15169 Sacile St · Winding Cypress, FL 34114

$629,000

3 bd · 2.0 ba · 1,950 sqft · SingleFamily public records · 14 Days on market

Built 2023 Good condition $457/mo HOA · 7% of rent

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Why this score? — see what drove the C- 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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0

Listing remarks

The elements of coastal charm and chic sophistication blend effortlessly in this stunning, 2023 build, attached villa in Esplanade by the Islands & offers three bedrooms plus a den, two bathrooms, and nearly 1,950 sq. ft. of stylish living space. An amenity rich community, enjoy resort style living with a world class clubhouse including restaurant, Bahama bar, beauty salon & spa, on site wellness center (nutritionist & fitness consultants), community pool, tennis, pickleball, bocce, fitness center, doggie concierge, Ideally located on a quiet cul-de-sac just a short walk from the community pool, this home has it all with impact resistant doors & windows in the front,

Key facts

• Tennis
• Community pool
• Pickleball

Tags

• AMENITY RICH COMMUNITY
• WORLD CLASS CLUBHOUSE
• COMMUNITY POOL
• TENNIS
• PICKLEBALL
• BOCCE

Property features AI

Finance

• Other: Part of a complex with 284 units; single unit building; one floor
• Financial info: Total annual recurring fees listed; Total one-time fees listed
• HOA & community: Mandatory HOA (Esplanade by the Islands); Quarterly master HOA fee; Professional management; Community amenities include clubhouse, community pool and spa, exercise room, tennis and pickleball courts, bocce, dog park, bike/jog paths, walking sidewalks, cabana, BBQ/picnic area, restaurant and shopping access, concierge services, and underground utilities; Maintenance covers irrigation, lawn/land care, pest control (exterior), street maintenance, street lights, security, recreation facilities, reserve, legal/accounting and management

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Gated community with guard at gate
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential attached villa (end-unit, corner); Single-story; Rear exposure facing south; Located in Esplanade by the Islands community
• Construction: Built in 2023; Concrete block construction; Stucco exterior; Tile roof; Impact resistant doors and windows (single hung and sliding)
• Exterior features: Patio; Screened lanai/porch; Automatic sprinkler (central irrigation)

Interior

• Kitchen: Dome kitchen with pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer; Trash compactor
• Bedrooms: 3 bedrooms plus den; Master bedroom on ground level; Split bedroom layout; Den / study
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire and high-speed internet available; Laundry tub; Pantry; Smoke detectors; Tray and vaulted ceilings; Window coverings; Great room floor plan; Turnkey furnished; Four ceiling fans
• Laundry & utility: Washer and dryer included; Laundry room in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $629k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $33 ($399/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $629k).

Location & tenants

• Location reads: area grade C — 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; 38 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).
• At $6,402/mo this rent would consume 86% 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 $4k of loan paydown is wiped out by about $9k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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; moderate wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $629,000

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: 1.02% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 8.2

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: -7.7%
• Equity multiple: 0.68×
• Total profit: $-56,898
• Equity at exit: $137,445

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-1,551
• Equity at exit: $132,398

Cash invested: $176,120 (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: 8.2×

Monthly cashflow live

• Estimated rent: $6,402 high
• Mortgage (P&I): −$3,299
• Tax from tax record: −$580 /mo · $6,961/yr
• Insurance: −$262
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$457
• Vacancy / Maint / Mgmt: −$1,344
• Net cashflow: $33

