153 Carissa Ln #85 · Winding Cypress, FL 34114

$105,000

2 bd · 2.0 ba · 720 sqft · Manufactured · 73 Days on market

Built 1976 Good condition 1.00 ac lot $180/mo HOA · 8% 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

Prime Naples location at an affordable price with GULF ACCESS!! Welcome to this beautifully updated 2 bedroom 2-full-bath home in the Holiday Manor 55+ BOATER-FRIENDLY Community! Meticulously maintained and move-in ready, this manufactured home stands out with LAMINATE FLOORING THROUGHOUT, giving the entire home a fresh, modern feel from the moment you walk in. The HVAC SYSTEM IS BRAND NEW as of 2024, ensuring reliable comfort and efficiency for years to come. The roof has been professionally cleaned and coated in 2025, and the home comes with a TRANSFERABLE NOLAN TERMITE PROTECTION PLAN for added peace of mind. This home is being sold FULLY FURNISHED—just bring your suitcase! A washe

Key facts

• Laminate flooring
• Hot tub
• Gulf access

Tags

• GULF ACCESS
• LAMINATE FLOORING
• HVAC SYSTEM
• FULLY FURNISHED
• HEATED POOL
• HOT TUB

Property features AI

Finance

• Other: Deeded restrictions; Located in Holiday Manor development (Lot/Unit 85); Property situated on private dead-end road; Irrigation: central
• HOA & community: Mandatory HOA; Master HOA fee $180 monthly (total annual recurring fees $2,160); One-time fees $100; On-site management; HOA maintenance covers irrigation water, lawn/land maintenance, pest control exterior, street maintenance, reserves, repairs, recreation facilities, manager, legal/accounting, water; Community amenities include clubhouse, community pool and spa, community boat dock/boat lift/boat ramp/boat slips, Gulf boat access, BBQ/picnic area, community room, fish cleaning station, internet access, shuffleboard, streetlights; Community type: Boating, Mobile/Manufactured, Non-gated

Exterior

• Parking: Covered parking with 2+ spaces; Attached 2-space carport
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential home; 1 story (ranch/traditional); Rear exposure faces west
• Construction: Built in 1976; Aluminum siding; Rolled roof; Manufactured construction
• Exterior features: Patio; Screened lanai/porch; Shutters; Landscaped view

Interior

• Kitchen: Cooktop (electric); Dishwasher; Microwave; Refrigerator/Freezer
• Bedrooms: 2 bedrooms; First-floor master bedroom; Split bedroom floor plan
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower and dual sinks
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: High-speed internet available; Dining area in living room and eat-in kitchen; Family room; Florida room; Screened lanai/porch; Workshop; Turnkey
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% 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); 905 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 31% 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 $726 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($99k) 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.17% ✓
• Cap rate: 16.50%
• Cash-on-cash: 36.46%
• DSCR: 2.62
• GRM: 3.8

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: 15.7%
• Equity multiple: 1.70×
• Total profit: $20,449
• Equity at exit: $22,944

10-year hold

• IRR: 22.5%
• Equity multiple: 3.24×
• Total profit: $65,997
• Equity at exit: $22,101

Cash invested: $29,400 (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: 905
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,277 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$180
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $467

Break-even live

Break-even rent $1,686

Max offer price $105,000

Occupancy floor 74%

Sensitivity live

Price	-10% $539	-5% $503	+0% $467	+5% $430	+10% $394
Rent	-10% $287	-5% $377	+0% $467	+5% $557	+10% $647
Rate	-1.0pp $520	-0.5pp $493	base $467	+0.5pp $439	+1.0pp $412

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$1,772	$1.91	24d	9	0.69mi

HOA detail

• Monthly dues: $180 · $2,160/yr

Listing history 2 events

1. 2026-06-07
   remarks 693-char remark
2. 2026-06-07
   listed $105,000 Pending 73 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 6 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,324
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$5,644
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − HOA: −$2,160
• − Depreciation: −$3,055
• Taxable income: $4,638
• Est. tax owed @ 24.0%: −$1,113
• After-tax cash flow: $4,487/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 move-in ready manufactured home in a boater-friendly community offers a good condition with laminate flooring and a brand new HVAC system. It has potential for further value through exterior painting and interior updates.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Upgrade flooring — Modernizes the home and adds value
• Both Replace ceiling fans — Improves comfort and aesthetics
• Both Upgrade kitchen appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Upgrade flooring — Modernizes the home and adds value ↑
• Both Replace ceiling fans — Improves comfort and aesthetics ↑
• Both Upgrade kitchen appliances — Enhances functionality and appeal ↑

ⓘ 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

3 events — show timeline

• 2026-05-29 Pending — BEARMLS
• 2026-05-05 Pending — BEARMLS
• 2026-02-21 Listed $105,000 BEARMLS