65 Turquoise Ave · Winding Cypress, FL 34114

$258,500

3 bd · 2.0 ba · 855 sqft · Manufactured public records · 327 Days on market

Manufactured home Built 2003 4,791 sqft lot $162/mo HOA · 6% of rent

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Why this score? — see what drove the C- 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• 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

3bed/2bath partially furnished home in desirable Enchanting Shores 55+ community. This home features 1,549 sq. ft of A/C living area including family dining room, eat-in kitchen, living room, separate laundry room with storage and attached workshop. Total area of 2,430 sq. ft including screen lanai and barbecue area. Enchanting shores offers an active community lifestyle. This includes pool, bocce/pickleball courts, tennis, horseshoes, shuffleboard and fitness classes. Also included is community boat GULF ACCESS and yearly boat parking for just $120. This home is fully renovated to a very high standard, including new granite and quartz countertops, new floors, new cabinetry and appliances appliances as well as brand new air conditioner and water heater.

Key facts

• Partially furnished
• Screen lanai
• Attached workshop

Tags

• PARTIALLY FURNISHED
• FAMILY DINING ROOM
• EAT-IN KITCHEN
• SEPARATE LAUNDRY ROOM
• ATTACHED WORKSHOP
• SCREEN LANAI

Property features AI

Finance

• Other: One unit in building and one unit per floor (single-family style within community); Subdivision: Enchanting Shores; No RV allowed (restrictions)
• HOA & community: Quarterly HOA fee ($487); HOA covers lawn/land maintenance, on-site management, pest control (exterior), recreation facilities, sewer, trash removal and water; Community amenities: clubhouse, community room, community pool, common laundry, community boat ramp, community gulf boat access, fishing pier, boat storage, basketball, tennis, pickleball, bocce, shuffleboard; Community type: boating, mobile/manufactured, non-gated; Total annual recurring fees: $1,948

Exterior

• Parking: Driveway (paved) with 2+ spaces; Attached 2-car carport
• Security: Smoke detectors
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential manufactured home; Modular construction; One story; Rear exposure facing north
• Construction: Built in 2003; Shingle roof; Modular/Manufactured construction
• Exterior features: Patio; Automatic sprinkler system; Shutters (manual); Double-hung windows; Vinyl siding exterior; Private road access; Zero lot line

Interior

• Kitchen: Kitchen island; Breakfast bar; Breakfast room; Dining (family); Cooktop (electric); Self-cleaning oven; Microwave; Dishwasher; Garbage disposal; Refrigerator/freezer
• Bedrooms: 3 bedrooms; First-floor bedroom; Split bedroom floor plan; Walk-in closet in master
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with shower (no tub)
• Heating & cooling: Central electric heating; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Pantry; Smoke detectors; Window coverings; Open porch/lanai; Screened lanai/porch; Workshop
• Laundry & utility: Laundry in residence; Washer and dryer included or negotiable; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $258k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (0.5% below list).
• Recommended offer: $226k (12.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade C — 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 35% 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.

Negotiation context

• It's been on market 327 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.

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 $226,292 (12.5% 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 327 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.4

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: -11.9%
• Equity multiple: 0.51×
• Total profit: $-35,789
• Equity at exit: $56,486

10-year hold

• IRR: -4.4%
• Equity multiple: 0.62×
• Total profit: $-27,199
• Equity at exit: $54,411

Cash invested: $72,380 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,571 high
• Mortgage (P&I): −$1,356
• Tax from tax record: −$161 /mo · $1,937/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$162
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-182

Break-even live

Break-even rent $2,802

Max offer price $226,292

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-109	+0% $-182	+5% $-255	+10% $-329
Rent	-10% $-385	-5% $-284	+0% $-182	+5% $-81	+10% $21
Rate	-1.0pp $-52	-0.5pp $-117	base $-182	+0.5pp $-249	+1.0pp $-317

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: $64,625
• Closing costs: $7,755
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	25d	1	0.25mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	25d	1	0.32mi
1014 Manatee Rd Unit F307 Naples, FL	2.0	2.0	900	$1,800	$2.00	25d	1	0.36mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.39mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$2,020	$2.17	25d	9	0.39mi
1252 Henderson Creek Dr Naples, FL	2.0	1.5	820	$1,895	$2.31	25d	1	0.40mi
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	25d	1	0.41mi

