191 DOM
14. 2026-04-24
    price $165,000
15. 2025-11-20
    listed $179,000 Active
16. 2025-03-09
    listed $179,900 Active
17. 2013-05-29
    price $35,900 266-char remark

    Show marketing remark (266 chars)

    FURNISHED 1 BEDROOM PLUS DEN, 1 BATH MANUFACTURED HOME LOCATED IN A PET FRIENDLY 55 COMMUNITY WITH GULF-ACCESS BOAT RAMP AND YOU OWN THE LAND! OPEN FLOOR PLAN & EAT-IN KITCHEN. A/C WALL UNIT 1 YEAR OLD. READY FOR CENTRAL AIR. EXTRA LONG CARPORT FOR YOUR BOAT.

18. 2013-05-29
    soldstatus $30,000 266-char remark

    Show marketing remark (266 chars)

    FURNISHED 1 BEDROOM PLUS DEN, 1 BATH MANUFACTURED HOME LOCATED IN A PET FRIENDLY 55 COMMUNITY WITH GULF-ACCESS BOAT RAMP AND YOU OWN THE LAND! OPEN FLOOR PLAN & EAT-IN KITCHEN. A/C WALL UNIT 1 YEAR OLD. READY FOR CENTRAL AIR. EXTRA LONG CARPORT FOR YOUR BOAT.

19. 2012-05-16
    listed $30,000 266-char remark

    Show marketing remark (266 chars)

    FURNISHED 1 BEDROOM PLUS DEN, 1 BATH MANUFACTURED HOME LOCATED IN A PET FRIENDLY 55 COMMUNITY WITH GULF-ACCESS BOAT RAMP AND YOU OWN THE LAND! OPEN FLOOR PLAN & EAT-IN KITCHEN. A/C WALL UNIT 1 YEAR OLD. READY FOR CENTRAL AIR. EXTRA LONG CARPORT FOR YOUR BOAT.

20. 1987-03-01
    soldstatus $14,000

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$901/yr (+$75/mo · 192.0%)

ⓘ 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 · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 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: $26,774
• − Mortgage interest: −$9,243
• − Property taxes: −$469
• − Insurance: −$5,944
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − HOA: −$228
• − Depreciation: −$4,800
• Taxable income: $1,807
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $3,694/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

+1078.6% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $165,000 NAPLESMLS
• 2025-11-20 Listed $179,000 NAPLESMLS
• 2025-03-09 Listed $179,900 BEARMLS
• 2013-05-29 Sold (MLS) $30,000 NAPLESMLS
• 2013-05-29 Price Changed $35,900 NAPLESMLS
• 2012-05-16 Listed $30,000 NAPLESMLS
• 1987-03-01 Sold (Public Records) $14,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $469 · +6.3% YoY. Source: county tax records.