27 Amethyst Ave Unit 27A · Winding Cypress, FL 34114

$149,219

2 bd · 2.0 ba · 1,055 sqft · Manufactured · 419 Days on market

Built 1994 Fair condition $162/mo HOA · 6% of rent ↓ 10% since listing

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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 +2.2/5.0

Listing remarks

WELCOME TO BEAUTIFUL ENCHANTING SHORES CO-OP THE FINEST, MOST AFFORDABLE PARK OF ITS KIND IN THE AREA. ENCHANTING SHORES FEATURES GULF ACCESS, COMPLETELY RENOVATED POOL, SHUFFLE BOARD, TENNIS, PICKELBALL, BOCCE BALL, BASKETBALL, HORSESHOES AS WELL AS NUMEROUS COMMUNITY ACTIVITIES, CLUBS AND FESTIVITIES. THIS 2 BEDROOM, 2 FULL BATH HOME OFFERS GRANITE COUNTERTOPS, CERAMIC TILE AND WOOD LAMINATE FLOORING, RECENT APPLIANCES INCLUDING A BRAND NEW DISHWASHER AND DISPOSAL. THE HVAC IS A YEAR OLD AND THERE ARE PORTABLE UNITS IN FLORIDA ROOM AND WORKSHOP. THE LARGE ENCLOSED FLORIDA ROOM FEATURES A FRIG AND SINK ALONG WITH CABINETS AND COUNTERTOPS. THE WORKSHOP HAS WORK BENCHES, PEGBOARD AND CABINET

Key facts

• Gulf access
• Recent appliances
• Ceramic tile

Tags

• GULF ACCESS
• COMPLETELY RENOVATED POOL
• GRANITE COUNTERTOPS
• CERAMIC TILE
• WOOD LAMINATE FLOORING
• RECENT APPLIANCES

Property features AI

Finance

• Other: Community type: Boating and mobile/manufactured; Part of Enchanting Shores development; Paved road access; Lot unit 27-A, total area 1,344; Restrictions: No commercial, no RV
• HOA & community: Mandatory HOA; Quarterly HOA fee of $487 (total annual recurring fees $1,948); One-time fees $210; On-site management; HOA covers internet/WiFi access, common laundry, lawn/land maintenance, legal/accounting, manager, recreation facilities, repairs, reserves, sewer, street lights, street maintenance, trash removal, water; Community amenities include clubhouse, community pool, community room, library, hobby room, common laundry, extra storage, boat storage, boat cleaning station, fishing pier, community gulf boat access, tennis, basketball, pickleball, shuffleboard, bocce, billiards, vehicle wash area, underground utilities, streetlights

Exterior

• Parking: Attached 2-car carport
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential manufactured home; 1 story / ranch; Rear exposure facing north; Zero lot line
• Construction: Manufactured construction; Vinyl siding; Built in 1994; Roof over
• Exterior features: Storage; Shutters (manual); Single-hung windows; Roof over

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator
• Bedrooms: 2 bedrooms; Primary bedroom on the first floor
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; High-speed internet available; Eat-in kitchen; Den/study; Florida room; Laundry in residence; Workshop; Turnkey furnished; 3 ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $131k (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.
• Zoned schools: Manatee Elementary School (math 58% / reading 51%, grade C, #892 of 2,144 statewide, top 44%, 584 students, 73% FRL); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% 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); 904 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 38% 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 419 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

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 $131,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 419 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
8. 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.
9. 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: 1.87% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.15%
• DSCR: 2.30
• GRM: 4.4

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: 13.0%
• Equity multiple: 1.57×
• Total profit: $24,017
• Equity at exit: $32,606

10-year hold

• IRR: 20.0%
• Equity multiple: 2.97×
• Total profit: $82,155
• Equity at exit: $31,409

Cash invested: $41,781 (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: 904
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,795 high
• Mortgage (P&I): −$783
• Tax est. 1.5%: −$187 /mo · $2,238/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$162
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $588

Break-even live

Break-even rent $2,050

Max offer price $149,219

Occupancy floor 74%

Sensitivity live

Price	-10% $691	-5% $640	+0% $588	+5% $537	+10% $485
Rent	-10% $367	-5% $478	+0% $588	+5% $699	+10% $809
Rate	-1.0pp $663	-0.5pp $626	base $588	+0.5pp $550	+1.0pp $510

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: $37,305
• Closing costs: $4,477
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	16d	1	0.26mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	25d	1	0.27mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	25d	1	0.37mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	25d	1	0.44mi
1252 Henderson Creek Dr Naples, FL	2.0	1.5	820	$1,895	$2.31	25d	1	0.47mi
1014 Manatee Rd Unit F307 Naples, FL	2.0	2.0	900	$1,800	$2.00	25d	1	0.47mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$1,772	$1.91	25d	9	0.50mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.51mi
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	25d	1	0.53mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	25d	1	0.57mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	25d	1	0.62mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	16d	1	0.89mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	16d	2	0.90mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	25d	1	0.90mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	16d	1	1.01mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	16d	1	1.15mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	16d	1	1.19mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	16d	1	1.20mi

HOA detail

• Monthly dues: $162 · $1,944/yr
• Likely covers: pool

Listing history 2 events

1. 2026-06-02
   remarks 699-char remark
2. 2026-06-02
   listed $149,219 Pending 419 DOM

ⓘ 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 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 · 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: $33,539
• − Mortgage interest: −$8,359
• − Property taxes: −$2,238
• − Insurance: −$5,865
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − HOA: −$1,944
• − Depreciation: −$4,341
• Taxable income: $5,427
• Est. tax owed @ 24.0%: −$1,302
• After-tax cash flow: $5,757/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

This manufactured home is in fair condition with cosmetic updates needed. Painting and updating the kitchen can significantly enhance its value.

Repairs flagged

• Minor Paint — Paint is faded in some areas, touch-ups needed
• Minor Siding — Siding appears weathered, minor repairs needed

Value-add opportunities

• Resale Painting and updating the kitchen cabinets — Fresh paint and updated cabinets can significantly enhance the home's curb appeal and value
• Both Landscaping improvements — Aesthetic improvements can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint is faded in some areas, touch-ups needed	Minor	$500–3,000
Siding · Siding appears weathered, minor repairs needed	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Painting and updating the kitchen cabinets — Fresh paint and updated cabinets can significantly enhance the home's curb appeal and value ↑
• Both Landscaping improvements — Aesthetic improvements can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-9.5% since first listed

5 events — show timeline

• 2026-06-01 Pending — NAPLESMLS
• 2026-02-25 Price Changed $149,219 NAPLESMLS
• 2025-06-23 Price Changed $157,000 NAPLESMLS
• 2025-05-14 Price Changed $159,900 NAPLESMLS
• 2025-04-08 Listed $164,900 NAPLESMLS