276 Grosbeak Ln #276 · Winding Cypress, FL 34114

$239,000

3 bd · 2.0 ba · 1,458 sqft · Condo public records · 225 Days on market

Built 2000 $296/mo HOA · 8% 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

Discover Quail Roost, a hidden gem tucked just off US-41, featuring a welcoming neighborhood of 142 homes. A rare find—you own the land here. That’s right—no lot rent, and no 55+ age restrictions. Ideal for a 1031 exchange, a seasonal retreat, or a full-time Florida residence. This charming 3-bedroom, 2-bath home (built in 2000) offers an inviting open layout with vaulted ceilings, creating a bright and spacious feel. The split-bedroom floor plan ensures comfort and privacy for guests. The kitchen provides generous cabinet space and room for a dining table or cozy breakfast nook. The primary suite accommodates a king-size bed, features a walk-in closet, and includes an ens

Key facts

• Walk-in closet
• No lot rent
• Ensuite bath

Tags

• OWN THE LAND
• NO LOT RENT
• SPLIT-BEDROOM FLOOR PLAN
• GENEROUS CABINET SPACE
• WALK-IN CLOSET
• ENSUITE BATH

Property features AI

Finance

• Other: Property is in the Quail Roost development; Lot is deeded; Lot is regular-shaped with landscaped area view; Irrigation: central
• HOA & community: Mandatory HOA; Quarterly HOA fee of $888; Annual recurring HOA fees total $3,552; One-time fees total $150; Professional management; HOA maintenance covers cable, lawn/land maintenance, manager, recreation facilities, sewer, water; Community amenities include clubhouse, community pool, BBQ/picnic area, boat storage; Mobile/manufactured community; Complex contains 142 units

Exterior

• Parking: Attached carport (1 space)
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential home; 1 story (ranch); Rear exposure facing north
• Construction: Manufactured construction; Vinyl siding exterior; Shingle roof; Built in 2000; Concrete foundation
• Exterior features: Storage; Double-hung windows; Storm protection (remarks)

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms; Split bedroom floor plan
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bathroom with combo tub and shower and jetted tub
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Built-in cabinets; High-speed internet available; Smoke detectors; Vaulted ceiling; Walk-in closet; Family room; Guest room; Guest bath; Screened lanai/porch; Dining area (family)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $239k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $239k).
• Recommended offer: $210k (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; 35 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 $3,748/mo this rent would consume 50% 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 $67k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $78k; list at $239k implies a 206% 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; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 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: 12.02%
• Cash-on-cash: 20.45%
• DSCR: 1.91
• 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: 8.1%
• Equity multiple: 1.35×
• Total profit: $23,541
• Equity at exit: $52,225

10-year hold

• IRR: 15.3%
• Equity multiple: 2.47×
• Total profit: $98,308
• Equity at exit: $50,307

Cash invested: $66,920 (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: 5.3×

Monthly cashflow live

• Estimated rent: $3,748 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$172 /mo · $2,061/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$296
• Vacancy / Maint / Mgmt: −$787
• Net cashflow: $714

Break-even live

Break-even rent $2,845

Max offer price $239,000

Occupancy floor 76%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,950	$1.96	23d	1	0.49mi
1157 Enbrook Loop Naples, FL	2.0	2.0	1503	$3,000	$2.00	23d	1	0.49mi
842 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,800	$1.86	23d	1	0.50mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	23d	1	0.50mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	23d	1	0.55mi
1078 Rolling Brook Ln Naples, FL	2.0	2.0	1503	$2,750	$1.83	21d	1	0.61mi
1276 Enbrook Loop Naples, FL	2.0	2.0	1503	$5,000	$3.33	23d	1	0.63mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	23d	1	0.65mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	13d	1	0.65mi
1171 Tranquil Brook Dr Naples, FL	2.0	2.0	1503	$4,500	$2.99	13d	1	0.68mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$2,020	$2.17	23d	9	0.71mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	13d	1	0.71mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	13d	1	0.74mi
1014 Manatee Rd Unit F307 Naples, FL	2.0	2.0	900	$1,800	$2.00	23d	1	0.74mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	23d	1	0.78mi
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	13d	1	0.83mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	23d	1	0.85mi
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	23d	1	0.85mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	23d	1	0.85mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	23d	1	0.88mi
2244 Yellowfin Cir Naples, FL	3.0	2.0	1655	$3,300	$1.99	13d	1	0.88mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	23d	1	0.95mi
163 Indies Dr E #206 Naples, FL	3.0	2.0	1698	$6,000	$3.53	23d	1	1.08mi
163 Indies Dr E #106 Naples, FL	3.0	2.0	1698	$7,500	$4.42	23d	1	1.08mi
163 Indies Dr E #203 Naples, FL	2.0	2.0	1448	$7,200	$4.97	23d	1	1.08mi
268 Indies Dr E #102 Naples, FL	2.0	2.0	1537	$7,500	$4.88	23d	1	1.20mi
14214 Manchester Dr Naples, FL	3.0	2.0	1560	$2,700	$1.73	21d	1	1.21mi
14214 Manchester Dr Naples, FL	3.0	2.0	1560	$2,800	$1.79	23d	1	1.21mi
232 Indies Dr E #101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	23d	1	1.24mi
244 Indies Dr E #101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	21d	1	1.24mi
262 Indies Dr E Unit 101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	23d	1	1.25mi
286 Indies Dr E Unit 202 Naples, FL	3.0	2.0	1509	$3,200	$2.12	23d	1	1.25mi
14796 Canton Ct Naples, FL	3.0	2.0	1677	$7,000	$4.17	23d	1	1.37mi
8365 Whisper Trace Way Unit L204 Naples, FL	3.0	2.0	1752	$6,500	$3.71	13d	1	1.40mi
8355 Whisper Trace Way Unit K104 Naples, FL	3.0	2.0	1674	$6,500	$3.88	13d	1	1.42mi

