8 Queen Palm Dr · Winding Cypress, FL 34114

$175,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 373 Days on market

Built 2025

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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

This charming 1,344 square feet manufactured home in Marco Shores features a spacious living room, dining room, master bedroom with en suite bathroom and walk-in closet, a modern kitchen with stainless steel appliances, and a convenient laundry room. The home also boasts a lovely lanai, perfect for enjoying the sunny Florida weather. Exterior features include a carport, shed, sprinkler system, and beautiful trees on the property. Located in Naples, FL, the Marco Shores community offers residents a relaxing and enjoyable atmosphere with amenities such as a clubhouse, swimming pool, and tennis courts. The community is conveniently located near shopping, dining, and entertainment options, as w

Key facts

• Built 2025
• Listed 373 days

Property features AI

Finance

• Financial info: List price $175,900

Exterior

• Home design: Single-family property (spec build); Address: 8 Queen Palm Dr, Naples, FL 34114
• Exterior features: Living area of 1,344 (living area figure provided)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Spec new construction

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $176k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $176k).
• Recommended offer: $155k (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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $3,355/mo this rent would consume 45% of the median local household income ($89k/yr) (locally 550% 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 (-1.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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 $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 373 days — a 12% 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 8→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 373 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.91% ✓
• Cap rate: 16.08%
• Cash-on-cash: 34.95%
• DSCR: 2.56
• GRM: 4.4

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: 21.9%
• Equity multiple: 1.98×
• Total profit: $48,196
• Equity at exit: $38,436

10-year hold

• IRR: 28.1%
• Equity multiple: 3.83×
• Total profit: $139,346
• Equity at exit: $37,025

Cash invested: $49,252 (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: 4.4×

Monthly cashflow live

• Estimated rent: $3,355 high
• Mortgage (P&I): −$922
• Tax est. 1.5%: −$220 /mo · $2,638/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $1,008

Break-even live

Break-even rent $2,079

Max offer price $175,900

Occupancy floor 65%

Sensitivity live

Price	-10% $1,130	-5% $1,069	+0% $1,008	+5% $947	+10% $886
Rent	-10% $743	-5% $875	+0% $1,008	+5% $1,140	+10% $1,273
Rate	-1.0pp $1,097	-0.5pp $1,053	base $1,008	+0.5pp $962	+1.0pp $916

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1276 Enbrook Loop Naples, FL	2.0	2.0	1503	$5,000	$3.33	24d	1	0.31mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	24d	1	0.34mi
1171 Tranquil Brook Dr Naples, FL	2.0	2.0	1503	$4,500	$2.99	15d	1	0.38mi
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	15d	1	0.40mi
1157 Enbrook Loop Naples, FL	2.0	2.0	1503	$3,000	$2.00	24d	1	0.41mi
842 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,800	$1.86	24d	1	0.46mi
1078 Rolling Brook Ln Naples, FL	2.0	2.0	1503	$2,750	$1.83	22d	1	0.47mi
847 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,950	$1.96	24d	1	0.48mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	24d	1	0.51mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	24d	1	0.51mi
2244 Yellowfin Cir Naples, FL	3.0	2.0	1655	$3,300	$1.99	15d	1	0.54mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	0.56mi
1014 Manatee Rd Unit F307 Naples, FL	2.0	2.0	900	$1,800	$2.00	24d	1	0.58mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$1,772	$1.91	24d	9	0.59mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.63mi
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	24d	1	0.65mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	24d	1	0.70mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	15d	1	0.98mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	15d	2	1.00mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	24d	1	1.00mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	24d	1	1.05mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	15d	1	1.11mi
14214 Manchester Dr Naples, FL	3.0	2.0	1560	$2,700	$1.73	22d	1	1.11mi
14214 Manchester Dr Naples, FL	3.0	2.0	1560	$2,800	$1.79	24d	1	1.11mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	15d	1	1.13mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	24d	1	1.14mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	15d	1	1.18mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	15d	1	1.24mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	15d	1	1.30mi
14103 Nautica Ct Naples, FL	3.0	2.5	1850	$3,650	$1.97	24d	1	1.34mi
14796 Canton Ct Naples, FL	3.0	2.0	1677	$7,000	$4.17	24d	1	1.35mi
7674 Jacaranda Ln Naples, FL	2.0	2.0	1554	$3,800	$2.45	24d	1	1.36mi
7052 Live Oak Dr Naples, FL	2.0	2.0	1685	$9,000	$5.34	24d	1	1.36mi
7567 Winding Cypress Dr Naples, FL	3.0	2.0	1805	$11,500	$6.37	24d	1	1.37mi
7662 Jacaranda Ln Naples, FL	2.0	2.0	1555	$3,500	$2.25	15d	1	1.38mi
7631 Jacaranda Ln Naples, FL	2.0	2.0	1542	$7,000	$4.54	24d	1	1.39mi
22 Cypress View Dr Unit B22 Naples, FL	2.0	2.0	1534	$7,000	$4.56	24d	1	1.40mi
14162 Nautica Ct Naples, FL	3.0	2.0	1684	$3,800	$2.26	24d	1	1.45mi

Listing history 12 events

1. 2026-06-18
   days on market $175,900 Active 373 DOM
2. 2026-06-17
   days on market $175,900 Active 372 DOM
3. 2026-06-16
   days on market $175,900 Active 371 DOM
4. 2026-06-15
   days on market $175,900 Active 370 DOM
5. 2026-06-10
   days on market $175,900 Active 365 DOM
6. 2026-06-09
   days on market $175,900 Active 364 DOM
7. 2026-06-08
   days on market $175,900 Active 363 DOM
8. 2026-06-07
   days on market $175,900 Active 362 DOM
9. 2026-06-02
   days on market $175,900 Active 357 DOM
10. 2026-06-01
    days on market $175,900 Active 356 DOM
11. 2026-05-31
    days on market $175,900 Active 355 DOM
12. 2026-05-30
    days on market $175,900 Active 354 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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥108°F today · 32 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: $40,255
• − Mortgage interest: −$9,853
• − Property taxes: −$2,638
• − Insurance: −$5,998
• − Repairs & maintenance: −$3,220
• − Management: −$3,220
• − Depreciation: −$5,117
• Taxable income: $10,208
• Est. tax owed @ 24.0%: −$2,450
• After-tax cash flow: $9,646/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