241 Cattleya Refuge #241 · Winding Cypress, FL 34114

$129,000

1 bd · 2.0 ba · 480 sqft · Condo public records · 148 Days on market

Built 1987 $299/mo HOA · 16% 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 +27.7/30.0
• 1% rule +9.9/10.0
• DSCR +9.7/10.0
• 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

Thank you for viewing 241 Cattleya Refuge within the Imperial Wilderness community! This home features a relaxing outdoor space with a modest waterfront view. The location is very convenient since the clubhouse and many key amenities are a only short walk from the doorstep. Upon entering the home, you’ll appreciate the spacious living room with large windows that allow you to enjoy the pleasant neighborhood and majestic palm trees. Major attributes of this property are the fact that you own your own land and have a low HOA ($750.50 per quarter). The HOA includes so much: use of the property’s facilities, water, basic cable, and lawn care. Imperial Wilderness is a gated, fun, and active 55+ community with so much to offer: 2 pools with spas, bocce, tennis, pickleball, billiards, a library, fitness room, dog parks, and more!

Key facts

• Gated community
• Never flooded
• Ample windows

Tags

• GATED COMMUNITY
• OWNED LAND
• NEVER FLOODED
• AMPLE WINDOWS
• EAT-IN KITCHEN
• CLAM SHELL SHADES

Property features AI

Finance

• Other: Condo documents source for lot dimensions; Restrictions: limited number of vehicles
• HOA & community: Mandatory HOA; Quarterly condo fee ($898); Professional management; Maintenance covers cable, lawn/land maintenance, sewer, and water; Community amenities include clubhouse, community pool and spa, tennis, pickleball, shuffleboard, bocce court, billiards, library, and dog park; Gated community; Total annual recurring fees $3,592; one-time fees $150

Exterior

• Parking: Paved parking
• Security: Gated community; Manual storm shutters
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential property; Single-story; Rear exposure faces north; Located in Imperial Wilderness community, lot/unit 241
• Construction: Built in 1987; Manufactured construction; Aluminum and vinyl siding; Roof over
• Exterior features: Patio; Water view; Paved road access; Irregular-shaped lot

Interior

• Kitchen: Range; Microwave; Refrigerator/Freezer
• Bedrooms: 1 bedroom
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; No master bath
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Eat-in kitchen; Laundry in residence; Furnished; Ceiling fans (2); See remarks for additional interior details
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $-39 ($-464/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (5.3% below list).
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (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; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $892 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.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% 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 148 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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.49% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 5.6

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: -9.3%
• Equity multiple: 0.61×
• Total profit: $-14,105
• Equity at exit: $28,188

10-year hold

• IRR: -1.3%
• Equity multiple: 0.88×
• Total profit: $-4,286
• Equity at exit: $27,153

Cash invested: $36,120 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,923 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$299
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-39

Break-even live

Break-even rent $1,972

Max offer price $122,166

Occupancy floor 97%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $299 · $3,588/yr
• Likely covers: watercablelandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $129,000 Active 148 DOM
2. 2026-06-17
   days on market $129,000 Active 147 DOM
3. 2026-06-16
   days on market $129,000 Active 146 DOM
4. 2026-06-15
   days on market $129,000 Active 145 DOM
5. 2026-06-14
   days on market $129,000 Active 143 DOM
6. 2026-06-10
   days on market $129,000 Active 140 DOM
7. 2026-06-09
   days on market $129,000 Active 139 DOM
8. 2026-06-08
   days on market $129,000 Active 138 DOM
9. 2026-06-07
   days on market $129,000 Active 137 DOM
10. 2026-06-03
    days on market $129,000 Active 133 DOM
11. 2026-06-02
    days on market $129,000 Active 132 DOM
12. 2026-06-01
    days on market $129,000 Active 131 DOM
13. 2026-05-31
    days on market $129,000 Active 130 DOM
14. 2026-05-30
    days on market $129,000 Active 129 DOM
15. 2026-05-18
    price $129,000
16. 2026-01-21
    listed $135,000 Active
17. 2023-06-05
    soldstatus $120,000
18. 2023-05-24
    soldstatus $120,000 Sold 847-char remark