HOA detail condo

• Monthly dues: $296 · $3,552/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $239,000 Active 225 DOM
2. 2026-06-17
   days on market $239,000 Active 224 DOM
3. 2026-06-16
   days on market $239,000 Active 223 DOM
4. 2026-06-15
   days on market $239,000 Active 222 DOM
5. 2026-06-10
   days on market $239,000 Active 217 DOM
6. 2026-06-09
   days on market $239,000 Active 216 DOM
7. 2026-06-08
   days on market $239,000 Active 215 DOM
8. 2026-06-07
   days on market $239,000 Active 214 DOM
9. 2026-06-03
   days on market $239,000 Active 210 DOM
10. 2026-06-02
    days on market $239,000 Active 209 DOM
11. 2026-06-01
    days on market $239,000 Active 208 DOM
12. 2026-05-31
    days on market $239,000 Active 207 DOM
13. 2026-05-30
    days on market $239,000 Active 206 DOM
14. 2026-01-26
    price $239,000
15. 2025-11-05
    listed $249,000 Active
16. 2025-07-19
    historical $2,900
17. 2025-02-04
    price $2,900
18. 2024-10-31
    listed $3,000
19. 2024-05-24
    historical
20. 2023-12-06
    listed $298,000 Active
21. 2022-10-26
    historical
22. 2022-08-16
    price $279,000
23. 2022-03-14
    price $298,000
24. 2022-02-08
    price $299,000
25. 2022-01-24
    listed $325,000 Active
26. 2011-05-04
    soldstatus $78,000
27. 2011-04-15
    soldstatus $78,000
28. 2011-04-15
    soldstatus $78,000
29. 2006-05-19
    listed $89,900
30. 2006-05-19
    listed $89,900
31. 2005-07-28
    soldstatus $139,000
32. 2005-02-24
    listed $137,500
33. 1998-06-18
    soldstatus $75,000

ⓘ 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: $2,061 · $172/mo
• Projected year-2 tax: $2,061 · $172/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 · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $44,976
• − Mortgage interest: −$13,388
• − Property taxes: −$2,061
• − Insurance: −$6,314
• − Repairs & maintenance: −$3,598
• − Management: −$3,598
• − HOA: −$3,552
• − Depreciation: −$6,953
• Taxable income: $5,514
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $7,242/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

+218.7% since first listed

20 events — show timeline

• 2026-01-26 Price Changed $239,000 NAPLESMLS
• 2025-11-05 Listed $249,000 NAPLESMLS
• 2025-07-19 Rental Removed $2,900 NAPLESMLS
• 2025-02-04 Price Changed $2,900 NAPLESMLS
• 2024-10-31 Listed for Rent $3,000 NAPLESMLS
• 2024-05-24 Listing Removed — FORTMLS
• 2023-12-06 Listed $298,000 FORTMLS
• 2022-10-26 Listing Removed — FORTMLS
• 2022-08-16 Price Changed $279,000 FORTMLS
• 2022-03-14 Price Changed $298,000 FORTMLS
• 2022-02-08 Price Changed $299,000 FORTMLS
• 2022-01-24 Listed $325,000 FORTMLS
• 2011-05-04 Sold (Public Records) $78,000 Public Records
• 2011-04-15 Sold (MLS) $78,000 NAPLESMLS
• 2011-04-15 Sold (MLS) $78,000 MIML
• 2006-05-19 Listed $89,900 NAPLESMLS
• 2006-05-19 Listed $89,900 MIML
• 2005-07-28 Sold (Public Records) $139,000 Public Records
• 2005-02-24 Listed $137,500 MIML
• 1998-06-18 Sold (Public Records) $75,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,061 · +3.6% YoY. Source: county tax records.