HOA detail

• Monthly dues: $162 · $1,944/yr
• Likely covers: waterpool

Listing history 28 events

1. 2026-06-22
   days on market $258,500 Active 327 DOM
2. 2026-06-18
   days on market $258,500 Active 324 DOM
3. 2026-06-17
   days on market $258,500 Active 323 DOM
4. 2026-06-16
   days on market $258,500 Active 322 DOM
5. 2026-06-15
   days on market $258,500 Active 321 DOM
6. 2026-06-10
   days on market $258,500 Active 316 DOM
7. 2026-06-09
   days on market $258,500 Active 315 DOM
8. 2026-06-08
   days on market $258,500 Active 314 DOM
9. 2026-06-07
   days on marketlisting id $258,500 Active 313 DOM
10. 2026-06-02
    days on market $258,500 Active 308 DOM
11. 2026-06-01
    days on market $258,500 Active 307 DOM
12. 2026-05-31
    days on market $258,500 Active 306 DOM
13. 2026-05-30
    days on market $258,500 Active 305 DOM
14. 2025-12-04
    price $258,500
15. 2025-07-29
    listed $259,000 Active
16. 2022-07-06
    soldstatus $315,000 Sold 763-char remark

    Show marketing remark (763 chars)

    3bed/2bath partially furnished home in desirable Enchanting Shores 55+ community. This home features 1,549 sq. ft of A/C living area including family dining room, eat-in kitchen, living room, separate laundry room with storage and attached workshop. Total area of 2,430 sq. ft including screen lanai and barbecue area. Enchanting shores offers an active community lifestyle. This includes pool, bocce/pickleball courts, tennis, horseshoes, shuffleboard and fitness classes. Also included is community boat GULF ACCESS and yearly boat parking for just $120. This home is fully renovated to a very high standard, including new granite and quartz countertops, new floors, new cabinetry and appliances appliances as well as brand new air conditioner and water heater.

17. 2022-07-03
    status Pending 763-char remark

    Show marketing remark (763 chars)

    3bed/2bath partially furnished home in desirable Enchanting Shores 55+ community. This home features 1,549 sq. ft of A/C living area including family dining room, eat-in kitchen, living room, separate laundry room with storage and attached workshop. Total area of 2,430 sq. ft including screen lanai and barbecue area. Enchanting shores offers an active community lifestyle. This includes pool, bocce/pickleball courts, tennis, horseshoes, shuffleboard and fitness classes. Also included is community boat GULF ACCESS and yearly boat parking for just $120. This home is fully renovated to a very high standard, including new granite and quartz countertops, new floors, new cabinetry and appliances appliances as well as brand new air conditioner and water heater.

18. 2022-06-18
    status Pending With Contingencies 763-char remark

    Show marketing remark (763 chars)

    3bed/2bath partially furnished home in desirable Enchanting Shores 55+ community. This home features 1,549 sq. ft of A/C living area including family dining room, eat-in kitchen, living room, separate laundry room with storage and attached workshop. Total area of 2,430 sq. ft including screen lanai and barbecue area. Enchanting shores offers an active community lifestyle. This includes pool, bocce/pickleball courts, tennis, horseshoes, shuffleboard and fitness classes. Also included is community boat GULF ACCESS and yearly boat parking for just $120. This home is fully renovated to a very high standard, including new granite and quartz countertops, new floors, new cabinetry and appliances appliances as well as brand new air conditioner and water heater.

19. 2022-06-02
    listed $325,000 Active 763-char remark

    Show marketing remark (763 chars)

    3bed/2bath partially furnished home in desirable Enchanting Shores 55+ community. This home features 1,549 sq. ft of A/C living area including family dining room, eat-in kitchen, living room, separate laundry room with storage and attached workshop. Total area of 2,430 sq. ft including screen lanai and barbecue area. Enchanting shores offers an active community lifestyle. This includes pool, bocce/pickleball courts, tennis, horseshoes, shuffleboard and fitness classes. Also included is community boat GULF ACCESS and yearly boat parking for just $120. This home is fully renovated to a very high standard, including new granite and quartz countertops, new floors, new cabinetry and appliances appliances as well as brand new air conditioner and water heater.