    Show marketing remark (847 chars)

    Thank you for viewing 241 Cattleya Refuge within the Imperial Wilderness community! This home features a relaxing outdoor space with a modest waterfront view. The location is very convenient since the clubhouse and many key amenities are a only short walk from the doorstep. Upon entering the home, you’ll appreciate the spacious living room with large windows that allow you to enjoy the pleasant neighborhood and majestic palm trees. Major attributes of this property are the fact that you own your own land and have a low HOA ($750.50 per quarter). The HOA includes so much: use of the property’s facilities, water, basic cable, and lawn care. Imperial Wilderness is a gated, fun, and active 55+ community with so much to offer: 2 pools with spas, bocce, tennis, pickleball, billiards, a library, fitness room, dog parks, and more!

19. 2023-04-28
    status Pending 847-char remark

    Show marketing remark (847 chars)

    Thank you for viewing 241 Cattleya Refuge within the Imperial Wilderness community! This home features a relaxing outdoor space with a modest waterfront view. The location is very convenient since the clubhouse and many key amenities are a only short walk from the doorstep. Upon entering the home, you’ll appreciate the spacious living room with large windows that allow you to enjoy the pleasant neighborhood and majestic palm trees. Major attributes of this property are the fact that you own your own land and have a low HOA ($750.50 per quarter). The HOA includes so much: use of the property’s facilities, water, basic cable, and lawn care. Imperial Wilderness is a gated, fun, and active 55+ community with so much to offer: 2 pools with spas, bocce, tennis, pickleball, billiards, a library, fitness room, dog parks, and more!

20. 2023-04-06
    price $132,000 847-char remark

    Show marketing remark (847 chars)

    Thank you for viewing 241 Cattleya Refuge within the Imperial Wilderness community! This home features a relaxing outdoor space with a modest waterfront view. The location is very convenient since the clubhouse and many key amenities are a only short walk from the doorstep. Upon entering the home, you’ll appreciate the spacious living room with large windows that allow you to enjoy the pleasant neighborhood and majestic palm trees. Major attributes of this property are the fact that you own your own land and have a low HOA ($750.50 per quarter). The HOA includes so much: use of the property’s facilities, water, basic cable, and lawn care. Imperial Wilderness is a gated, fun, and active 55+ community with so much to offer: 2 pools with spas, bocce, tennis, pickleball, billiards, a library, fitness room, dog parks, and more!

21. 2023-03-20
    status Active 847-char remark

    Show marketing remark (847 chars)

    Thank you for viewing 241 Cattleya Refuge within the Imperial Wilderness community! This home features a relaxing outdoor space with a modest waterfront view. The location is very convenient since the clubhouse and many key amenities are a only short walk from the doorstep. Upon entering the home, you’ll appreciate the spacious living room with large windows that allow you to enjoy the pleasant neighborhood and majestic palm trees. Major attributes of this property are the fact that you own your own land and have a low HOA ($750.50 per quarter). The HOA includes so much: use of the property’s facilities, water, basic cable, and lawn care. Imperial Wilderness is a gated, fun, and active 55+ community with so much to offer: 2 pools with spas, bocce, tennis, pickleball, billiards, a library, fitness room, dog parks, and more!

22. 2023-02-10
    status Pending 847-char remark

    Show marketing remark (847 chars)

    Thank you for viewing 241 Cattleya Refuge within the Imperial Wilderness community! This home features a relaxing outdoor space with a modest waterfront view. The location is very convenient since the clubhouse and many key amenities are a only short walk from the doorstep. Upon entering the home, you’ll appreciate the spacious living room with large windows that allow you to enjoy the pleasant neighborhood and majestic palm trees. Major attributes of this property are the fact that you own your own land and have a low HOA ($750.50 per quarter). The HOA includes so much: use of the property’s facilities, water, basic cable, and lawn care. Imperial Wilderness is a gated, fun, and active 55+ community with so much to offer: 2 pools with spas, bocce, tennis, pickleball, billiards, a library, fitness room, dog parks, and more!

