289 Riverwood Rd · Winding Cypress, FL 34114

$304,000

3 bd · 2.0 ba · 1,544 sqft · Manufactured public records · 133 Days on market

Built 2002 6,098 sqft lot $19/mo HOA

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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 +2.5/5.0

Listing remarks

This flawlessly maintained home offers a peaceful lakefront retreat in the highly sought-after 55+ Riverwood Estates community. Featuring three bedrooms, two bathrooms, and a spacious screened lanai, this home blends comfort, style, and serene waterfront living. Enjoy expansive lake views from the screened lanai, where tranquil water vistas and colorful sunsets set the tone for relaxed living An inviting open floor plan creates the perfect setting for both everyday living and entertaining. The home offers expansive living spaces filled with natural light and designed for comfort and flexibility. The primary suite serves as a private sanctuary, complete with a large walk-in closet, dual va

Key facts

• Lakefront retreat
• Private sanctuary
• Open floor plan

Tags

• LAKEFRONT RETREAT
• SCREENED LANAI
• EXPANSIVE LAKE VIEWS
• OPEN FLOOR PLAN
• NATURAL LIGHT
• PRIVATE SANCTUARY

Property features AI

Finance

• Other: Property is in the Riverwood development; Lot is regular with lake view/waterfront (lake); Lot restrictions: deeded, no commercial, no RV
• HOA & community: Mandatory HOA; Annual HOA fee $225; Professional management; HOA covers legal/accounting and manager; Community amenities include boat ramp and gulf boat access; Community type: Boating, Mobile/Manufactured

Exterior

• Parking: Attached 1-car garage
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential property; Built in 2002; Rear exposure faces west; Single-story
• Construction: Vinyl siding exterior; Shingle roof; Manufactured building design
• Exterior features: Room for pool; Automatic sprinkler system; Shutters for storm protection; Single-hung windows; Skylight

Interior

• Kitchen: Kitchen island; Dishwasher; Microwave; Self-cleaning oven; Refrigerator/ice maker
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; Master baths: two masters with separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; High-speed internet available; Smoke detectors; Window coverings; Island in kitchen; Dining area off living room; Eat-in kitchen; Screened lanai/porch; Workshop; Turnkey (furnished); Split bedroom floor plan
• Laundry & utility: Laundry in residence; Washer; Dryer; Washer/dryer hookup; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $304k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $304k).
• Recommended offer: $268k (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.
• 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); 905 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 $4,272/mo this rent would consume 57% 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 $2k of loan paydown is wiped out by about $4k 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 $85k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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.
• Current owner paid $125k; list at $304k implies a 143% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.41% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.56%
• DSCR: 1.96
• GRM: 5.9

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: 11.2%
• Equity multiple: 1.49×
• Total profit: $41,871
• Equity at exit: $66,428

10-year hold

• IRR: 18.1%
• Equity multiple: 2.76×
• Total profit: $149,471
• Equity at exit: $63,989

Cash invested: $85,120 (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: 905
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $4,272 high
• Mortgage (P&I): −$1,594
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$127
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$19
• Vacancy / Maint / Mgmt: −$897
• Net cashflow: $1,103

Break-even live

Break-even rent $2,876

Max offer price $304,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,275	-5% $1,189	+0% $1,103	+5% $1,017	+10% $930
Rent	-10% $765	-5% $934	+0% $1,103	+5% $1,271	+10% $1,440
Rate	-1.0pp $1,256	-0.5pp $1,180	base $1,103	+0.5pp $1,024	+1.0pp $944

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: $76,000
• Closing costs: $9,120
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	15d	1	0.07mi
1171 Tranquil Brook Dr Naples, FL	2.0	2.0	1503	$4,500	$2.99	15d	1	0.14mi
1276 Enbrook Loop Naples, FL	2.0	2.0	1503	$5,000	$3.33	25d	1	0.14mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	25d	1	0.17mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	25d	1	0.25mi
1078 Rolling Brook Ln Naples, FL	2.0	2.0	1503	$2,750	$1.83	22d	1	0.31mi
1157 Enbrook Loop Naples, FL	2.0	2.0	1503	$3,000	$2.00	25d	1	0.35mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	25d	1	0.38mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$2,020	$2.17	25d	9	0.38mi
842 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,800	$1.86	25d	1	0.39mi
847 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,950	$1.96	25d	1	0.41mi
2057 Yellowfin Cir Naples, FL	3.0	3.0	2080	$7,800	$3.75	25d	1	0.62mi
6767 Pennyroyal Dr Naples, FL	3.0	2.0	2185	$10,500	$4.81	25d	1	0.63mi
2122 Yellowfin Cir Naples, FL	4.0	3.0	2200	$3,200	$1.45	15d	1	0.63mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	25d	1	0.80mi
1937 Yellowfin Cir Naples, FL	3.0	2.0	2214	$3,830	$1.73	22d	1	0.81mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	25d	1	0.82mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	15d	2	0.82mi
2244 Yellowfin Cir Naples, FL	3.0	2.0	1655	$3,300	$1.99	15d	1	0.83mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	15d	1	0.83mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	15d	1	0.93mi
22 Cypress View Dr Unit B22 Naples, FL	2.0	2.0	1534	$7,000	$4.56	25d	1	1.08mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	15d	1	1.08mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	15d	1	1.18mi
3985 Deer Crossing Ct #201 Naples, FL	3.0	2.0	1981	$5,795	$2.93	25d	1	1.20mi
3975 Deer Crossing Ct #201 Naples, FL	3.0	2.0	2101	$7,500	$3.57	25d	1	1.20mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	25d	1	1.22mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	25d	1	1.22mi
9243 Tesoro Ln Unit 2 Naples, FL	3.0	3.0	2100	$6,500	$3.10	15d	1	1.23mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	15d	1	1.23mi
9255 Museo #103 Naples, FL	3.0	3.0	2100	$9,000	$4.29	25d	1	1.23mi
9242 Tesoro Ln Unit 1-102 Naples, FL	3.0	3.0	2237	$3,000	$1.34	25d	1	1.25mi
7052 Live Oak Dr Naples, FL	2.0	2.0	1685	$9,000	$5.34	25d	1	1.28mi
9267 Museo Cir Unit 204 Naples, FL	3.0	3.5	2100	$5,200	$2.48	25d	1	1.28mi
1414 Oceania Dr S Naples, FL	3.0	2.0	1572	$5,000	$3.18	25d	1	1.28mi
3940 Deer Crossing Ct Unit 4-203 Naples, FL	3.0	2.0	2166	$7,500	$3.46	25d	1	1.28mi
1439 Oceania Dr S Naples, FL	3.0	2.0	1897	$7,000	$3.69	25d	1	1.29mi
3930 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1950	$2,530	$1.30	15d	1	1.30mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	15d	1	1.31mi
9259 Museo Cir #102 Naples, FL	3.0	3.0	2100	$4,150	$1.98	25d	1	1.33mi

