101 Sugar Loaf Ln · Winding Cypress, FL 34114

$184,900

3 bd · 2.0 ba · 1,056 sqft · SingleFamily · 122 Days on market

Built 1984 6,098 sqft lot $125/mo HOA · 5% 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +8.5/10.0
• 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 MLS

Very well maintained home, turnkey furnished, located in a quiet cul-de-sac with no adjacent properties on the south side. This home is ready to walk in to and West Wind is a vibrant 55+community featuring a club house and community pool where you own your own land. The sub division is just three miles from shopping, the new restaurant row and supermarket.

Key facts

• Privacy hedge
• Updated bathrooms
• Updated kitchen

Tags

• OVERSIZED FENCED BACK YARD
• PRIVACY HEDGE
• UPDATED KITCHEN
• UPDATED BATHROOMS
• INDOOR LAUNDRY
• DEDICATED STORAGE LOT

Property features AI

Finance

• Other: Part of a 270-unit complex; 1 unit in building; 1 floor; Lot restrictions include architectural controls and no RVs
• HOA & community: Monthly condo fee of $125; Total annual recurring fees $1,500; One-time fees $200; Professional management; Maintenance includes insurance, laundry facilities, manager, and reserve; Community amenities: boat storage, clubhouse, common laundry, community pool, community room, exercise room, extra storage, library, pickleball, shuffleboard, tennis court; Community type: Mobile/Manufactured, Non-Gated

Exterior

• Parking: Covered parking with 2+ spaces; Attached carport (1 space)
• Utilities: Central water; Central sewer; Central electric for heat and cooling
• Home design: Residential property; Manufactured home; 1 story / ranch; Florida style; Traditional; Rear exposure faces north; Located in West Wind Estates
• Construction: Manufactured construction; Metal roof; Built in 1984
• Exterior features: Storage; Shutters (manual); Sliding windows; Aluminum siding

Interior

• Kitchen: Kitchen island; Pantry; Dishwasher; Range; Microwave; Refrigerator/Freezer; Refrigerator with icemaker
• Bedrooms: 3 bedrooms; First floor bedroom; Master bedroom on ground level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Cable available
• Interior features: Built-in cabinets; Vaulted ceiling; Walk-in closet; Great room floor plan; Partially furnished; 3 ceiling fans; Florida room; Screened lanai/porch; Laundry in residence
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (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); 900 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 34% 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 $1k of loan paydown is wiped out by about $3k 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 122 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask is 9657% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $74k; list at $185k implies a 150% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.31%
• DSCR: 1.59
• GRM: 6.2

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: -3.5%
• Equity multiple: 0.85×
• Total profit: $-7,575
• Equity at exit: $40,403

10-year hold

• IRR: 4.3%
• Equity multiple: 1.39×
• Total profit: $20,294
• Equity at exit: $38,919

Cash invested: $51,772 (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: 900
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,503 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$125
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $148

Break-even live

Break-even rent $2,316

Max offer price $184,900

Occupancy floor 89%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Grassy Key Ln Naples, FL	3.0	2.0	1248	$1,850	$1.48	14d	1	0.05mi
130 Grassy Key Ln #37 Naples, FL	3.0	2.0	1248	$1,795	$1.44	14d	1	0.05mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	23d	1	1.28mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: pool

Listing history 7 events

1. 2026-05-12
   historical $1,895
2. 2026-05-10
   status Pending With Contingencies
3. 2026-04-17
   listed $1,895
4. 2026-03-21
   price $184,900
5. 2026-01-08
   listed $189,900 Active
6. 2017-11-30
   soldstatus $74,000 358-char remark

   Show marketing remark (358 chars)

   Very well maintained home, turnkey furnished, located in a quiet cul-de-sac with no adjacent properties on the south side. This home is ready to walk in to and West Wind is a vibrant 55+community featuring a club house and community pool where you own your own land. The sub division is just three miles from shopping, the new restaurant row and supermarket.

7. 2017-05-01
   listed $89,000 358-char remark

   Show marketing remark (358 chars)

   Very well maintained home, turnkey furnished, located in a quiet cul-de-sac with no adjacent properties on the south side. This home is ready to walk in to and West Wind is a vibrant 55+community featuring a club house and community pool where you own your own land. The sub division is just three miles from shopping, the new restaurant row and supermarket.

ⓘ 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 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $30,033
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$6,043
• − Repairs & maintenance: −$2,403
• − Management: −$2,403
• − HOA: −$1,500
• − Depreciation: −$5,379
• Taxable loss: −$825
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $1,972/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

-97.9% since first listed

7 events — show timeline

• 2026-05-12 Rental Removed $1,895 FGCMLS
• 2026-05-10 Pending — NAPLESMLS
• 2026-04-17 Listed for Rent $1,895 FGCMLS
• 2026-03-21 Price Changed $184,900 NAPLESMLS
• 2026-01-08 Listed $189,900 NAPLESMLS
• 2017-11-30 Sold (MLS) $74,000 MIML
• 2017-05-01 Listed $89,000 MIML