17 Jade Dr Unit 17J · Winding Cypress, FL 34114

$79,500

1 bd · 1.0 ba · 600 sqft · Manufactured · 54 Days on market

Built 1984 Good condition $167/mo HOA · 9% of rent

---

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
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0

Listing remarks

Affordable Florida living at its finest! This fully furnished 1-bedroom, 1-bath BEACH HOUSE is located in a highly desirable 55+ community with Gulf-access boat ramp—a rare find at this price point. Step inside to an open layout featuring a bright living area with bay window, built-in storage, and a functional kitchen with ample cabinetry and skylight. The spacious sunroom with vaulted ceilings adds valuable living space—perfect for relaxing or entertaining. The primary bedroom offers built-in storage, while the home also includes a laundry area with washer/dryer and walk-in shower for convenience. Enjoy resort-style amenities including clubhouse, pool, shuffleboard, tennis, and

Key facts

• Functional kitchen
• Ample cabinetry
• Open layout

Tags

• GULF-ACCESS BOAT RAMP
• OPEN LAYOUT
• BUILT-IN STORAGE
• FUNCTIONAL KITCHEN
• AMPLE CABINETRY
• SPACIOUS SUNROOM

Property features AI

Other

• Other: Approximate living area: 600; Total area: 600; Lot unit: 17-J; Lot described as regular on private/access road; Boat access with boat ramp, concrete dock, electricity and water available at dock; View: see remarks; Possession at closing; Development: Enchanting Shores

Finance

• Other: Part of a complex with 17 units; 1 unit in building; 1 floor
• HOA & community: Mandatory HOA; Quarterly HOA fee; HOA covers lawn/land maintenance and recreation facilities; On-site management; Community amenities include clubhouse, community pool, fitness center (attended), community boat dock/boat ramp/boat slip, community gulf boat access, BBQ/picnic area, billiards, bocce court, pickleball, shuffleboard, tennis court; Community types: Boating, Gated, Mobile/Manufactured, Tennis; One-time fee: $50; Total annual recurring fees: $2,000; Total one-time fees: $250

Exterior

• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential property; Built in 1984; Rear faces west; Single-story
• Construction: Aluminum siding; Vinyl siding; Built-up/flat roof; Metal roof
• Exterior features: Courtyard; See remarks for windows

Interior

• Kitchen: Freezer included
• Bedrooms: 1 bedroom plus den
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; Master bath with shower only
• Heating & cooling: Wall heating/cooling units; Window heating/cooling units
• Interior features: Built-in cabinets; Cable prewire; Closet cabinets; See remarks; Furnished
• Laundry & utility: Laundry in residence; Dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $77k (3.0% 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); 900 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 $550 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($77k) 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 $77,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.43% ✓
• Cap rate: 18.55%
• Cash-on-cash: 43.79%
• DSCR: 2.95
• GRM: 3.4

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: 17.8%
• Equity multiple: 1.79×
• Total profit: $17,674
• Equity at exit: $17,372

10-year hold

• IRR: 24.5%
• Equity multiple: 3.47×
• Total profit: $55,064
• Equity at exit: $16,734

Cash invested: $22,260 (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: 900
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$167
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $386

Break-even live

Break-even rent $1,447

Max offer price $79,500

Occupancy floor 75%

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: $19,875
• Closing costs: $2,385
• 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	23d	9	0.75mi

HOA detail

• Monthly dues: $167 · $2,004/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-18
   days on market $79,500 Active 54 DOM
2. 2026-06-17
   days on market $79,500 Active 53 DOM
3. 2026-06-16
   days on market $79,500 Active 52 DOM
4. 2026-06-15
   days on market $79,500 Active 51 DOM
5. 2026-06-14
   days on market $79,500 Active 49 DOM
6. 2026-06-10
   days on market $79,500 Active 46 DOM
7. 2026-06-09
   days on market $79,500 Active 45 DOM
8. 2026-06-08
   days on market $79,500 Active 44 DOM
9. 2026-06-07
   remarks 687-char remark
10. 2026-06-07
    listed $79,500 Active 43 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: $23,220
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$5,516
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$2,004
• − Depreciation: −$2,313
• Taxable income: $4,026
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $3,662/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 · 12 photos

Good 75/100 Cosmetic rehab

This fully furnished 1-bedroom, 1-bath mobile home is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace curtains — Freshens up the interior and adds value
• Both Update flooring — Modernizes the space and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace curtains — Freshens up the interior and adds value ↑
• Both Update flooring — Modernizes the space and increases 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

1 event — show timeline

• 2026-04-25 Listed $79,500 BEARMLS