49 Turquoise Ave Unit 49T · Winding Cypress, FL 34114

$135,000

2 bd · 2.0 ba · 1,408 sqft · Manufactured · 10 Days on market

Built 1992 Good condition $167/mo HOA · 5% 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
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0

Listing remarks

THIS SPACIOUS AND VERSATILE HOME HAS SOMETHING FOR EVERYONE AND FEATURES TWO BEDROOMS, 2 BATHROOMS, AN ENCLOSED VERANDA ROOM AS WELL AS A LARGE ENCLOSED LANAI. EVEN THE WASHER AND DRYER HAVE THEIR OWN ROOM WHICH LEADS TO A LARGE SHED/WORKSHOP/MAN CAVE! A FORMAL DININGROOM BOASTS A BUILT IN CHINA CABINET FOR WHEN THE FRIENDS COME TO DINE UNLESS YOU OBT TO BE MORE CASUAL AND EAT IN THE QUAINT BREAKFAST NOOK. THE CARPORT PROVIDES AMPLE PARKING FOR AT LEAST TWO VEHICLES AND COULD ACCOMODATE A BOAT EASILY. ENCHANTING SHORES ALSO HAS SOMETHING FOR EVERYONE WITH MULTITUDES OF ACTIVITIES, SHOWS, CLUBS AND BELOVED BINGO! LAUNCH YOUR WATERCRAFT RIGHT DOWN THHE ROAD AND CRUISE OFF TO THE GOLF OF AMERI

Key facts

• Ample parking
• Large enclosed lanai
• Garage

Tags

• ENCLOSED VERANDA ROOM
• LARGE ENCLOSED LANAI
• LARGE SHED WORKSHOP MAN CAVE
• BUILT IN CHINA CABINET
• QUAINT BREAKFAST NOOK
• AMPLE PARKING

Property features AI

Finance

• Other: 365 units in complex; Single unit building, one floor
• HOA & community: Mandatory HOA; HOA fee $500 quarterly (total annual recurring fees $2,000); One-time fees $255; On-site management; HOA maintenance covers laundry facilities, lawn/land maintenance, legal/accounting, manager, recreation facilities, repairs, reserves, sewer, street lights, street maintenance, trash removal and water; Community amenities include pool, clubhouse, community room, library, hobby room, billiards, BBQ/picnic, basketball, tennis, pickleball, shuffleboard, bocce court, fishing pier, fish cleaning station, boat storage, community boat dock and ramp, community gulf boat access, vehicle wash area and underground utilities; Community type: Boating and mobile/manufactured

Exterior

• Parking: 2+ covered spaces; Paved driveway; Attached 2-car carport
• Utilities: Central water; Central sewer; Cable available; Electric power
• Home design: Manufactured residential property; 1-story / ranch; Rear exposure facing north; Built in 1992; Located in Enchanting Shores
• Construction: Manufactured construction; Vinyl siding exterior; Roof over
• Exterior features: Vinyl siding; Double hung and single hung windows; Manual storm shutters; Roof over; Paved road access; Landscaped area view; Zero lot line

Interior

• Kitchen: Dishwasher; Range; Self-cleaning oven; Microwave; Refrigerator / Freezer; Freezer; Pantry
• Bedrooms: 2 bedrooms plus den
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Window unit
• Interior features: Built-in cabinets; Cable prewire; Pantry; Smoke detectors; Volume ceiling; Walk-in closet; Formal dining area; Den / study; Laundry in residence; Workshop; Turnkey furnished; 4 ceiling fans
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).

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); 905 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $3,391/mo this rent would consume 46% of the median local household income ($89k/yr) (locally 550% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $933 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 2.51% ✓
• Cap rate: 20.33%
• Cash-on-cash: 50.14%
• DSCR: 3.23
• GRM: 3.3

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: 35.5%
• Equity multiple: 2.63×
• Total profit: $61,485
• Equity at exit: $29,499

10-year hold

• IRR: 40.7%
• Equity multiple: 5.25×
• Total profit: $160,795
• Equity at exit: $28,416

Cash invested: $37,800 (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: 905
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $3,391 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$167
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $1,153

