1786 Clearwater Preserve Way #203 · Winding Cypress, FL 34114

$584,975

3 bd · 2.0 ba · 2,174 sqft · Condo · 73 Days on market

Built 2026 Excellent condition $639/mo HOA · 11% of rent

---

Why this score? — see what drove the D+ 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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• 1% rule +4.6/10.0
• Appreciation +4.3/10.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0

Listing remarks

Calm, open, and intentionally designed, this Zen Coach Home in Summerlit offers a sense of balance from the moment you arrive. Sunlight fills the spacious living areas, where a neutral palette and continuous tile flooring create a clean, uncluttered flow ideal for both everyday life and quiet moments at home. The kitchen serves as the heart of the space with light cabinetry accented by crown molding, soft-close doors and drawers, off-white quartz countertops with subtle veining, a tiled backsplash, and an expansive island that naturally draws people together. Three bedrooms provide flexibility for guests, work-from-home needs, or creative space, while the primary suite feels thoughtfully re

Key facts

• Expansive island
• Soft-close doors
• Tiled backsplash

Tags

• LIGHT CABINETRY
• CROWN MOLDING
• SOFT-CLOSE DOORS
• OFF-WHITE QUARTZ COUNTERTOPS
• TILED BACKSPLASH
• EXPANSIVE ISLAND

Property features AI

Finance

• Financial info: One-time special assessment fee $750
• HOA & community: Mandatory HOA with professional management; Monthly HOA fee; HOA covers recreation facilities; Community amenities include cabana, clubhouse, community pool, spa/hot tub, dog park, internet access, pickleball, sidewalks, and underground utilities; Community type: Gated, Condo/Hotel; One-time other fee $1,347; Total annual recurring HOA fees $7,668; Total one-time fees $2,097

Exterior

• Parking: 2 assigned parking spaces; Attached 2-car garage; Paved driveway
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property (Low Rise 1-3); Carriage/Coach style; Zero lot line; Rear exposure facing east; Building number 1/203
• Construction: Concrete block construction; Stucco exterior; Tile roof; Double-hung and thermal windows; Year built 2026
• Exterior features: Patio; Landscaped area view; Reclaimed irrigation; Shutters

Interior

• Kitchen: Kitchen island; Pantry; Breakfast bar; Eat-in kitchen; Dishwasher; Disposal; Microwave; Range; Wall oven; Refrigerator/Freezer
• Bedrooms: 3 bedrooms; Master bedroom on ground level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable pre-wiring; Smoke detectors; Walk-in closet; Open porch/lanai; Screened lanai/porch; Split bedroom floor plan; 6 total rooms
• Laundry & utility: Laundry in residence; Washer/Dryer hookup; Washer; Dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $585k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-654 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $490k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $564k (3.6% below list).
• Recommended offer: $490k (16.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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; 40 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 $5,638/mo this rent would consume 76% 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

• It's been on market 73 days — a 6% lower offer ($550k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $490,343 (16.2% 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 73 days. Have you received any prior offers? Is the seller open to a 16% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.96% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 8.6

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: -14.3%
• Equity multiple: 0.41×
• Total profit: $-96,343
• Equity at exit: $127,825

10-year hold

• IRR: -6.8%
• Equity multiple: 0.42×
• Total profit: $-94,637
• Equity at exit: $123,131

Cash invested: $163,793 (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: 8.6×

Monthly cashflow live

• Estimated rent: $5,638 high
• Mortgage (P&I): −$3,068
• Tax est. 1.5%: −$731 /mo · $8,775/yr
• Insurance: −$244
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$639
• Vacancy / Maint / Mgmt: −$1,184
• Net cashflow: $-654

Break-even live

Break-even rent $6,466

Max offer price $490,343

Occupancy floor —

Sensitivity live

Price	-10% $-250	-5% $-452	+0% $-654	+5% $-856	+10% $-1,058
Rent	-10% $-1,099	-5% $-877	+0% $-654	+5% $-431	+10% $-209
Rate	-1.0pp $-359	-0.5pp $-505	base $-654	+0.5pp $-806	+1.0pp $-960

