254 Bass Ct #254 · Winding Cypress, FL 34145

$109,000

1 bd · 1.0 ba · 426 sqft · Condo public records · 45 Days on market

Built 1988 $233/mo HOA · 8% 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 +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
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMPERIAL WILDERNESS R. V. RESORT: 55+ community, Beautiful 1989 park model, on the water, 1 bedroom, 1 bath (tub and shower ), tile and carpet, Micro wave, dishwasher, Washer/dryer, nice patio sitting area, All glass windows, air conditioner ( 2016 ), newer roof. SITE INCLUDES:Water, sewer, cable t. v, Irrigation, Tel availability, Heated swimming pools and Jacuzzis, All weather tennis court, Shuffleboard, Welcome center, Clubhouse with dance floor and banquet facilities, Fitness center, Pool tables, Library, Laundries, Restrooms with showers, Planned social activities and events, GATED SECURITY YOU OWN YOUR OWN LAND.

Key facts

• Spacious patio area
• Full utility access
• Garage

Tags

• SPACIOUS PATIO AREA
• ABUNDANT NATURAL LIGHT
• FULL UTILITY ACCESS
• 24-HOUR GATED SECURITY

Property features AI

Finance

• Other: Property is in Imperial Wilderness development; Deeded restrictions; Lot/unit number 254; Canal waterfront with canal width 31–80 and water views
• Financial info: Quarterly master HOA fee of $700 (total annual recurring fees $2,800); Total one-time fees $100
• HOA & community: Mandatory HOA (mobile/manufactured community); On-site management; Clubhouse; Street lights maintained by HOA

Exterior

• Parking: 2+ parking spaces
• Utilities: Water assessment paid; Sewer assessment paid; Cable available
• Home design: Residential manufactured home; Modular construction; Single-story; Rear exposure faces west; Non-conforming guest house
• Construction: Built in 1988; Metal roof
• Exterior features: Outdoor kitchen; Water display; Awning windows; Manual storm shutters; Vinyl siding

Interior

• Kitchen: Dome-style kitchen; Breakfast bar; Cooktop (electric); Dishwasher; Disposal; Microwave; Refrigerator/ice maker
• Bedrooms: 1 bedroom (first floor)
• Flooring: Laminate
• Bathrooms: 1 full bathroom with shower-only master bath
• Heating & cooling: Central electric heat; Ceiling fans; Central electric cooling; Window unit
• Interior features: Cable prewire; Coffered ceiling; Glass porch; Turnkey
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $962 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $109k).
• Recommended offer: $106k (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 fast (+6.6%/yr); 687 active listings in the ZIP; 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 ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 2.72% ✓
• Cap rate: 21.58%
• Cash-on-cash: 54.58%
• DSCR: 3.43
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 39.4%
• Equity multiple: 2.81×
• Total profit: $55,113
• Equity at exit: $16,252

10-year hold

• IRR: 48.1%
• Equity multiple: 6.82×
• Total profit: $177,632
• Equity at exit: $9,424

Cash invested: $30,520 (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 34145

• Rents YoY: 6.6%
• Active inventory: 687
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,965 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$45
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$233
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $962

Break-even live

Break-even rent $1,748

Max offer price $109,000

Occupancy floor 63%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $233 · $2,796/yr
• Likely covers: watersewercablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $109,000 Active 45 DOM
2. 2026-06-17
   days on market $109,000 Active 44 DOM
3. 2026-06-16
   days on market $109,000 Active 43 DOM
4. 2026-06-15
   days on market $109,000 Active 42 DOM
5. 2026-06-14
   days on market $109,000 Active 40 DOM
6. 2026-06-10
   days on market $109,000 Active 37 DOM
7. 2026-06-09
   days on market $109,000 Active 36 DOM
8. 2026-06-08
   days on market $109,000 Active 35 DOM
9. 2026-06-07
   days on market $109,000 Active 34 DOM
10. 2026-06-03
    days on market $109,000 Active 30 DOM
11. 2026-06-02
    days on market $109,000 Active 29 DOM
12. 2026-06-01
    days on market $109,000 Active 28 DOM
13. 2026-05-31
    days on market $109,000 Active 27 DOM
14. 2026-05-30
    days on market $109,000 Active 26 DOM
15. 2026-05-19
    price $109,000
16. 2026-05-04
    listed $119,000 Active
17. 2021-12-03
    soldstatus $104,500
18. 2019-05-02
    soldstatus $84,500
19. 2019-04-25
    soldstatus $84,500 Sold 625-char remark