Break-even live

Break-even rent $1,932

Max offer price $135,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,246	-5% $1,199	+0% $1,153	+5% $1,106	+10% $1,059
Rent	-10% $885	-5% $1,019	+0% $1,153	+5% $1,287	+10% $1,421
Rate	-1.0pp $1,221	-0.5pp $1,187	base $1,153	+0.5pp $1,118	+1.0pp $1,082

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1276 Enbrook Loop Naples, FL	2.0	2.0	1503	$5,000	$3.33	24d	1	0.15mi
1171 Tranquil Brook Dr Naples, FL	2.0	2.0	1503	$4,500	$2.99	15d	1	0.20mi
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	15d	1	0.21mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	24d	1	0.22mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	24d	1	0.31mi
1157 Enbrook Loop Naples, FL	2.0	2.0	1503	$3,000	$2.00	24d	1	0.32mi
1078 Rolling Brook Ln Naples, FL	2.0	2.0	1503	$2,750	$1.83	22d	1	0.34mi
842 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,800	$1.86	24d	1	0.37mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	0.38mi
847 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,950	$1.96	24d	1	0.40mi
1014 Manatee Rd Unit F307 Naples, FL	2.0	2.0	900	$1,800	$2.00	24d	1	0.41mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$1,772	$1.91	24d	9	0.44mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.45mi
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	24d	1	0.47mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	24d	1	0.50mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	24d	1	0.68mi
2244 Yellowfin Cir Naples, FL	3.0	2.0	1655	$3,300	$1.99	15d	1	0.71mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	15d	1	0.89mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	15d	2	0.89mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	24d	1	0.89mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	15d	1	1.00mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	24d	1	1.13mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	15d	1	1.14mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	24d	1	1.17mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	15d	1	1.18mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	15d	1	1.19mi
22 Cypress View Dr Unit B22 Naples, FL	2.0	2.0	1534	$7,000	$4.56	24d	1	1.21mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	15d	1	1.26mi
14214 Manchester Dr Naples, FL	3.0	2.0	1560	$2,700	$1.73	22d	1	1.30mi
14214 Manchester Dr Naples, FL	3.0	2.0	1560	$2,800	$1.79	24d	1	1.30mi
7052 Live Oak Dr Naples, FL	2.0	2.0	1685	$9,000	$5.34	24d	1	1.32mi
1414 Oceania Dr S Naples, FL	3.0	2.0	1572	$5,000	$3.18	24d	1	1.42mi
7567 Winding Cypress Dr Naples, FL	3.0	2.0	1805	$11,500	$6.37	24d	1	1.45mi
7674 Jacaranda Ln Naples, FL	2.0	2.0	1554	$3,800	$2.45	24d	1	1.46mi
7662 Jacaranda Ln Naples, FL	2.0	2.0	1555	$3,500	$2.25	15d	1	1.47mi
14103 Nautica Ct Naples, FL	3.0	2.5	1850	$3,650	$1.97	24d	1	1.48mi
7631 Jacaranda Ln Naples, FL	2.0	2.0	1542	$7,000	$4.54	24d	1	1.48mi

HOA detail

• Monthly dues: $167 · $2,004/yr
• Likely covers: water

Listing history 2 events

1. 2026-06-03
   remarks 699-char remark
2. 2026-06-03
   listed $135,000 Pending 10 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: $40,697
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$5,794
• − Repairs & maintenance: −$3,256
• − Management: −$3,256
• − HOA: −$2,004
• − Depreciation: −$3,927
• Taxable income: $12,874
• Est. tax owed @ 24.0%: −$3,090
• After-tax cash flow: $10,743/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

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a good condition score of 75. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor cosmetic updates needed.

Value-add opportunities

• Resale paint exterior — Fresh paint can enhance curb appeal and home value
• Both update flooring — Hardwood floors are durable and add value
• Resale update kitchen appliances — Modern appliances can attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — Fresh paint can enhance curb appeal and home value ↑
• Both update flooring — Hardwood floors are durable and add value ↑
• Resale update kitchen appliances — Modern appliances can attract more buyers ↑

ⓘ 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

4 events — show timeline

• 2026-05-06 Pending — NAPLESMLS
• 2026-05-01 Relisted — NAPLESMLS
• 2026-04-21 Pending — NAPLESMLS
• 2026-04-16 Listed $135,000 NAPLESMLS