65 Turquoise Ave Unit 65T · Winding Cypress, FL 34114

$258,500

3 bd · 2.0 ba · 1,549 sqft · Manufactured · 324 Days on market

Built 2003 Good condition 4,791 sqft lot $162/mo HOA · 4% 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
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0

Listing remarks

3 bed/2 bath home in desirable Enchanting Shores 55+ community. This home features 1,549 sq. ft of A/C living area including family dining room, eat-in kitchen, living room, separate laundry room with storage and attached workshop. Total area of 2,430 sq. ft including screen lanai and barbecue area. Enchanting shores offers an active community lifestyle. This includes pool, bocce/pickleball courts, tennis, horseshoes, shuffleboard and fitness classes. Also included is community boat GULF ACCESS and yearly boat parking . This home is fully renovated to a very high standard, including new granite and quartz countertops, new floors, new cabinetry and appliances appliances. Air conditioner and

Key facts

• Screen lanai
• Barbecue area
• Attached workshop

Tags

• COMMUNITY BOAT GULF ACCESS
• SCREEN LANAI
• BARBECUE AREA
• SEPARATE LAUNDRY ROOM
• ATTACHED WORKSHOP
• NEW CABINETRY

Property features AI

Finance

• Other: No RVs allowed (restriction); Private road; Lot dimensions roughly 46 x 100 (total area ~0.11 acres); Irrigation: central; View: see remarks
• HOA & community: Quarterly HOA fee ($487); HOA maintenance includes lawn/land maintenance, manager, exterior pest control, recreation facilities, sewer, trash removal and water; On-site management; Community amenities: clubhouse, community pool, community room, common laundry, basketball, tennis, pickleball, bocce, shuffleboard, fishing pier, community boat ramp, community gulf boat access, boat storage; Community type: boating, mobile/manufactured, non-gated; Total annual recurring fees approximately $1,948

Exterior

• Parking: Driveway (paved) with 2+ spaces; Attached 2-car carport
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Manufactured / modular construction; Single-story; Rear exposure faces north
• Construction: Built in 2003; Shingle roof; Modular/manufactured building design
• Exterior features: Patio; Automatic sprinkler system; Shutters (manual); Double-hung windows; Vinyl siding; Zero lot line

Interior

• Kitchen: Island; Electric cooktop; Self-cleaning oven; Dishwasher; Disposal; Microwave; Refrigerator/freezer
• Bedrooms: 3 bedrooms; Primary suite on the first floor; Split bedroom floor plan
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Primary bathroom with shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Pantry; Smoke detectors; Window coverings; Open porch/lanai; Screened lanai/porch; Workshop; Family room; Dining area with breakfast bar and breakfast room; Island in kitchen
• Laundry & utility: Washer; Dryer; Washer/dryer hookup; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $258k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $258k).
• Recommended offer: $227k (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; 40 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).
• At $4,331/mo this rent would consume 58% 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 $2k of loan paydown is wiped out by about $4k 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 $72k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($227k) 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 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. 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. 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.
7. 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.
8. 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: 1.68% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.42%
• DSCR: 2.09
• GRM: 5.0

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: 13.5%
• Equity multiple: 1.59×
• Total profit: $42,981
• Equity at exit: $56,486

10-year hold

• IRR: 20.3%
• Equity multiple: 2.99×
• Total profit: $144,227
• Equity at exit: $54,411

Cash invested: $72,380 (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: 5.0×

Monthly cashflow live

• Estimated rent: $4,331 high
• Mortgage (P&I): −$1,356
• Tax est. 1.5%: −$323 /mo · $3,878/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$162
• Vacancy / Maint / Mgmt: −$910
• Net cashflow: $1,047

Break-even live

Break-even rent $3,006

Max offer price $258,500

Occupancy floor 71%

Sensitivity live

Price	-10% $1,225	-5% $1,136	+0% $1,047	+5% $957	+10% $868
Rent	-10% $704	-5% $876	+0% $1,047	+5% $1,218	+10% $1,389
Rate	-1.0pp $1,177	-0.5pp $1,112	base $1,047	+0.5pp $980	+1.0pp $911