23. 2023-02-05
    status Active 847-char remark

    Show marketing remark (847 chars)

    Thank you for viewing 241 Cattleya Refuge within the Imperial Wilderness community! This home features a relaxing outdoor space with a modest waterfront view. The location is very convenient since the clubhouse and many key amenities are a only short walk from the doorstep. Upon entering the home, you’ll appreciate the spacious living room with large windows that allow you to enjoy the pleasant neighborhood and majestic palm trees. Major attributes of this property are the fact that you own your own land and have a low HOA ($750.50 per quarter). The HOA includes so much: use of the property’s facilities, water, basic cable, and lawn care. Imperial Wilderness is a gated, fun, and active 55+ community with so much to offer: 2 pools with spas, bocce, tennis, pickleball, billiards, a library, fitness room, dog parks, and more!

24. 2023-01-28
    status Pending With Contingencies 847-char remark

    Show marketing remark (847 chars)

    Thank you for viewing 241 Cattleya Refuge within the Imperial Wilderness community! This home features a relaxing outdoor space with a modest waterfront view. The location is very convenient since the clubhouse and many key amenities are a only short walk from the doorstep. Upon entering the home, you’ll appreciate the spacious living room with large windows that allow you to enjoy the pleasant neighborhood and majestic palm trees. Major attributes of this property are the fact that you own your own land and have a low HOA ($750.50 per quarter). The HOA includes so much: use of the property’s facilities, water, basic cable, and lawn care. Imperial Wilderness is a gated, fun, and active 55+ community with so much to offer: 2 pools with spas, bocce, tennis, pickleball, billiards, a library, fitness room, dog parks, and more!

25. 2023-01-20
    listed $137,000 Active 847-char remark

    Show marketing remark (847 chars)

    Thank you for viewing 241 Cattleya Refuge within the Imperial Wilderness community! This home features a relaxing outdoor space with a modest waterfront view. The location is very convenient since the clubhouse and many key amenities are a only short walk from the doorstep. Upon entering the home, you’ll appreciate the spacious living room with large windows that allow you to enjoy the pleasant neighborhood and majestic palm trees. Major attributes of this property are the fact that you own your own land and have a low HOA ($750.50 per quarter). The HOA includes so much: use of the property’s facilities, water, basic cable, and lawn care. Imperial Wilderness is a gated, fun, and active 55+ community with so much to offer: 2 pools with spas, bocce, tennis, pickleball, billiards, a library, fitness room, dog parks, and more!

26. 1997-05-15
    soldstatus $16,500

ⓘ 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: $1,223 · $102/mo
• Projected year-2 tax: $1,223 · $102/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 · 30 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: $23,073
• − Mortgage interest: −$7,226
• − Property taxes: −$1,223
• − Insurance: −$5,764
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − HOA: −$3,588
• − Depreciation: −$3,753
• Taxable loss: −$2,171
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $57/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

+681.8% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $129,000 NAPLESMLS
• 2026-01-21 Listed $135,000 NAPLESMLS
• 2023-06-05 Sold (Public Records) $120,000 Public Records
• 2023-05-24 Sold (MLS) $120,000 NAPLESMLS
• 2023-04-28 Pending — NAPLESMLS
• 2023-04-06 Price Changed $132,000 NAPLESMLS
• 2023-03-20 Relisted — NAPLESMLS
• 2023-02-10 Pending — NAPLESMLS
• 2023-02-05 Relisted — NAPLESMLS
• 2023-01-28 Pending — NAPLESMLS
• 2023-01-20 Listed $137,000 NAPLESMLS
• 1997-05-15 Sold (Public Records) $16,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,223 · +3.1% YoY. Source: county tax records.