9 Jade Dr Unit 9J · Winding Cypress, FL 34114

$72,000

1 bd · 1.0 ba · 608 sqft · Manufactured · 138 Days on market

Built 1982 Fair condition $167/mo HOA · 9% of rent

---

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

AFFORDABLE PRICE ON ADORABLE HOME IN METICULOUSLY MAINTAINED ENCHANTING SHOREEEEEES 55 PLUS COOPERATIVE. BEAUTIFULLY DECORATED AND SPARKLING CLEAN READY TO MOVE IN. RECENT HVAC AND LOVELY MAINCURED YARD CAN BE YOURS AT ONE OF THE MOST REASONABLY PRICED HOMES IN THIS POPULAR PARK. ENJOY THE MULTITUDE OF AMENETIES AND ACTIVITIES INCLUDING GULF ACCESS FOR ONE OF THE MOST LOWEST PRICED HOA FEES IN NAPLES. LOCATED NEAR MARCO ISLAND AND DOWNTOWN NAPLES ENCHANTING SHORES IS CONVENIENT TO ALL TYPES OF SHOPS, EATERIES AND SERVICES AND POPULAR ACTIVITIES. VISIT A DIFFERENT BEAUTIFUL BEACH EVERY DAY!

Key facts

• Low hoa fees
• Gulf access
• Recent hvac

Tags

• RECENT HVAC
• MANICURED YARD
• GULF ACCESS
• LOW HOA FEES
• NEAR MARCO ISLAND
• NEAR DOWNTOWN NAPLES

Property features AI

Finance

• Other: Community amenities include: clubhouse, community pool, community room, community boat dock and ramp, community gulf boat access, fishing pier, fish cleaning station, boat storage, boat ramp, boat dock utilities (electricity and water), basketball, tennis, pickleball, bocce, shuffleboard, billiards, library, hobby room, BBQ/picnic, extra storage, common laundry, underground utilities, vehicle wash area
• Financial info: Community type: Boating and Mobile/Manufactured
• HOA & community: Mandatory HOA; Quarterly HOA fee of $500 (total annual recurring fees $2,000); One-time fee of $250; On-site management; HOA maintenance covers laundry facilities, lawn/land maintenance, manager, recreation facilities, repairs, reserves, sewer, street lights, street maintenance, trash removal, water, legal/accounting

Exterior

• Parking: Community vehicle wash area (amenity); Boat storage available in community
• Security: Streetlights in community
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential home; 1 story / ranch; Rear exposure faces south; Located in the Enchanting Shores community
• Construction: Built in 1982; Aluminum siding; Rolled roof; Single-hung windows; Manual shutters
• Exterior features: Patio; Landscaped view; Zero lot line

Interior

• Kitchen: Microwave; Range; Refrigerator/Freezer
• Bedrooms: One bedroom on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom with a combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Dining area combined with living; Eat-in kitchen; Turnkey (furnished); Other floor plan
• Laundry & utility: Community/common laundry facilities (HOA-provided)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $72k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $63k (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.
• Market conditions: Rents rising (+3.2%/yr); 900 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).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $498 of loan paydown is wiped out by about $1k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($63k) 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 $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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: 2.72% ✓
• Cap rate: 21.01%
• Cash-on-cash: 52.57%
• DSCR: 3.34
• GRM: 3.1

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: 25.2%
• Equity multiple: 2.14×
• Total profit: $22,925
• Equity at exit: $15,733

10-year hold

• IRR: 31.3%
• Equity multiple: 4.23×
• Total profit: $65,030
• Equity at exit: $15,155

Cash invested: $20,160 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$167
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $457

Break-even live

Break-even rent $1,381

Max offer price $72,000

Occupancy floor 72%

Sensitivity live

Price	-10% $506	-5% $482	+0% $457	+5% $432	+10% $407
Rent	-10% $302	-5% $379	+0% $457	+5% $534	+10% $611
Rate	-1.0pp $493	-0.5pp $475	base $457	+0.5pp $438	+1.0pp $419

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: $18,000
• Closing costs: $2,160
• 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	$1,525	$1.64	24d	9	0.75mi

HOA detail

• Monthly dues: $167 · $2,004/yr

Listing history 12 events

1. 2026-06-18
   days on market $72,000 Active 138 DOM
2. 2026-06-17
   days on market $72,000 Active 137 DOM
3. 2026-06-16
   days on market $72,000 Active 136 DOM
4. 2026-06-15
   days on market $72,000 Active 135 DOM
5. 2026-06-14
   days on market $72,000 Active 133 DOM
6. 2026-06-10
   days on market $72,000 Active 130 DOM
7. 2026-06-09
   days on market $72,000 Active 129 DOM
8. 2026-06-08
   days on market $72,000 Active 128 DOM
9. 2026-06-07
   days on market $72,000 Active 127 DOM
10. 2026-06-03
    days on market $72,000 Active 123 DOM
11. 2026-06-03
    remarks 596-char remark
12. 2026-06-03
    listed $72,000 Active 122 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: $23,511
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$5,478
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − HOA: −$2,004
• − Depreciation: −$2,095
• Taxable income: $5,059
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $4,266/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

The home is in fair condition with some minor repairs and maintenance needed. Painting the exterior siding, interior walls, and flooring, and landscaping can significantly increase its resale value.

Repairs flagged

• Minor Exterior siding — There are some minor signs of wear and tear on the exterior siding.
• Minor Interior walls — There are some minor signs of wear and tear on the interior walls.
• Minor Flooring — There are some minor signs of wear and tear on the flooring.
• Minor Interior paint — There are some minor signs of wear and tear on the interior paint.
• Minor Landscaping — The landscaping is well-maintained with a few plants and trees.

Value-add opportunities

• Resale Paint exterior siding — Painting the exterior siding can improve the home's curb appeal and increase its resale value.
• Resale Paint interior walls — Painting the interior walls can improve the home's curb appeal and increase its resale value.
• Resale Replace flooring — Replacing the flooring can improve the home's curb appeal and increase its resale value.
• Resale Paint interior paint — Painting the interior paint can improve the home's curb appeal and increase its resale value.
• Resale Landscaping — Landscaping can improve the home's curb appeal and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · There are some minor signs of wear and tear on the exterior siding.	Minor	$500–3,000
Interior walls · There are some minor signs of wear and tear on the interior walls.	Minor	$500–3,000
Flooring · There are some minor signs of wear and tear on the flooring.	Minor	$500–3,000
Interior paint · There are some minor signs of wear and tear on the interior paint.	Minor	$500–3,000
Landscaping · The landscaping is well-maintained with a few plants and trees.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Resale Paint exterior siding — Painting the exterior siding can improve the home's curb appeal and increase its resale value. ↑
• Resale Paint interior walls — Painting the interior walls can improve the home's curb appeal and increase its resale value. ↑
• Resale Replace flooring — Replacing the flooring can improve the home's curb appeal and increase its resale value. ↑
• Resale Paint interior paint — Painting the interior paint can improve the home's curb appeal and increase its resale value. ↑
• Resale Landscaping — Landscaping can improve the home's curb appeal and increase its resale 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

1 event — show timeline

• 2026-01-31 Listed $72,000 NAPLESMLS