1000 Manatee Rd #105 · Winding Cypress, FL 34114

$180,000

2 bd · 2.0 ba · 1,000 sqft · Condo · 42 Days on market

Built 1973 Good condition

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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 +12.7/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• DSCR +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0

Listing remarks MLS

Two bedroom, two bath first floor condominium with lake, fountain and amenity views. This condo features a galley kitchen, tile floors, throughout, impact windows, and a private outdoor patio from which to sit, relax and enjoy the tropical landscape and lake views. Gulf Winds East is centrally located between the white sand beaches of Marco Island and all the activities offered in downtown Naples. There are many nearby restaurants, shopping areas, and golf courses to enjoy in the developing area of East Naples. The perfect starter condominium. Welcome to Gulf Winds East and your Piece of Paradise.

Key facts

• Community pool
• Built 1973
• Listed 42 days

Property features AI

Finance

• HOA & community: Community pool; Tennis courts; Barbecue area; Bike path; Bike storage; Bocce courts

Exterior

• Parking: No garage spaces
• Home design: Condo / Apartment (unit); Living area approximately 1,000
• Exterior features: Impact windows; Lanai; Lakefront property

Interior

• Kitchen: Oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Oven; Dishwasher; Dryer; Microwave; Refrigerator; Washer; Tile flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-446 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising (+3.2%/yr); 900 active listings in the ZIP; 19 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).
• This rent runs 32% 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 $1k of loan paydown is wiped out by about $3k 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 42 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $110k; list at $180k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 27% of rent.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% 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 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.31% ✓
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 6.3

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: -21.9%
• Equity multiple: 0.11×
• Total profit: $-44,610
• Equity at exit: $39,332

10-year hold

• IRR: -14.6%
• Equity multiple: -0.19×
• Total profit: $-59,750
• Equity at exit: $37,888

Cash invested: $50,400 (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: 900
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 1 same-building comp: −$644
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-446

Break-even live

Break-even rent $2,930

Max offer price $115,520

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	23d	1	0.03mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	23d	1	0.06mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	23d	1	0.11mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	23d	1	0.12mi
1014 Manatee Rd Unit F307 Naples, FL	2.0	2.0	900	$1,800	$2.00	23d	1	0.13mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$1,772	$1.91	23d	9	0.18mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	23d	1	0.28mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	23d	1	0.38mi
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	13d	1	0.40mi
1252 Henderson Creek Dr Naples, FL	2.0	1.5	820	$1,895	$2.31	23d	1	0.50mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	23d	1	1.02mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	13d	2	1.02mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	13d	1	1.07mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	13d	1	1.08mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	13d	1	1.10mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	13d	1	1.13mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	23d	1	1.18mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	13d	1	1.22mi
1435 Santiago Cir #2003 Naples, FL	3.0	2.5	1315	$2,600	$1.98	23d	1	1.37mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $180,000 Active 42 DOM
2. 2026-06-17
   days on market $180,000 Active 41 DOM
3. 2026-06-16
   days on market $180,000 Active 40 DOM
4. 2026-06-15
   days on market $180,000 Active 39 DOM
5. 2026-06-14
   days on market $180,000 Active 37 DOM
6. 2026-06-10
   days on market $180,000 Active 34 DOM
7. 2026-06-09
   days on market $180,000 Active 33 DOM
8. 2026-06-08
   days on market $180,000 Active 32 DOM
9. 2026-06-07
   days on market $180,000 Active 31 DOM
10. 2026-06-03
    days on market $180,000 Active 27 DOM
11. 2026-06-02
    days on market $180,000 Active 26 DOM
12. 2026-06-01
    days on market $180,000 Active 25 DOM
13. 2026-05-31
    days on market $180,000 Active 24 DOM
14. 2026-05-30
    days on market $180,000 Active 23 DOM
15. 2026-05-07
    listed $180,000 Active
16. 2020-11-19
    soldstatus $110,000 604-char remark

    Show marketing remark (604 chars)

    Two bedroom, two bath first floor condominium with lake, fountain and amenity views. This condo features a galley kitchen, tile floors, throughout, impact windows, and a private outdoor patio from which to sit, relax and enjoy the tropical landscape and lake views. Gulf Winds East is centrally located between the white sand beaches of Marco Island and all the activities offered in downtown Naples. There are many nearby restaurants, shopping areas, and golf courses to enjoy in the developing area of East Naples. The perfect starter condominium. Welcome to Gulf Winds East and your Piece of Paradise.

17. 2020-09-04
    listed $119,000 604-char remark

    Show marketing remark (604 chars)

    Two bedroom, two bath first floor condominium with lake, fountain and amenity views. This condo features a galley kitchen, tile floors, throughout, impact windows, and a private outdoor patio from which to sit, relax and enjoy the tropical landscape and lake views. Gulf Winds East is centrally located between the white sand beaches of Marco Island and all the activities offered in downtown Naples. There are many nearby restaurants, shopping areas, and golf courses to enjoy in the developing area of East Naples. The perfect starter condominium. Welcome to Gulf Winds East and your Piece of Paradise.

18. 2003-06-11
    soldstatus $100,500 178-char remark

    Show marketing remark (178 chars)

    Lovely 1st floor unit recently updated. Conveniently located between Marco Island & Naples. New kitchen appliances, seperate storage area and close to shopping. Easy to show!

19. 2003-01-25
    listed $104,500 178-char remark

    Show marketing remark (178 chars)

    Lovely 1st floor unit recently updated. Conveniently located between Marco Island & Naples. New kitchen appliances, seperate storage area and close to shopping. Easy to show!

ⓘ 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 5/10 Major
• 🌡 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: $28,388
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$6,018
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − HOA: −$7,728
• − Depreciation: −$5,236
• Taxable loss: −$7,920
• Est. tax savings @ 24.0%: +$1,901
• After-tax cash flow: $-3,447/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 75/100 Cosmetic rehab

This charming 2-bedroom, 2-bathroom ground-floor condo in Gulf Winds East offers a good condition with minimal repairs needed. The property's location and amenities make it an ideal investment opportunity.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and resale value
• Both Replace window treatments — Fresh window treatments improve aesthetics and energy efficiency
• Resale Upgrade kitchen appliances — Modern appliances enhance the kitchen's functionality and appeal
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, enhancing both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and resale value ↑
• Both Replace window treatments — Fresh window treatments improve aesthetics and energy efficiency ↑
• Resale Upgrade kitchen appliances — Modern appliances enhance the kitchen's functionality and appeal ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, enhancing both resale and rental 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

+72.2% since first listed

5 events — show timeline

• 2026-05-07 Listed $180,000 MIML
• 2020-11-19 Sold (MLS) $110,000 MIML
• 2020-09-04 Listed $119,000 MIML
• 2003-06-11 Sold (MLS) $100,500 MIML
• 2003-01-25 Listed $104,500 MIML