1170 Tranquil Brook Dr · Winding Cypress, FL 34114

$445,000

2 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 162 Days on market

Built 2021 0.80 ac lot $232/mo HOA · 7% of rent ↓ 22% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• Rent growth +3.3/5.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks

Welcome to this well-appointed attached villa showcasing tranquil lake views, offering 2 bedrooms plus a den and 2 bathrooms. This move-in ready smart home delivers modern elegance and incredible value in desirable South Naples. No flood insurance required. Designed with both style and functionality in mind, the home features a spacious open layout with tile flooring throughout the main living areas and carpeted bedrooms. The flexible den is ideal for a home office or guest space. A large 2-car garage provides ample room for vehicles and additional storage. Enjoy full lake and protected preserve views from both the living room and the primary bedroom. The primary suite offers a walk-in clos

Key facts

• Lake views
• Open layout
• Tile flooring

Tags

• LAKE VIEWS
• OPEN LAYOUT
• TILE FLOORING
• FLEXIBLE DEN
• 2 CAR GARAGE
• PROTECTED PRESERVE VIEWS

Property features AI

Finance

• HOA & community: Mandatory HOA (professional management); Quarterly HOA fee; HOA covers internet/Wi‑Fi, irrigation water, lawn/land maintenance, pest control (exterior), street lights and maintenance, manager, legal/accounting, repairs, reserve, recreation facilities and security; Community amenities include clubhouse, community pool and spa, exercise room, bocce, pickleball, tennis courts, business center, library, community room, sidewalks, underground utilities; Total annual recurring HOA fees listed; One-time fees may apply

Exterior

• Parking: Attached garage (2 spaces); Attached carport (2 spaces); Additional paved driveway parking (2+ spaces)
• Security: Gated community; Community security included in HOA maintenance
• Utilities: Central water; Central sewer; Cable available; Central irrigation
• Home design: Attached villa (1 story / ranch); Rear exposure faces north; Residential property in the Enbrook community
• Construction: Built in 2021; Concrete block construction; Tile roof; Zero lot line
• Exterior features: Patio; Fruit trees; Water feature / lake view; Shutters (manual); Single-hung windows; Stucco finish

Interior

• Kitchen: Kitchen island; Pantry; Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator/Freezer
• Bedrooms: 2 bedrooms plus den with a split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Cable prewire / Internet access available; Closet cabinets; French doors; Laundry tub; Pantry; Smoke detectors; Screened lanai/porch; Den / home office / guest room; Guest bath; Dining area open to family room
• Laundry & utility: Washer included; Laundry area in garage; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $445k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (40.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $332k (25.4% below list).
• Recommended offer: $266k (40.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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); 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); 900 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 45% 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 $3k of loan paydown is wiped out by about $7k 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 162 days — a 12% lower offer ($392k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,693 (40.3% 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 162 days. Have you received any prior offers? Is the seller open to a 40% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.75% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.67%
• DSCR: 0.75
• GRM: 11.2

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: -21.3%
• Equity multiple: 0.14×
• Total profit: $-106,624
• Equity at exit: $97,238

10-year hold

• IRR: -14.5%
• Equity multiple: -0.16×
• Total profit: $-144,993
• Equity at exit: $93,668

Cash invested: $124,600 (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: 11.2×

Monthly cashflow live

• Estimated rent: $3,318 high
• Mortgage (P&I): −$2,334
• Tax from tax record: −$459 /mo · $5,504/yr
• Insurance: −$185
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$232
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $-1,015