20. 2016-06-27
    price $140,000 238-char remark

    Show marketing remark (238 chars)

    Outstanding three bedroom ranch manufactured home Lived in by only one person for the last ten years. Excellent floor plan Has a screened lanai and a 9x 10 shed . located in this 55+ co-op community. two car carport with wide cement drive

21. 2016-06-23
    soldstatus $140,000 Sold 238-char remark

    Show marketing remark (238 chars)

    Outstanding three bedroom ranch manufactured home Lived in by only one person for the last ten years. Excellent floor plan Has a screened lanai and a 9x 10 shed . located in this 55+ co-op community. two car carport with wide cement drive

22. 2016-06-21
    price $142,900 238-char remark

    Show marketing remark (238 chars)

    Outstanding three bedroom ranch manufactured home Lived in by only one person for the last ten years. Excellent floor plan Has a screened lanai and a 9x 10 shed . located in this 55+ co-op community. two car carport with wide cement drive

23. 2016-06-15
    status Pending 238-char remark

    Show marketing remark (238 chars)

    Outstanding three bedroom ranch manufactured home Lived in by only one person for the last ten years. Excellent floor plan Has a screened lanai and a 9x 10 shed . located in this 55+ co-op community. two car carport with wide cement drive

24. 2016-04-25
    price $142,900 238-char remark

    Show marketing remark (238 chars)

    Outstanding three bedroom ranch manufactured home Lived in by only one person for the last ten years. Excellent floor plan Has a screened lanai and a 9x 10 shed . located in this 55+ co-op community. two car carport with wide cement drive

25. 2016-03-23
    price $149,900 238-char remark

    Show marketing remark (238 chars)

    Outstanding three bedroom ranch manufactured home Lived in by only one person for the last ten years. Excellent floor plan Has a screened lanai and a 9x 10 shed . located in this 55+ co-op community. two car carport with wide cement drive

26. 2016-02-09
    price $159,900 238-char remark

    Show marketing remark (238 chars)

    Outstanding three bedroom ranch manufactured home Lived in by only one person for the last ten years. Excellent floor plan Has a screened lanai and a 9x 10 shed . located in this 55+ co-op community. two car carport with wide cement drive

27. 2016-01-14
    price $162,900 238-char remark

    Show marketing remark (238 chars)

    Outstanding three bedroom ranch manufactured home Lived in by only one person for the last ten years. Excellent floor plan Has a screened lanai and a 9x 10 shed . located in this 55+ co-op community. two car carport with wide cement drive

28. 2016-01-09
    listed $168,900 Active 238-char remark

    Show marketing remark (238 chars)

    Outstanding three bedroom ranch manufactured home Lived in by only one person for the last ten years. Excellent floor plan Has a screened lanai and a 9x 10 shed . located in this 55+ co-op community. two car carport with wide cement drive

ⓘ 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: $1,937 · $161/mo
• Projected year-2 tax: $2,146 · $179/mo
• Expected delta: +$208/yr (+$17/mo · 10.8%)

ⓘ 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 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: $30,850
• − Mortgage interest: −$14,480
• − Property taxes: −$1,937
• − Insurance: −$6,411
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$1,944
• − Depreciation: −$7,520
• Taxable loss: −$6,378
• Est. tax savings @ 24.0%: +$1,531
• After-tax cash flow: $-657/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

+53.0% since first listed

15 events — show timeline

• 2025-12-04 Price Changed $258,500 NAPLESMLS
• 2025-07-29 Listed $259,000 NAPLESMLS
• 2022-07-06 Sold (MLS) $315,000 NAPLESMLS
• 2022-07-03 Pending — NAPLESMLS
• 2022-06-18 Pending — NAPLESMLS
• 2022-06-02 Listed $325,000 NAPLESMLS
• 2016-06-27 Price Changed $140,000 NAPLESMLS
• 2016-06-23 Sold (MLS) $140,000 NAPLESMLS
• 2016-06-21 Price Changed $142,900 NAPLESMLS
• 2016-06-15 Pending — NAPLESMLS
• 2016-04-25 Price Changed $142,900 NAPLESMLS
• 2016-03-23 Price Changed $149,900 NAPLESMLS
• 2016-02-09 Price Changed $159,900 NAPLESMLS
• 2016-01-14 Price Changed $162,900 NAPLESMLS
• 2016-01-09 Listed $168,900 NAPLESMLS

Property tax history

+9.6%/yr

Latest (2025): $1,937 · +3.7% YoY. Source: county tax records.