Break-even live

Break-even rent $6,360

Max offer price $629,000

Occupancy floor 94%

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: $157,250
• Closing costs: $18,870
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15158 Tolmino St Naples, FL	2.0	2.0	1676	$3,000	$1.79	14d	1	0.03mi
15189 Sacile St Naples, FL	3.0	2.0	1905	$7,500	$3.94	23d	1	0.05mi
15137 Sacile St Naples, FL	3.0	2.0	1905	$3,750	$1.97	23d	1	0.05mi
15197 Sacile St Naples, FL	3.0	2.0	1905	$7,300	$3.83	23d	1	0.06mi
15191 Tolmino St Naples, FL	3.0	2.0	1950	$9,000	$4.62	23d	1	0.07mi
15155 Tolmino St Naples, FL	3.0	2.0	1930	$9,000	$4.66	23d	1	0.07mi
15210 Sacile St Naples, FL	3.0	2.0	1905	$7,500	$3.94	14d	1	0.09mi
15244 Zeno Way Unit 203 Naples, FL	3.0	2.5	2343	$3,600	$1.54	23d	1	0.15mi
15257 Zeno Way #204 Naples, FL	3.0	3.0	2183	$3,400	$1.56	14d	1	0.17mi
15111 Pescara St Naples, FL	3.0	3.0	2413	$15,000	$6.22	21d	1	0.18mi
15318 Aprile St Naples, FL	3.0	3.0	2500	$5,020	$2.01	23d	1	0.21mi
15312 Motta Way Naples, FL	3.0	3.0	2232	$4,250	$1.90	23d	1	0.21mi
15323 Lucerna St #204 Naples, FL	3.0	3.0	2393	$4,500	$1.88	14d	1	0.25mi
15335 Lucerna St #104 Naples, FL	2.0	2.5	1956	$6,500	$3.32	23d	1	0.26mi
15320 Lucerna St #102 Naples, FL	2.0	2.0	1717	$2,995	$1.74	14d	1	0.26mi
15336 Lucerna St #104 Naples, FL	2.0	2.5	1956	$3,500	$1.79	23d	1	0.27mi
15495 Rio Ponace Ct Naples, FL	4.0	3.5	2465	$17,000	$6.90	23d	1	0.36mi
15561 Vittorio St Naples, FL	3.0	2.0	1905	$7,500	$3.94	23d	1	0.42mi
15641 Gavello St Naples, FL	3.0	2.0	1900	$10,000	$5.26	23d	1	0.53mi
15657 Gavello St Naples, FL	3.0	2.0	1905	$7,500	$3.94	23d	1	0.55mi
2717 Callista Ct #104 Naples, FL	3.0	3.0	2502	$8,500	$3.40	23d	1	0.57mi
2710 Callista Ct #104 Naples, FL	3.0	3.0	2502	$9,000	$3.60	23d	1	0.61mi
2713 Callista Ct #103 Naples, FL	3.0	3.0	2237	$6,999	$3.13	23d	1	0.62mi
3290 Dorado Ln Unit 1-102 Naples, FL	3.0	3.5	2600	$10,000	$3.85	23d	1	0.68mi
3290 Dorado Ln #102 Naples, FL	3.0	3.5	2600	$5,530	$2.13	14d	1	0.68mi
2850 Aviamar Cir Naples, FL	3.0	2.0	2246	$12,000	$5.34	23d	1	0.70mi
15804 Derna St Naples, FL	3.0	3.0	2337	$15,000	$6.42	23d	1	0.77mi
3031 Marengo Ct Unit 203 Naples, FL	3.0	3.0	2200	$3,500	$1.59	14d	1	1.07mi
3149 Aviamar Cir #101 Naples, FL	3.0	2.0	1890	$7,500	$3.97	14d	1	1.09mi
130 Grassy Key Ln Naples, FL	3.0	2.0	1248	$1,850	$1.48	14d	1	1.15mi
130 Grassy Key Ln #37 Naples, FL	3.0	2.0	1248	$1,795	$1.44	14d	1	1.15mi
9104 Cherry Oaks Trl Naples, FL	3.0	2.0	1876	$5,000	$2.67	23d	1	1.19mi
14796 Canton Ct Naples, FL	3.0	2.0	1677	$7,000	$4.17	23d	1	1.33mi
9142 Cherry Oaks Ln #102 Naples, FL	3.0	2.0	2408	$3,000	$1.25	14d	1	1.34mi
9630 Campanile Cir Naples, FL	3.0	3.0	2283	$15,000	$6.57	23d	1	1.42mi
14678 Fern Lake Ct Unit 1049694P Naples, FL	3.0	2.0	2142	$6,065	$2.83	14d	1	1.42mi
9209 Museo Cir Unit 102 Naples, FL	3.0	3.0	2502	$7,200	$2.88	14d	1	1.44mi
9006 Cascada Way #101 Naples, FL	3.0	2.0	2408	$7,950	$3.30	23d	1	1.47mi

HOA detail

• Monthly dues: $457 · $5,484/yr
• Likely covers: poolgymdoorman

Listing history 10 events

1. 2026-06-18
   days on market $629,000 Active 14 DOM
2. 2026-06-17
   days on market $629,000 Active 13 DOM
3. 2026-06-16
   days on market $629,000 Active 12 DOM
4. 2026-06-15
   days on market $629,000 Active 11 DOM
5. 2026-06-14
   days on market $629,000 Active 9 DOM
6. 2026-06-10
   days on market $629,000 Active 6 DOM
7. 2026-06-09
   days on market $629,000 Active 5 DOM
8. 2026-06-08
   days on market $629,000 Active 4 DOM
9. 2026-06-07
   remarks 683-char remark
10. 2026-06-07
    listed $629,000 Active 3 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: $6,961 · $580/mo
• Projected year-2 tax: $6,961 · $580/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 5/10 Major
• 🌡 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: $76,824
• − Mortgage interest: −$35,234
• − Property taxes: −$6,961
• − Insurance: −$8,264
• − Repairs & maintenance: −$6,146
• − Management: −$6,146
• − HOA: −$5,484
• − Depreciation: −$18,298
• Taxable loss: −$9,709
• Est. tax savings @ 24.0%: +$2,330
• After-tax cash flow: $2,729/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2023 build single-family home in Esplanade by the Islands offers a good condition with minimal repairs needed. It's move-in ready with a good curb appeal and high ROI potential.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both roof inspection — ensures long-term durability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both roof inspection — ensures long-term durability ↑

ⓘ 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

+16237.7% since first listed

18 events — show timeline

• 2026-06-04 Listed $629,000 NAPLESMLS
• 2025-06-08 Listing Removed — NAPLESMLS
• 2025-06-07 Rental Removed $3,100 NAPLESMLS
• 2025-05-23 Price Changed $3,100 NAPLESMLS
• 2025-05-05 Price Changed $639,900 NAPLESMLS
• 2025-04-10 Listed for Rent $3,200 NAPLESMLS
• 2025-04-01 Price Changed $649,900 NAPLESMLS
• 2025-03-07 Listed $665,000 NAPLESMLS
• 2024-09-12 Rental Removed $3,000 NAPLESMLS
• 2024-08-19 Price Changed $3,000 NAPLESMLS
• 2024-06-12 Listed for Rent $3,400 NAPLESMLS
• 2024-05-26 Rental Removed $3,500 APPFOLIO
• 2024-04-12 Listed for Rent $3,500 APPFOLIO
• 2023-12-22 Rental Removed $3,500 RENT.
• 2023-10-18 Listed for Rent $3,750 RENT.
• 2023-09-18 Rental Removed $3,750 RENT.
• 2023-09-07 Price Changed $3,750 RENT.
• 2023-08-18 Listed for Rent $3,850 RENT.

Property tax history

+102.4%/yr

Latest (2025): $6,961 · +23.2% YoY. Source: county tax records.