851 Manatee Rd · Winding Cypress, FL 34114

$259,000

3 bd · 2.0 ba · 1,392 sqft · Manufactured public records · 90 Days on market

Built 1976 6,969 sqft lot $22/mo HOA · 1% 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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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 MLS

Discover this vibrant 1,400+ square foot residence located in a desirable 55+ community in Naples, Florida, offering the perfect blend of comfort, convenience, and coastal charm. An open floor plan paired with abundant natural light creates a bright, airy ambiance, seamlessly connecting indoor and outdoor living spaces. Unwind in the screened Florida room, the ideal setting to enjoy gentle breezes and embrace the relaxed Florida lifestyle. The home has been thoughtfully refreshed with new paint, upgraded flooring, and a beautifully updated kitchen featuring modern appliances--making it truly move-in ready. Enjoy direct access to the water with a private community boat ramp, perfect for launching your boat or kayak and exploring scenic Henderson Creek, with the Gulf of Mexico just a peaceful 20-minute ride away. Ideally situated near pristine beaches, dining, shopping, and endless recreational opportunities, this well-maintained home in Riverwood Estates offers a rare balance of active community living and personal privacy. Optional access to the clubhouse and pool provides even more ways to relax, stay active, and connect with neighbors. Don't miss this opportunity to own a charming coastal retreat and start enjoying the Naples lifestyle you've been dreaming of.

Key facts

• Private pool
• Updated kitchen
• 6,969 sq ft lot

Tags

• SCREENED FLORIDA ROOM
• PRIVATE POOL
• PRIVATE COMMUNITY BOAT RAMP
• DIRECT ACCESS TO WATER
• UPDATED KITCHEN
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Other: Lot approximately 0.16 acres; Lot dimensions noted (front 110, right 110, left 51, back 54); County-maintained road; Irrigation: central; View: see remarks; Restrictions: see remarks; Possession at closing
• HOA & community: Mandatory HOA; HOA fee $259 annually; HOA covers cable, street lights, and street maintenance; Professional management; Community amenities include clubhouse, community boat dock, and internet access; Mobile/manufactured community (Riverwood)

Exterior

• Parking: Common covered parking; Paved driveway; Attached 1-car carport
• Utilities: Central water; Central sewer; Cable available; Electric service (central)
• Home design: Manufactured residential home; 1-story ranch; Rear exposure facing northeast
• Construction: Built in 1976; Manufactured building design; Aluminum and vinyl siding; Shingle roof; Double-hung windows
• Exterior features: Deck; Patio; Decorative shutters; Automatic sprinkler system; Boat ramp access

Interior

• Kitchen: Cooktop; Self-cleaning oven; Dishwasher; Disposal; Microwave; Refrigerator/Freezer; Freezer
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire; Closet cabinets; High-speed internet available; Smoke detectors; Walk-in closet; Den (study); Screened lanai/porch; Breakfast bar and breakfast room; Split bedroom floor plan
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $243k (6.0% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 42% 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.
• At projected returns (-1.5% appreciation + 3.2% rent growth), your $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $150k; list at $259k implies a 73% 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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.20% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 6.9

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,461
• Equity at exit: $56,595

10-year hold

• IRR: 8.0%
• Equity multiple: 1.74×
• Total profit: $53,364
• Equity at exit: $54,517

Cash invested: $72,520 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,111 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$140 /mo · $1,676/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$22
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $403

Break-even live

Break-even rent $2,600

Max offer price $259,000

Occupancy floor 82%

Sensitivity live

Price	-10% $550	-5% $476	+0% $403	+5% $330	+10% $256
Rent	-10% $157	-5% $280	+0% $403	+5% $526	+10% $649
Rate	-1.0pp $533	-0.5pp $469	base $403	+0.5pp $336	+1.0pp $268

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	24d	1	0.07mi
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	24d	1	0.12mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.13mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	0.20mi
1014 Manatee Rd Unit F307 Naples, FL	2.0	2.0	900	$1,800	$2.00	24d	1	0.23mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$2,020	$2.17	24d	9	0.27mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	24d	1	0.30mi
1078 Rolling Brook Ln Naples, FL	2.0	2.0	1503	$2,750	$1.83	22d	1	0.37mi
1171 Tranquil Brook Dr Naples, FL	2.0	2.0	1503	$4,500	$2.99	14d	1	0.37mi
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	14d	1	0.42mi
1276 Enbrook Loop Naples, FL	2.0	2.0	1503	$5,000	$3.33	24d	1	0.44mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	24d	1	0.46mi
842 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,800	$1.86	24d	1	0.47mi
1157 Enbrook Loop Naples, FL	2.0	2.0	1503	$3,000	$2.00	24d	1	0.48mi
847 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,950	$1.96	24d	1	0.48mi
22 Cypress View Dr Unit B22 Naples, FL	2.0	2.0	1534	$7,000	$4.56	24d	1	0.89mi
1414 Oceania Dr S Naples, FL	3.0	2.0	1572	$5,000	$3.18	24d	1	0.90mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	24d	1	0.99mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	14d	2	0.99mi
1367 Artesia Dr E #302 Naples, FL	2.0	2.5	1583	$2,800	$1.77	24d	1	1.00mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	1.05mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	14d	1	1.09mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	14d	1	1.15mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	1.16mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	14d	1	1.18mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	24d	1	1.22mi
1423 Santiago Cir #1702 Naples, FL	2.0	2.5	1583	$6,500	$4.11	24d	1	1.24mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	24d	1	1.24mi
2244 Yellowfin Cir Naples, FL	3.0	2.0	1655	$3,300	$1.99	14d	1	1.27mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	14d	1	1.28mi
1435 Santiago Cir #2003 Naples, FL	3.0	2.5	1315	$2,600	$1.98	24d	1	1.28mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	24d	1	1.33mi
9175 Celeste Dr Unit 105 Naples, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	1.49mi
9187 Celeste Dr Unit 1073494P Naples, FL	2.0	2.0	1399	$2,979	$2.13	14d	1	1.49mi