Break-even live

Break-even rent $4,603

Max offer price $265,693

Occupancy floor —

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1171 Tranquil Brook Dr Naples, FL	2.0	2.0	1503	$4,500	$2.99	14d	1	0.02mi
1276 Enbrook Loop Naples, FL	2.0	2.0	1503	$5,000	$3.33	23d	1	0.06mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	23d	1	0.12mi
1078 Rolling Brook Ln Naples, FL	2.0	2.0	1503	$2,750	$1.83	21d	1	0.16mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	23d	1	0.19mi
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	14d	1	0.21mi
1157 Enbrook Loop Naples, FL	2.0	2.0	1503	$3,000	$2.00	23d	1	0.21mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	23d	1	0.21mi
1014 Manatee Rd Unit F307 Naples, FL	2.0	2.0	900	$1,800	$2.00	23d	1	0.22mi
842 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,800	$1.86	23d	1	0.24mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$1,772	$1.91	23d	9	0.25mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	23d	1	0.26mi
847 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,950	$1.96	23d	1	0.27mi
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	23d	1	0.28mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	23d	1	0.33mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	23d	1	0.87mi
2244 Yellowfin Cir Naples, FL	3.0	2.0	1655	$3,300	$1.99	14d	1	0.90mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	23d	1	0.96mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	14d	2	0.96mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	0.98mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	14d	1	1.04mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	14d	1	1.07mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	23d	1	1.08mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	14d	1	1.09mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	23d	1	1.11mi
22 Cypress View Dr Unit B22 Naples, FL	2.0	2.0	1534	$7,000	$4.56	23d	1	1.14mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	14d	1	1.17mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	1.21mi
1414 Oceania Dr S Naples, FL	3.0	2.0	1572	$5,000	$3.18	23d	1	1.27mi
1367 Artesia Dr E #302 Naples, FL	2.0	2.5	1583	$2,800	$1.77	23d	1	1.36mi
7052 Live Oak Dr Naples, FL	2.0	2.0	1685	$9,000	$5.34	23d	1	1.43mi
14214 Manchester Dr Naples, FL	3.0	2.0	1560	$2,700	$1.73	21d	1	1.48mi
14214 Manchester Dr Naples, FL	3.0	2.0	1560	$2,800	$1.79	23d	1	1.48mi

HOA detail

• Monthly dues: $232 · $2,784/yr

Listing history 17 events

1. 2026-06-18
   days on market $445,000 Active 162 DOM
2. 2026-06-17
   days on market $445,000 Active 161 DOM
3. 2026-06-16
   days on market $445,000 Active 160 DOM
4. 2026-06-15
   days on market $445,000 Active 159 DOM
5. 2026-06-14
   days on market $445,000 Active 157 DOM
6. 2026-06-10
   days on market $445,000 Active 154 DOM
7. 2026-06-09
   days on market $445,000 Active 153 DOM
8. 2026-06-08
   days on market $445,000 Active 152 DOM
9. 2026-06-07
   days on market $445,000 Active 151 DOM
10. 2026-06-03
    days on market $445,000 Active 147 DOM
11. 2026-06-02
    days on market $445,000 Active 146 DOM
12. 2026-06-01
    days on market $445,000 Active 145 DOM
13. 2026-05-31
    days on market $445,000 Active 144 DOM
14. 2026-05-30
    days on market $445,000 Active 143 DOM
15. 2026-01-07
    listed $445,000 Active
16. 2022-06-11
    historical
17. 2022-04-30
    listed $569,000 Active

ⓘ 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: $5,504 · $459/mo
• Projected year-2 tax: $5,504 · $459/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 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 · 25 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: $39,816
• − Mortgage interest: −$24,927
• − Property taxes: −$5,504
• − Insurance: −$7,344
• − Repairs & maintenance: −$3,185
• − Management: −$3,185
• − HOA: −$2,784
• − Depreciation: −$12,945
• Taxable loss: −$20,058
• Est. tax savings @ 24.0%: +$4,814
• After-tax cash flow: $-7,366/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

-21.8% since first listed

3 events — show timeline

• 2026-01-07 Listed $445,000 NAPLESMLS
• 2022-06-11 Listing Removed — NAPLESMLS
• 2022-04-30 Listed $569,000 NAPLESMLS

Property tax history

+27.8%/yr

Latest (2025): $5,504 · +3.7% YoY. Source: county tax records.