565 Cattleya Refuge #565 · Winding Cypress, FL 34114

$110,000

1 bd · 2.0 ba · 488 sqft · Condo public records · 110 Days on market

Built 1988 $299/mo HOA · 16% 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

Welcome to resort-style living in Imperial Wilderness, a 55+ active, gated community in Sunny Southwest Florida! This home offers 1 bedroom, a spacious flex area, and 2 full bathrooms, and is being sold furnished for your convenience. The A/C was replaced in 2022, and the home features a durable metal roof. Best of all, you own the land and enjoy low HOA fees of just $898 per quarter. Your quarterly dues cover cable, trash, recycling, water, sewer, and lawn care… making for easy, low-maintenance living. Step out back and enjoy a relaxing pond view. The perfect spot for your morning coffee or unwinding in the evening. The community amenities are second to none, including two pools, a

Key facts

• Gated community
• Pond view
• On site dog parks

Tags

• GATED COMMUNITY
• POND VIEW
• COMMUNITY AMENITIES
• TWO POOLS
• ON SITE DOG PARKS
• NATURE TRAIL

Property features AI

Finance

• Financial info: Maximum pets: 1 (conditional; call for details); Maximum pet weight: 40 lbs
• HOA & community: Homeowners association with quarterly fee; HOA covers cable TV, grounds maintenance, sewer, trash, and water; Community amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, bocce, shuffleboard, billiards, library, pier, dog park, and management; Senior community

Exterior

• Parking: Paved parking
• Security: Gated community
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; Single-story; Entry level 1; North-facing entry; Has a view; Resale property
• Construction: Metal roof; Vinyl siding; Rectangular lot; Lot exposures to the south; Lot dimensions approximately 40 x 68 x 33 x 69; Irrigation with reclaimed water
• Exterior features: Patio; Water feature / pond on lot; Community pool

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Freezer
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Ceiling fan(s)
• Interior features: Furnished; Built-in features; Eat-in kitchen; Main level primary; Bedroom on main level; Tub/shower; Window treatments; Air filtration; Skylight(s); Shutters; Single-hung windows; Window coverings
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $59 ($705/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% 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; 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 $761 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.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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. 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 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: 1.75% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.91%
• DSCR: 1.84
• GRM: 4.8

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: -4.6%
• Equity multiple: 0.80×
• Total profit: $-6,038
• Equity at exit: $24,036

10-year hold

• IRR: 3.4%
• Equity multiple: 1.31×
• Total profit: $9,683
• Equity at exit: $23,154

Cash invested: $30,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$299
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $59

Break-even live

Break-even rent $1,850

Max offer price $110,000

Occupancy floor 92%

Sensitivity live

Price	-10% $121	-5% $90	+0% $59	+5% $28	+10% $-4
Rent	-10% $-93	-5% $-17	+0% $59	+5% $135	+10% $211
Rate	-1.0pp $114	-0.5pp $87	base $59	+0.5pp $30	+1.0pp $1

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $299 · $3,588/yr
• Likely covers: watersewertrashcablelandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $110,000 Active 110 DOM
2. 2026-06-18
   days on market $110,000 Active 107 DOM
3. 2026-06-17
   days on market $110,000 Active 106 DOM
4. 2026-06-16
   days on market $110,000 Active 105 DOM
5. 2026-06-15
   days on market $110,000 Active 104 DOM
6. 2026-06-14
   days on market $110,000 Active 102 DOM
7. 2026-06-10
   days on market $110,000 Active 99 DOM
8. 2026-06-09
   days on market $110,000 Active 98 DOM
9. 2026-06-08
   days on market $110,000 Active 97 DOM
10. 2026-06-07
    days on market $110,000 Active 96 DOM
11. 2026-06-03
    days on market $110,000 Active 92 DOM
12. 2026-06-02
    days on market $110,000 Active 91 DOM
13. 2026-06-01
    days on market $110,000 Active 90 DOM
14. 2026-06-01
    price $110,000 Active 89 DOM
15. 2026-05-31
    days on market $115,000 Active 89 DOM
16. 2026-05-30
    days on market $115,000 Active 88 DOM
17. 2026-03-03
    listed $115,000 Active
18. 2026-02-21
    historical
19. 2026-02-14
    listed $115,000

ⓘ 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: $1,358 · $113/mo
• Projected year-2 tax: $1,358 · $113/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 8/10 Severe FEMA zone AE · 98% 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: $23,091
• − Mortgage interest: −$6,162
• − Property taxes: −$1,358
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − HOA: −$3,588
• − Depreciation: −$3,200
• Taxable loss: −$580
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $844/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

+0.0% since first listed

3 events — show timeline

• 2026-03-03 Listed $115,000 FORTMLS
• 2026-02-21 Listing Removed — NAPLESMLS
• 2026-02-14 Listed $115,000 NAPLESMLS

Property tax history

+17.5%/yr

Latest (2025): $1,358 · +7.3% YoY. Source: county tax records.