20 Grosbeak Ln #20 · Winding Cypress, FL 34114

$155,000

2 bd · 2.0 ba · 1,144 sqft · Condo public records · 12 Days on market

Built 1986 $296/mo HOA · 12% 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
• 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

Spacious & lovely 2BR+den, 2BA manufactured home in a charming family park! Large living room w/ vaulted ceiling & adjoining den. Bright open kitchen w/ diagonal ceramic tile floor, breakfast bar, new stainless steel-front appliances, large pantry, pass-through to den & adjoining dining room w/ built-in cabinetry. Huge 25 ft den w/ lots of windows. Laundry room in home. Screened lanai, shed & carport.

Key facts

• 6,969 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Other: Community pool
• Financial info: Pets allowed with conditions (maximum 1 pet)
• HOA & community: Homeowners association with quarterly fee (includes cable TV, grounds maintenance, sewer, trash, water); Association amenities include clubhouse, pool, playground, picnic area, barbecue, shuffleboard court, and management; Community is non-gated

Exterior

• Parking: Attached carport; 1 covered parking space; 1-car carport
• Utilities: Public water; Public sewer; Cable available; Municipal irrigation
• Home design: Manufactured home; Vinyl siding; Metal roof; Single-story; Entry at level 1; Resale property; Has a view; Rectangular lot (approx. 0.16 acres, dimensions 26 x 60 x 26 x 60)
• Construction: Built as manufactured construction; Vinyl siding; Metal roof; Foundation information not specified
• Exterior features: Patio; Lanai; Screened porch; Porch; Storage; Shutters (manual); Canal access; Creek; East exposure; West-facing view

Interior

• Kitchen: Electric cooktop; Range; Refrigerator; Freezer; Dishwasher
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Separate/formal dining room; Bar; Split bedroom floorplan; Pantry; Dual sinks; Shower only; Separate shower; Double-hung windows; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).

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; 14 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 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 $2k 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 $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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.
• Current owner paid $50k; list at $155k implies a 210% gain — meaningful room to come down on a strong offer.

Recommended offer $155,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.92%
• DSCR: 1.89
• GRM: 5.0

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: 16.4%
• Equity multiple: 1.73×
• Total profit: $31,613
• Equity at exit: $33,870

10-year hold

• IRR: 23.0%
• Equity multiple: 3.28×
• Total profit: $98,856
• Equity at exit: $32,626

Cash invested: $43,400 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,560 high
• Mortgage (P&I): −$813
• Tax from tax record: −$129 /mo · $1,544/yr
• Insurance: −$65
• HOA: −$296
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $721

Break-even live

Break-even rent $1,648

Max offer price $155,000

Occupancy floor 67%

Sensitivity live

Price	-10% $808	-5% $764	+0% $721	+5% $677	+10% $633
Rent	-10% $518	-5% $619	+0% $721	+5% $822	+10% $923
Rate	-1.0pp $799	-0.5pp $760	base $721	+0.5pp $680	+1.0pp $640

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	24d	1	0.67mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	24d	1	0.76mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	14d	1	0.79mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	14d	1	0.85mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$1,772	$1.91	24d	9	0.86mi
1014 Manatee Rd Unit F307 Naples, FL	2.0	2.0	900	$1,800	$2.00	24d	1	0.90mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	0.92mi
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	14d	1	0.92mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	24d	1	0.99mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.99mi
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	24d	1	1.00mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	24d	1	1.10mi
163 Indies Dr E #203 Naples, FL	2.0	2.0	1448	$7,200	$4.97	24d	1	1.12mi
1252 Henderson Creek Dr Naples, FL	2.0	1.5	820	$1,895	$2.31	24d	1	1.16mi

HOA detail condo

• Monthly dues: $296 · $3,552/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $155,000 Active 12 DOM
2. 2026-06-17
   days on market $155,000 Active 11 DOM
3. 2026-06-16
   days on market $155,000 Active 10 DOM
4. 2026-06-15
   days on market $155,000 Active 9 DOM
5. 2026-06-14
   days on market $155,000 Active 7 DOM
6. 2026-06-10
   days on market $155,000 Active 4 DOM
7. 2026-06-09
   days on market $155,000 Active 3 DOM
8. 2026-06-08
   days on market $155,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $155,000 Active 1 DOM

ⓘ 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: $1,544 · $129/mo
• Projected year-2 tax: $1,544 · $129/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,724
• − Mortgage interest: −$8,682
• − Property taxes: −$1,544
• − Insurance: −$775
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − HOA: −$3,552
• − Depreciation: −$4,509
• Taxable income: $6,746
• Est. tax owed @ 24.0%: −$1,619
• After-tax cash flow: $7,028/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

+148.0% since first listed

5 events — show timeline

• 2026-06-06 Listed $155,000 FORTMLS
• 2012-10-22 Sold (Public Records) $50,000 Public Records
• 2012-10-05 Sold (MLS) $50,000 NAPLESMLS
• 2012-08-22 Listed $55,000 NAPLESMLS
• 1998-02-23 Sold (Public Records) $62,500 Public Records

Property tax history

+17.8%/yr

Latest (2025): $1,544 · +7.6% YoY. Source: county tax records.