HOA detail

• Monthly dues: $22 · $264/yr
• Likely covers: waterpool

Listing history 26 events

1. 2026-06-21
   days on market $259,000 Active 90 DOM
2. 2026-06-18
   days on market $259,000 Active 87 DOM
3. 2026-06-17
   days on market $259,000 Active 86 DOM
4. 2026-06-16
   days on market $259,000 Active 85 DOM
5. 2026-06-15
   days on market $259,000 Active 84 DOM
6. 2026-06-14
   days on market $259,000 Active 82 DOM
7. 2026-06-10
   days on market $259,000 Active 79 DOM
8. 2026-06-09
   days on market $259,000 Active 78 DOM
9. 2026-06-08
   days on market $259,000 Active 77 DOM
10. 2026-06-07
    days on market $259,000 Active 76 DOM
11. 2026-06-03
    days on market $259,000 Active 72 DOM
12. 2026-06-02
    days on market $259,000 Active 71 DOM
13. 2026-06-01
    days on market $259,000 Active 70 DOM
14. 2026-05-31
    days on market $259,000 Active 69 DOM
15. 2026-05-30
    days on market $259,000 Active 68 DOM
16. 2026-03-23
    listed $259,000 Active

    Show marketing remark (1294 chars)

    Discover this vibrant 1,400+ square foot residence located in a desirable 55+ community in Naples, Florida, offering the perfect blend of comfort, convenience, and coastal charm. An open floor plan paired with abundant natural light creates a bright, airy ambiance, seamlessly connecting indoor and outdoor living spaces. Unwind in the screened Florida room, the ideal setting to enjoy gentle breezes and embrace the relaxed Florida lifestyle. The home has been thoughtfully refreshed with new paint, upgraded flooring, and a beautifully updated kitchen featuring modern appliances--making it truly move-in ready. Enjoy direct access to the water with a private community boat ramp, perfect for launching your boat or kayak and exploring scenic Henderson Creek, with the Gulf of Mexico just a peaceful 20-minute ride away. Ideally situated near pristine beaches, dining, shopping, and endless recreational opportunities, this well-maintained home in Riverwood Estates offers a rare balance of active community living and personal privacy. Optional access to the clubhouse and pool provides even more ways to relax, stay active, and connect with neighbors. Don't miss this opportunity to own a charming coastal retreat and start enjoying the Naples lifestyle you've been dreaming of.

17. 2026-03-23
    listed $259,000 Active 1294-char remark

    Show marketing remark (1294 chars)

    Discover this vibrant 1,400+ square foot residence located in a desirable 55+ community in Naples, Florida, offering the perfect blend of comfort, convenience, and coastal charm. An open floor plan paired with abundant natural light creates a bright, airy ambiance, seamlessly connecting indoor and outdoor living spaces. Unwind in the screened Florida room, the ideal setting to enjoy gentle breezes and embrace the relaxed Florida lifestyle. The home has been thoughtfully refreshed with new paint, upgraded flooring, and a beautifully updated kitchen featuring modern appliances--making it truly move-in ready. Enjoy direct access to the water with a private community boat ramp, perfect for launching your boat or kayak and exploring scenic Henderson Creek, with the Gulf of Mexico just a peaceful 20-minute ride away. Ideally situated near pristine beaches, dining, shopping, and endless recreational opportunities, this well-maintained home in Riverwood Estates offers a rare balance of active community living and personal privacy. Optional access to the clubhouse and pool provides even more ways to relax, stay active, and connect with neighbors. Don't miss this opportunity to own a charming coastal retreat and start enjoying the Naples lifestyle you've been dreaming of.

18. 2025-04-30
    historical
19. 2025-03-24
    price $300,000
20. 2025-01-18
    listed $330,000 Active
21. 2025-01-06
    historical
22. 2024-12-06
    price $330,000
23. 2024-08-02
    listed $345,000 Active
24. 2006-04-03
    soldstatus $150,000
25. 1994-09-02
    soldstatus $56,500
26. 1987-07-01
    soldstatus $42,000

ⓘ 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: $1,676 · $140/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$473/yr (+$39/mo · 28.2%)

ⓘ 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 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: $37,326
• − Mortgage interest: −$14,508
• − Property taxes: −$1,676
• − Insurance: −$6,414
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − HOA: −$264
• − Depreciation: −$7,535
• Taxable income: $958
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $4,605/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

+516.7% since first listed

11 events — show timeline

• 2026-03-23 Listed $259,000 MIML
• 2026-03-23 Listed $259,000 NAPLESMLS
• 2025-04-30 Listing Removed — NAPLESMLS
• 2025-03-24 Price Changed $300,000 NAPLESMLS
• 2025-01-18 Listed $330,000 NAPLESMLS
• 2025-01-06 Listing Removed — NAPLESMLS
• 2024-12-06 Price Changed $330,000 NAPLESMLS
• 2024-08-02 Listed $345,000 NAPLESMLS
• 2006-04-03 Sold (Public Records) $150,000 Public Records
• 1994-09-02 Sold (Public Records) $56,500 Public Records
• 1987-07-01 Sold (Public Records) $42,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,676 · +7.6% YoY. Source: county tax records.