427 Vanda Sanctuary #427 · Winding Cypress, FL 34114

$134,900

1 bd · 2.0 ba · 428 sqft · Condo public records · 93 Days on market

Built 1995 $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 +26.3/30.0
• 1% rule +9.0/10.0
• DSCR +8.9/10.0
• 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

Positively Move-in Condition— this 1Br/2Ba (with the possibility of a 2nd bedroom) absolutely has it all! Be ready to move right in and enjoy the Florida sunshine! The home has laminate plank and tile flooring, granite countertops, a large dining space, kitchen nook with storage seating, ample storage space, plenty of natural light, exterior patio pavers, attractive storm/sun shades, too many updates to mention, and is being sold furnished. Plus, the home is conveniently located near the storage area, and the nature trail and dog parks are a very short walk. This home is situated within Imperial Wilderness, a gated 55+ location where you own the land when you purchase your home. It i

Key facts

• Ample storage space
• Large dining space
• Natural light

Tags

• GRANITE COUNTERTOPS
• LARGE DINING SPACE
• KITCHEN NOOK
• AMPLE STORAGE SPACE
• NATURAL LIGHT
• EXTERIOR PATIO PAVERS

Property features AI

Finance

• Other: Complex has 546 units; 1 unit in building; single-floor unit; Restrictions: Limited number of vehicles
• HOA & community: Mandatory HOA; Quarterly condo fee of $898; Annual recurring fees total $3,592; One-time fees total $150; On-site management; HOA maintenance covers cable, lawn/land maintenance, sewer, and water; Community amenities: Billiards, Bocce Court, Clubhouse, Community Pool, Community Spa/Hot Tub, Dog Park, Exercise Room, Fishing Pier, Library, Pickleball, Shuffleboard, Tennis Court

Exterior

• Parking: Paved parking
• Security: Gated community
• Utilities: Central water; Central sewer; Electric service
• Home design: Residential manufactured home; Manufactured building design; Built in 1995; Rear exposure to the east; Located in Imperial Wilderness (gated community)
• Construction: Vinyl siding exterior finish; Roof over
• Exterior features: Patio; Shutters; Landscaped area view; Paved road access; Reclaimed irrigation

Interior

• Kitchen: Disposal; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 1 bedroom
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; No master bath
• Heating & cooling: Central electric heat; Central electric cooling; Cable available
• Interior features: Cable prewire; Window coverings; Eat-in kitchen; Laundry in residence; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-77 ($-924/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (10.1% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $121k (10.1% below list) — sets the bar for cash-flow.

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.
• 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; 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 $933 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 93 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $135k implies a 938% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,304 (10.1% 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 93 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.40% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 6.0

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: -10.9%
• Equity multiple: 0.55×
• Total profit: $-17,140
• Equity at exit: $29,477

10-year hold

• IRR: -3.0%
• Equity multiple: 0.74×
• Total profit: $-9,821
• Equity at exit: $28,395

Cash invested: $37,772 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,888 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$299
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-77

Break-even live

Break-even rent $1,986

Max offer price $121,304

Occupancy floor 99%

Sensitivity live

Price	-10% $-1	-5% $-39	+0% $-77	+5% $-115	+10% $-153
Rent	-10% $-226	-5% $-152	+0% $-77	+5% $-2	+10% $72
Rate	-1.0pp $-9	-0.5pp $-43	base $-77	+0.5pp $-112	+1.0pp $-147

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 17 events

1. 2026-06-21
   days on market $134,900 Active 93 DOM
2. 2026-06-18
   days on market $134,900 Active 90 DOM
3. 2026-06-17
   days on market $134,900 Active 89 DOM
4. 2026-06-16
   days on market $134,900 Active 88 DOM
5. 2026-06-15
   days on market $134,900 Active 87 DOM
6. 2026-06-14
   days on market $134,900 Active 85 DOM
7. 2026-06-10
   days on market $134,900 Active 82 DOM
8. 2026-06-09
   days on market $134,900 Active 81 DOM
9. 2026-06-08
   days on market $134,900 Active 80 DOM
10. 2026-06-07
    days on market $134,900 Active 79 DOM
11. 2026-06-03
    days on market $134,900 Active 75 DOM
12. 2026-06-02
    days on market $134,900 Active 74 DOM
13. 2026-06-01
    days on market $134,900 Active 73 DOM
14. 2026-05-31
    days on market $134,900 Active 72 DOM
15. 2026-05-30
    days on market $134,900 Active 71 DOM
16. 2026-03-20
    listed $134,900 Active
17. 1993-04-14
    soldstatus $13,000

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$164/yr (+$14/mo · 17.1%)

ⓘ 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 3/10 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: $22,661
• − Mortgage interest: −$7,556
• − Property taxes: −$956
• − Insurance: −$5,793
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − HOA: −$3,588
• − Depreciation: −$3,924
• Taxable loss: −$2,782
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $-256/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

+937.7% since first listed

2 events — show timeline

• 2026-03-20 Listed $134,900 NAPLESMLS
• 1993-04-14 Sold (Public Records) $13,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $956 · +4.7% YoY. Source: county tax records.