    Show marketing remark (625 chars)

    IMPERIAL WILDERNESS R. V. RESORT: 55+ community, Beautiful 1989 park model, on the water, 1 bedroom, 1 bath (tub and shower ), tile and carpet, Micro wave, dishwasher, Washer/dryer, nice patio sitting area, All glass windows, air conditioner ( 2016 ), newer roof. SITE INCLUDES:Water, sewer, cable t. v, Irrigation, Tel availability, Heated swimming pools and Jacuzzis, All weather tennis court, Shuffleboard, Welcome center, Clubhouse with dance floor and banquet facilities, Fitness center, Pool tables, Library, Laundries, Restrooms with showers, Planned social activities and events, GATED SECURITY YOU OWN YOUR OWN LAND.

20. 2019-03-25
    status Pending 625-char remark

    Show marketing remark (625 chars)

    IMPERIAL WILDERNESS R. V. RESORT: 55+ community, Beautiful 1989 park model, on the water, 1 bedroom, 1 bath (tub and shower ), tile and carpet, Micro wave, dishwasher, Washer/dryer, nice patio sitting area, All glass windows, air conditioner ( 2016 ), newer roof. SITE INCLUDES:Water, sewer, cable t. v, Irrigation, Tel availability, Heated swimming pools and Jacuzzis, All weather tennis court, Shuffleboard, Welcome center, Clubhouse with dance floor and banquet facilities, Fitness center, Pool tables, Library, Laundries, Restrooms with showers, Planned social activities and events, GATED SECURITY YOU OWN YOUR OWN LAND.

21. 2019-03-08
    price $84,500 625-char remark

    Show marketing remark (625 chars)

    IMPERIAL WILDERNESS R. V. RESORT: 55+ community, Beautiful 1989 park model, on the water, 1 bedroom, 1 bath (tub and shower ), tile and carpet, Micro wave, dishwasher, Washer/dryer, nice patio sitting area, All glass windows, air conditioner ( 2016 ), newer roof. SITE INCLUDES:Water, sewer, cable t. v, Irrigation, Tel availability, Heated swimming pools and Jacuzzis, All weather tennis court, Shuffleboard, Welcome center, Clubhouse with dance floor and banquet facilities, Fitness center, Pool tables, Library, Laundries, Restrooms with showers, Planned social activities and events, GATED SECURITY YOU OWN YOUR OWN LAND.

22. 2018-11-07
    listed $89,900 Active 625-char remark

    Show marketing remark (625 chars)

    IMPERIAL WILDERNESS R. V. RESORT: 55+ community, Beautiful 1989 park model, on the water, 1 bedroom, 1 bath (tub and shower ), tile and carpet, Micro wave, dishwasher, Washer/dryer, nice patio sitting area, All glass windows, air conditioner ( 2016 ), newer roof. SITE INCLUDES:Water, sewer, cable t. v, Irrigation, Tel availability, Heated swimming pools and Jacuzzis, All weather tennis court, Shuffleboard, Welcome center, Clubhouse with dance floor and banquet facilities, Fitness center, Pool tables, Library, Laundries, Restrooms with showers, Planned social activities and events, GATED SECURITY YOU OWN YOUR OWN LAND.

23. 1988-02-01
    soldstatus $23,600

ⓘ 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: $1,249 · $104/mo
• Projected year-2 tax: $1,249 · $104/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $35,579
• − Mortgage interest: −$6,106
• − Property taxes: −$1,249
• − Insurance: −$5,664
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − HOA: −$2,796
• − Depreciation: −$3,171
• Taxable income: $10,902
• Est. tax owed @ 24.0%: −$2,616
• After-tax cash flow: $8,924/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): 16,205
• Household income: $101,523
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 314.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 1%

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: ▼ -374.55%
• Current HPI: 284.7538
• Rent YoY: ▲ 6.59%
• 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

+361.9% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $109,000 BEARMLS
• 2026-05-04 Listed $119,000 BEARMLS
• 2021-12-03 Sold (Public Records) $104,500 Public Records
• 2019-05-02 Sold (Public Records) $84,500 Public Records
• 2019-04-25 Sold (MLS) $84,500 NAPLESMLS
• 2019-03-25 Pending — NAPLESMLS
• 2019-03-08 Price Changed $84,500 NAPLESMLS
• 2018-11-07 Listed $89,900 NAPLESMLS
• 1988-02-01 Sold (Public Records) $23,600 Public Records

Property tax history

+16.1%/yr

Latest (2025): $1,249 · +8.4% YoY. Source: county tax records.