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: $146,244
• Closing costs: $17,549
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1157 Enbrook Loop Naples, FL	2.0	2.0	1503	$3,000	$2.00	25d	1	0.30mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	25d	1	0.31mi
842 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,800	$1.86	25d	1	0.33mi
847 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,950	$1.96	25d	1	0.33mi
1276 Enbrook Loop Naples, FL	2.0	2.0	1503	$5,000	$3.33	25d	1	0.37mi
1078 Rolling Brook Ln Naples, FL	2.0	2.0	1503	$2,750	$1.83	23d	1	0.41mi
1171 Tranquil Brook Dr Naples, FL	2.0	2.0	1503	$4,500	$2.99	15d	1	0.43mi
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	15d	1	0.56mi
2057 Yellowfin Cir Naples, FL	3.0	3.0	2080	$7,800	$3.75	25d	1	0.56mi
1973 Yellowfin Cir Naples, FL	4.0	3.0	2894	$9,800	$3.39	25d	1	0.60mi
3837 Ruby Way Naples, FL	4.0	3.0	2293	$9,500	$4.14	25d	1	0.62mi
2122 Yellowfin Cir Naples, FL	4.0	3.0	2200	$3,200	$1.45	15d	1	0.66mi
2147 Yellowfin Cir Naples, FL	4.0	3.0	2615	$11,000	$4.21	25d	1	0.66mi
1937 Yellowfin Cir Naples, FL	3.0	2.0	2214	$3,830	$1.73	23d	1	0.67mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	25d	1	0.69mi
2244 Yellowfin Cir Naples, FL	3.0	2.0	1655	$3,300	$1.99	15d	1	0.73mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	25d	1	0.73mi
3975 Deer Crossing Ct #201 Naples, FL	3.0	2.0	2101	$7,500	$3.57	25d	1	0.77mi
3985 Deer Crossing Ct #201 Naples, FL	3.0	2.0	1981	$5,795	$2.93	25d	1	0.78mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	25d	1	0.78mi
3960 Deer Crossing Ct Unit 6-204 Naples, FL	3.0	2.0	2329	$8,500	$3.65	25d	1	0.82mi
3940 Deer Crossing Ct Unit 4-203 Naples, FL	3.0	2.0	2166	$7,500	$3.46	25d	1	0.83mi
3930 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1950	$2,530	$1.30	15d	1	0.85mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	15d	1	0.85mi
9243 Tesoro Ln Unit 2 Naples, FL	3.0	3.0	2100	$6,500	$3.10	15d	1	0.86mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	25d	1	0.86mi
9242 Tesoro Ln Unit 1-102 Naples, FL	3.0	3.0	2237	$3,000	$1.34	25d	1	0.87mi
9255 Museo #103 Naples, FL	3.0	3.0	2100	$9,000	$4.29	25d	1	0.89mi
9239 Tesoro Ln Unit 3-203 Naples, FL	3.0	3.0	2300	$8,000	$3.48	25d	1	0.90mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	15d	1	0.91mi
9224 Campanile Cir Unit 203 Naples, FL	3.0	3.0	2512	$6,495	$2.59	15d	1	0.93mi
9515 Campanile Cir Naples, FL	3.0	3.0	2318	$20,000	$8.63	25d	1	0.94mi
9571 Mussorie Ct Naples, FL	3.0	3.5	2117	$12,500	$5.90	25d	1	0.96mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	15d	1	0.96mi
9205 Museo Cir Unit 201 Naples, FL	4.0	3.0	3000	$10,000	$3.33	15d	1	0.96mi
9267 Museo Cir Unit 204 Naples, FL	3.0	3.5	2100	$5,200	$2.48	25d	1	0.97mi
3860 Cotton Green Path Dr Naples, FL	4.0	3.0	2300	$12,000	$5.22	25d	1	0.97mi
7673 Mulberry Ln Naples, FL	4.0	3.0	2575	$18,000	$6.99	15d	1	0.97mi
6767 Pennyroyal Dr Naples, FL	3.0	2.0	2185	$10,500	$4.81	25d	1	0.97mi
9259 Museo Cir #102 Naples, FL	3.0	3.0	2100	$4,150	$1.98	25d	1	0.99mi

HOA detail condo

• Monthly dues: $639 · $7,668/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $584,975 Active 73 DOM
2. 2026-06-18
   days on market $584,975 Active 70 DOM
3. 2026-06-17
   days on market $584,975 Active 69 DOM
4. 2026-06-16
   days on market $584,975 Active 68 DOM
5. 2026-06-15
   days on market $584,975 Active 67 DOM
6. 2026-06-14
   days on market $584,975 Active 65 DOM
7. 2026-06-10
   days on market $584,975 Active 62 DOM
8. 2026-06-09
   days on market $584,975 Active 61 DOM
9. 2026-06-08
   days on market $584,975 Active 60 DOM
10. 2026-06-07
    days on market $584,975 Active 59 DOM
11. 2026-06-03
    days on market $584,975 Active 55 DOM
12. 2026-06-02
    days on market $584,975 Active 54 DOM
13. 2026-06-01
    days on market $584,975 Active 53 DOM
14. 2026-05-31
    days on market $584,975 Active 52 DOM
15. 2026-05-30
    days on market $584,975 Active 51 DOM
16. 2026-04-09
    listed $584,975 Active

ⓘ 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 · 25 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: $67,659
• − Mortgage interest: −$32,768
• − Property taxes: −$8,775
• − Insurance: −$8,043
• − Repairs & maintenance: −$5,413
• − Management: −$5,413
• − HOA: −$7,668
• − Depreciation: −$17,017
• Taxable loss: −$17,438
• Est. tax savings @ 24.0%: +$4,185
• After-tax cash flow: $-3,663/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 · 8 photos

Excellent 95/100 None rehab

This Zen Coach Home in Summerlit is in excellent condition with no visible repairs or maintenance needed. The spacious living areas, neutral palette, and continuous tile flooring create a clean, uncluttered flow ideal for both everyday life and quiet moments at home. The home is move-in ready and would be a great investment for both resale and rental.

Value-add opportunities

• Both Landscaping and pool maintenance — Maintaining the landscaping and pool area will enhance the curb appeal and attract potential buyers or renters.
• Both Regular home maintenance — Regular maintenance will ensure the home remains in good condition and will prevent costly repairs in the future.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and pool maintenance — Maintaining the landscaping and pool area will enhance the curb appeal and attract potential buyers or renters. ↑
• Both Regular home maintenance — Regular maintenance will ensure the home remains in good condition and will prevent costly repairs in the future. ↑

ⓘ 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

1 event — show timeline

• 2026-04-09 Listed $584,975 NAPLESMLS