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: $64,625
• Closing costs: $7,755
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.10mi
1171 Tranquil Brook Dr Naples, FL	2.0	2.0	1503	$4,500	$2.99	14d	1	0.14mi
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	14d	1	0.17mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	24d	1	0.19mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	24d	1	0.25mi
1078 Rolling Brook Ln Naples, FL	2.0	2.0	1503	$2,750	$1.83	21d	1	0.29mi
1157 Enbrook Loop Naples, FL	2.0	2.0	1503	$3,000	$2.00	24d	1	0.29mi
842 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,800	$1.86	24d	1	0.34mi
847 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,950	$1.96	24d	1	0.37mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$2,020	$2.17	24d	9	0.39mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	24d	1	0.44mi
2057 Yellowfin Cir Naples, FL	3.0	3.0	2080	$7,800	$3.75	24d	1	0.56mi
2122 Yellowfin Cir Naples, FL	4.0	3.0	2200	$3,200	$1.45	14d	1	0.59mi
6767 Pennyroyal Dr Naples, FL	3.0	2.0	2185	$10,500	$4.81	24d	1	0.67mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	24d	1	0.74mi
1937 Yellowfin Cir Naples, FL	3.0	2.0	2214	$3,830	$1.73	21d	1	0.75mi
2244 Yellowfin Cir Naples, FL	3.0	2.0	1655	$3,300	$1.99	14d	1	0.77mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	14d	2	0.89mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	24d	1	0.89mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	0.89mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	14d	1	1.00mi
3985 Deer Crossing Ct #201 Naples, FL	3.0	2.0	1981	$5,795	$2.93	24d	1	1.12mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	14d	1	1.12mi
3975 Deer Crossing Ct #201 Naples, FL	3.0	2.0	2101	$7,500	$3.57	24d	1	1.13mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	24d	1	1.14mi
9243 Tesoro Ln Unit 2 Naples, FL	3.0	3.0	2100	$6,500	$3.10	14d	1	1.14mi
9255 Museo #103 Naples, FL	3.0	3.0	2100	$9,000	$4.29	24d	1	1.15mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	24d	1	1.16mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	1.16mi
9242 Tesoro Ln Unit 1-102 Naples, FL	3.0	3.0	2237	$3,000	$1.34	24d	1	1.17mi
22 Cypress View Dr Unit B22 Naples, FL	2.0	2.0	1534	$7,000	$4.56	24d	1	1.17mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	14d	1	1.17mi
9267 Museo Cir Unit 204 Naples, FL	3.0	3.5	2100	$5,200	$2.48	24d	1	1.20mi
3940 Deer Crossing Ct Unit 4-203 Naples, FL	3.0	2.0	2166	$7,500	$3.46	24d	1	1.20mi
3930 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1950	$2,530	$1.30	14d	1	1.22mi
9259 Museo Cir #102 Naples, FL	3.0	3.0	2100	$4,150	$1.98	24d	1	1.24mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	14d	1	1.25mi
7052 Live Oak Dr Naples, FL	2.0	2.0	1685	$9,000	$5.34	24d	1	1.33mi
9571 Mussorie Ct Naples, FL	3.0	3.5	2117	$12,500	$5.90	24d	1	1.33mi
1414 Oceania Dr S Naples, FL	3.0	2.0	1572	$5,000	$3.18	24d	1	1.36mi

HOA detail

• Monthly dues: $162 · $1,944/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-18
   days on market $258,500 Active 324 DOM
2. 2026-06-17
   days on market $258,500 Active 323 DOM
3. 2026-06-16
   days on market $258,500 Active 322 DOM
4. 2026-06-15
   days on market $258,500 Active 321 DOM
5. 2026-06-10
   days on market $258,500 Active 316 DOM
6. 2026-06-09
   days on market $258,500 Active 315 DOM
7. 2026-06-08
   days on market $258,500 Active 314 DOM
8. 2026-06-07
   days on market $258,500 Active 313 DOM
9. 2026-06-03
   remarks 699-char remark
10. 2026-06-03
    listed $258,500 Active 308 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 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: $51,974
• − Mortgage interest: −$14,480
• − Property taxes: −$3,878
• − Insurance: −$6,411
• − Repairs & maintenance: −$4,158
• − Management: −$4,158
• − HOA: −$1,944
• − Depreciation: −$7,520
• Taxable income: $9,425
• Est. tax owed @ 24.0%: −$2,262
• After-tax cash flow: $10,297/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 fully renovated mobile home in Enchanting Shores 55+ community is move-in ready with new finishes and appliances. It offers a good condition score and potential for further value through exterior painting and landscaping improvements.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both trim landscaping — improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both trim landscaping — improves curb appeal 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 — 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

-0.2% since first listed

2 events — show timeline

• 2025-12-04 Price Changed $258,500 NAPLESMLS
• 2025-07-29 Listed $259,000 NAPLESMLS