HOA detail

• Monthly dues: $19 · $228/yr
• Likely covers: water

Listing history 34 events

1. 2026-06-21
   days on market $304,000 Active 133 DOM
2. 2026-06-18
   days on market $304,000 Active 130 DOM
3. 2026-06-17
   days on market $304,000 Active 129 DOM
4. 2026-06-16
   days on market $304,000 Active 128 DOM
5. 2026-06-15
   days on market $304,000 Active 127 DOM
6. 2026-06-14
   days on market $304,000 Active 125 DOM
7. 2026-06-10
   days on market $304,000 Active 122 DOM
8. 2026-06-09
   days on market $304,000 Active 121 DOM
9. 2026-06-08
   days on market $304,000 Active 120 DOM
10. 2026-06-07
    days on market $304,000 Active 119 DOM
11. 2026-06-03
    days on market $304,000 Active 115 DOM
12. 2026-06-02
    days on market $304,000 Active 114 DOM
13. 2026-06-01
    days on market $304,000 Active 113 DOM
14. 2026-05-31
    days on market $304,000 Active 112 DOM
15. 2026-05-30
    days on market $304,000 Active 111 DOM
16. 2026-04-03
    price $304,000
17. 2026-02-08
    listed $309,000 Active
18. 2025-12-31
    historical
19. 2025-07-04
    price $319,000
20. 2025-07-04
    price $319,000
21. 2025-03-28
    status Active
22. 2025-03-28
    status Active
23. 2025-03-26
    status Pending With Contingencies
24. 2025-03-26
    historical Pending with Contingency
25. 2025-02-27
    price $335,000
26. 2025-02-27
    price $335,000
27. 2025-02-13
    listed $347,000 Active
28. 2025-02-12
    listed $347,000 Active
29. 2010-08-26
    soldstatus $125,000
30. 2009-11-03
    listed $145,000
31. 2002-07-17
    soldstatus $45,000
32. 2001-02-02
    soldstatus $36,000
33. 1999-11-16
    listed $36,000
34. 1991-06-01
    soldstatus $25,000

ⓘ 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: $1,269 · $106/mo
• Projected year-2 tax: $2,523 · $210/mo
• Expected delta: +$1,254/yr (+$105/mo · 98.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $51,261
• − Mortgage interest: −$17,029
• − Property taxes: −$1,269
• − Insurance: −$6,638
• − Repairs & maintenance: −$4,101
• − Management: −$4,101
• − HOA: −$228
• − Depreciation: −$8,844
• Taxable income: $9,052
• Est. tax owed @ 24.0%: −$2,172
• After-tax cash flow: $11,058/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.

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

+1116.0% since first listed

19 events — show timeline

• 2026-04-03 Price Changed $304,000 NAPLESMLS
• 2026-02-08 Listed $309,000 NAPLESMLS
• 2025-12-31 Listing Removed — NAPLESMLS
• 2025-07-04 Price Changed $319,000 NAPLESMLS
• 2025-07-04 Price Changed $319,000 MIML
• 2025-03-28 Relisted — NAPLESMLS
• 2025-03-28 Relisted — MIML
• 2025-03-26 Pending — NAPLESMLS
• 2025-03-26 Contingent — MIML
• 2025-02-27 Price Changed $335,000 NAPLESMLS
• 2025-02-27 Price Changed $335,000 MIML
• 2025-02-13 Listed $347,000 MIML
• 2025-02-12 Listed $347,000 NAPLESMLS
• 2010-08-26 Sold (MLS) $125,000 NAPLESMLS
• 2009-11-03 Listed $145,000 NAPLESMLS
• 2002-07-17 Sold (Public Records) $45,000 Public Records
• 2001-02-02 Sold (Public Records) $36,000 Public Records
• 1999-11-16 Listed $36,000 MIML
• 1991-06-01 Sold (Public Records) $25,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,269 · -44.8% YoY. Source: county tax records.