106 Moon Bay St · Marco Shores-Hammock Bay, FL 34114

$249,900

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 79 Days on market

Built 1972 6,098 sqft lot

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Why this score? — see what drove the C 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• 1% rule +4.2/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. 106 Moon Bay St - Affordable Naples Living with No HOA! Discover a rare opportunity to own a charming, manufactured home on its own lot in Naples, Florida. This cozy residence offers approximately 672 sq ft of living space with 2 bedrooms and 1 bath, ideal for first-time buyers, seasonal residents, or investors looking for a manageable property in a prime Southwest Florida location. The home features a bright, open interior layout that maximizes functionality, with living spaces that flow seamlessly for comfort and convenience. In-unit laundry adds practicality, while the private lot provides ample outdoor space for g

Key facts

• Private lot
• No hoa fees
• In unit laundry

Tags

• PRIVATE LOT
• IN UNIT LAUNDRY
• ROOM FOR RV OR BOAT PARKING
• QUIET NEIGHBORHOOD
• NO HOA FEES
• EASY ACCESS TO BEACHES

Property features AI

Finance

• Other: Lot is approximately 0.14 acres; Total area listed as 672; Lot described as regular; City-maintained paved public road access; Subdivision/Lot unit: Port Au Prince, Lot 106; View: See remarks; Possession at closing
• HOA & community: No HOA maintenance; Community amenities: None; Community type: See remarks

Exterior

• Parking: Attached 1-car garage
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential property; 1 story (Ranch); Rear exposure faces east; Located in the Port Au Prince community
• Construction: Manufactured construction; Built in 1972; Metal roof; Vinyl siding exterior
• Exterior features: Storage; Single-hung windows; Vinyl siding

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator/Freezer
• Bedrooms: 2 bedrooms (one on the first floor)
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; No master bath
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Laundry tub; Window coverings; Split bedroom floor plan; Dining area combines with living room
• Laundry & utility: Laundry tub (in-unit)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (7.6% below list).
• Recommended offer: $229k (8.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade C — 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.
• Zoned schools: Manatee Elementary School (math 58% / reading 51%, grade C, #892 of 2,144 statewide, top 44%, 584 students, 73% FRL); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Market conditions: Rents rising (+3.2%/yr); 904 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).
• This rent runs 31% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $250k implies a 455% 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 5→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,646 (8.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.92% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 9.0

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: -10.7%
• Equity multiple: 0.55×
• Total profit: $-31,195
• Equity at exit: $54,606

10-year hold

• IRR: -3.2%
• Equity multiple: 0.72×
• Total profit: $-19,395
• Equity at exit: $52,601

Cash invested: $69,972 (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: 904
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,309 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$103 /mo · $1,241/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-120

Break-even live

Break-even rent $2,462

Max offer price $228,646

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-50	+0% $-120	+5% $-191	+10% $-262
Rent	-10% $-303	-5% $-212	+0% $-120	+5% $-29	+10% $62
Rate	-1.0pp $6	-0.5pp $-57	base $-120	+0.5pp $-185	+1.0pp $-251

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Ocho Rios Naples, FL	2.0	2.0	672	$1,850	$2.75	25d	1	0.15mi

Listing history 17 events

1. 2026-06-21
   days on market $249,900 Active 79 DOM
2. 2026-06-18
   days on market $249,900 Active 76 DOM
3. 2026-06-17
   days on market $249,900 Active 75 DOM
4. 2026-06-16
   days on market $249,900 Active 74 DOM
5. 2026-06-15
   days on market $249,900 Active 73 DOM
6. 2026-06-14
   days on market $249,900 Active 71 DOM
7. 2026-06-10
   days on market $249,900 Active 68 DOM
8. 2026-06-09
   days on market $249,900 Active 67 DOM
9. 2026-06-08
   days on market $249,900 Active 66 DOM
10. 2026-06-07
    days on market $249,900 Active 65 DOM
11. 2026-06-03
    days on market $249,900 Active 61 DOM
12. 2026-06-02
    days on market $249,900 Active 60 DOM
13. 2026-06-01
    days on market $249,900 Active 59 DOM
14. 2026-05-31
    days on market $249,900 Active 58 DOM
15. 2026-05-30
    days on market $249,900 Active 57 DOM
16. 2026-04-03
    listed $249,900 Active
17. 2003-06-30
    soldstatus $45,000

ⓘ 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: $1,241 · $103/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$833/yr (+$69/mo · 67.1%)

ⓘ 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 5 d/yr ≥107°F today · 21 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: $27,711
• − Mortgage interest: −$13,998
• − Property taxes: −$1,241
• − Insurance: −$6,368
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − Depreciation: −$7,270
• Taxable loss: −$5,600
• Est. tax savings @ 24.0%: +$1,344
• After-tax cash flow: $-100/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 — Marco Shores-Hammock Bay

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

+455.3% since first listed

2 events — show timeline

• 2026-04-03 Listed $249,900 NAPLESMLS
• 2003-06-30 Sold (Public Records) $45,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $1,241 · -5.4% YoY. Source: county tax records.