4 Onyx Dr Unit 4O · Winding Cypress, FL 34114

$75,000

1 bd · 2.0 ba · 696 sqft · Manufactured · 449 Days on market

Built 1985 Fair condition $162/mo HOA · 8% of rent ↓ 17% since listing

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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 +2.2/5.0

Listing remarks

PERFECT WINTER GET AWAY OR SWEET YEAR ROUND RESIDENCE FEATURING LARGE KITCHEN/DINING ROOM, SPACIOUS LIVING ROOM AND TWO FULL BATHS, 1 BEDROOM, WITH BEAUTIFUL WOOD LAMINATE FLOORING. ENOUGH PARKING FOR TWO VEHICLES AS WELL AS A PRIVATE PATIO OUT BACK. ENCHANTING SHORES IS AN EXTREMELY WELL MAINTAINED AND MANAGED 55 PLUS RETIREMENT PARK WITH MULTIPLE AMENETIES AND ACTIVITIES AS WELL AS HAVING ACCESS TO THE GULF OF AMERICA. BOAT PARKING IS AVAILABLE FOR A NOMINAL ANNUAL FEE. ESC IS CENTRALLY LOCATED BETWEEN DOWNTOWN NAPLES AND ITS GLAMOROUS STORES, EATERIES AND BEACHES AND LOVELY, POPULAR MARCO ISLAND AND ALL IT HAS TO OFFER. THIS IS AN AFFORDABLE CHOICE TO LIVE THE HIGH LIFE IN ONE OF THE MOS

Key facts

• Centrally located
• Private patio
• Spacious living room

Tags

• LARGE KITCHEN DINING ROOM
• SPACIOUS LIVING ROOM
• PRIVATE PATIO
• BOAT PARKING AVAILABLE
• CENTRALLY LOCATED

Property features AI

Other

• Other: Part of a complex with 365 units; single unit in building and 1 floor; Possession at closing; Directions: Manatee Rd from 951 or 41 to Sapphire, go right around circle to Onyx Dr

Finance

• HOA & community: Mandatory HOA; Quarterly HOA fee ($487); Total annual recurring fees $1,948; Total one-time fees $210; On-site management; HOA maintenance covers: internet/WiFi, common laundry, lawn/land maintenance, legal/accounting, manager, recreation facilities, repairs, reserve, sewer, street lights, street maintenance, trash removal, water; Community amenities include: clubhouse, community pool, marina/boat facilities (boat storage, community boat dock, boat ramp, gulf boat access), fishing pier, fish cleaning station, picnic/BBQ, basketball, billiards, bocce, pickleball, shuffleboard, tennis court, hobby room, library, extra storage, underground utilities, vehicle wash area, streetlight

Exterior

• Parking: Paved driveway
• Security: Manual storm shutters
• Utilities: Central water; Central sewer; Cable available; Central electric power
• Home design: Manufactured residential home; 1 story (ranch); Rear exposure faces north; Built in 1985; Located in Enchanting Shores community
• Construction: Manufactured construction; Metal roof; Vinyl siding; Built in 1985
• Exterior features: Extra building; Patio; Single hung windows; Manual shutters; Vinyl siding; Landscaped view; Paved road access; Zero lot line

Interior

• Kitchen: Range; Microwave; Refrigerator/Icemaker; Pantry
• Bedrooms: 1 bedroom (first-floor bedroom)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Pantry; Formal dining area; Laundry in residence; Turnkey furnished; 3 ceiling fans
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (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; 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).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $519 of loan paydown is wiped out by about $1k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 449 days — a 12% lower offer ($66k) 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 449 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 2.67% ✓
• Cap rate: 20.69%
• Cash-on-cash: 51.42%
• DSCR: 3.29
• GRM: 3.1

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: 25.0%
• Equity multiple: 2.13×
• Total profit: $23,703
• Equity at exit: $16,388

10-year hold

• IRR: 31.1%
• Equity multiple: 4.20×
• Total profit: $67,281
• Equity at exit: $15,787

Cash invested: $21,000 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$162
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $473

Break-even live

Break-even rent $1,401

Max offer price $75,000

Occupancy floor 71%

Sensitivity live

Price	-10% $525	-5% $499	+0% $473	+5% $447	+10% $422
Rent	-10% $315	-5% $394	+0% $473	+5% $552	+10% $631
Rate	-1.0pp $511	-0.5pp $492	base $473	+0.5pp $454	+1.0pp $434

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$1,525	$1.64	25d	9	0.70mi

HOA detail

• Monthly dues: $162 · $1,944/yr

Listing history 10 events

1. 2026-06-18
   days on market $75,000 Active 449 DOM
2. 2026-06-17
   days on market $75,000 Active 448 DOM
3. 2026-06-16
   days on market $75,000 Active 447 DOM
4. 2026-06-15
   days on market $75,000 Active 446 DOM
5. 2026-06-10
   days on market $75,000 Active 441 DOM
6. 2026-06-09
   days on market $75,000 Active 440 DOM
7. 2026-06-08
   days on market $75,000 Active 439 DOM
8. 2026-06-07
   days on market $75,000 Active 438 DOM
9. 2026-06-03
   remarks 699-char remark
10. 2026-06-03
    listed $75,000 Active 433 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: $24,003
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$5,494
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$1,944
• − Depreciation: −$2,182
• Taxable income: $5,217
• Est. tax owed @ 24.0%: −$1,252
• After-tax cash flow: $4,428/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

Fair 45/100 Cosmetic rehab

The home is in fair condition with some minor repairs and maintenance needed. Painting the exterior siding and interior walls, and updating the landscaping can significantly increase its resale and rental value.

Repairs flagged

• Minor Painting — The paint on the exterior siding and interior walls appears to be in good condition.
• Minor Landscaping — The landscaping could benefit from some maintenance and updates.

Value-add opportunities

• Resale Painting the exterior siding and interior walls — Painting the exterior siding and interior walls can improve the home's curb appeal and overall appearance, which can increase its resale value.
• Rental Landscaping — Updating the landscaping can improve the home's curb appeal and make it more attractive to potential renters, which can increase its rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · The paint on the exterior siding and interior walls appears to be in good condition.	Minor	$500–3,000
Landscaping · The landscaping could benefit from some maintenance and updates.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Painting the exterior siding and interior walls — Painting the exterior siding and interior walls can improve the home's curb appeal and overall appearance, which can increase its resale value. ↑
• Rental Landscaping — Updating the landscaping can improve the home's curb appeal and make it more attractive to potential renters, which can increase its 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

-16.7% since first listed

3 events — show timeline

• 2026-04-25 Price Changed $75,000 NAPLESMLS
• 2026-01-06 Price Changed $80,000 NAPLESMLS
• 2025-03-26 Listed $90,000 NAPLESMLS