41 Sonderhen Dr · Winding Cypress, FL 34114

$265,000

3 bd · 2.0 ba · 684 sqft · Manufactured public records · 169 Days on market

Built 1974 7,405 sqft lot

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• 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 MLS

Beautifully Remodeled 1974 home is Move-In Ready!! This immaculately maintained home has been thoughtfully remodeled, featuring 3/4 plywood sub-flooring throughout and consistent laminate wood like flooring for a clean, modern, cohesive look. Offering 3 bedrooms and 2 full bathrooms, approximately 2200sf, the home is warmly furnished, creating a cozy welcoming atmosphere with plenty of space for family & friends. Spacious Florida room with wrap around windows. Located mid-street in a charming hidden-gem community, one of a kind, the property includes: A large attached shed (22x11) with a brand new washer & dryer (11/25), A reinforced Category 5 hurricane- rated carport. Lots of windows providing beautiful natural light throughout the house. NO HOAs, NO Co-op, NO 55+ Community, Own your own land. Optional Club & Boat Club membership with INDIRECT access to the Gulf!! This is a rare opportunity to own a beautifully cared-for home in an amazing community with incredible flexibility and value!!! Close to 5th Ave, Marco Island, Miami, i75 and much much more! Come see it. Easy to show!

Key facts

• Florida room
• Plywood sub-flooring
• Attached shed

Tags

• REMODELED HOME
• PLYWOOD SUB-FLOORING
• LAMINATE WOOD FLOORING
• FLORIDA ROOM
• ATTACHED SHED
• HURRICANE RATED CARPORT

Property features AI

Finance

• Other: Single-unit property in a single-unit complex; One floor; Possession at closing
• HOA & community: No HOA maintenance or community amenities; Community type: Mobile/Manufactured, Non-gated

Exterior

• Parking: Covered parking; Paved driveway; Under-building open parking; Attached 1-car carport
• Utilities: Central water; Septic sewer; Cable available
• Home design: Manufactured residential property; Split level design; Built in 1974; Rear exposure faces west; Located in Henderson Creek Park
• Construction: Manufactured construction; Metal roof
• Exterior features: Exterior storage; Manual storm shutters; Windows: see remarks

Interior

• Kitchen: Pantry; Cooktop (electric); Range; Self-cleaning oven; Microwave; Dishwasher; Refrigerator / Refrigerator-Freezer / Icemaker
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms; Master bathroom with combination tub and shower
• Heating & cooling: Central electric cooling; Ceiling fans
• Interior features: Cable prewire; High-speed internet available; Laundry tub; Pantry; Window coverings; Eat-in kitchen; Den (study); Split-bedroom floor plan; Unfurnished
• Laundry & utility: Washer; Dryer; Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $57 ($680/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $233k (12.0% 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; 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 36% 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 $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.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $63k; list at $265k implies a 321% 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 $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 8.2

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: -6.8%
• Equity multiple: 0.71×
• Total profit: $-21,295
• Equity at exit: $57,906

10-year hold

• IRR: 0.8%
• Equity multiple: 1.07×
• Total profit: $5,015
• Equity at exit: $55,780

Cash invested: $74,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,679 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$133 /mo · $1,598/yr
• Insurance: −$110
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $57

Break-even live

Break-even rent $2,607

Max offer price $265,000

Occupancy floor 93%

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: $66,250
• Closing costs: $7,950
• 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	$2,020	$2.17	23d	9	0.72mi

Listing history 26 events

1. 2026-06-18
   days on market $265,000 Active 169 DOM
2. 2026-06-17
   days on market $265,000 Active 168 DOM
3. 2026-06-16
   days on market $265,000 Active 167 DOM
4. 2026-06-15
   days on market $265,000 Active 166 DOM
5. 2026-06-10
   days on market $265,000 Active 161 DOM
6. 2026-06-09
   days on market $265,000 Active 160 DOM
7. 2026-06-08
   days on market $265,000 Active 159 DOM
8. 2026-06-07
   days on market $265,000 Active 158 DOM
9. 2026-06-03
   days on market $265,000 Active 154 DOM
10. 2026-06-02
    days on market $265,000 Active 153 DOM
11. 2026-06-01
    days on market $265,000 Active 152 DOM
12. 2026-05-31
    days on market $265,000 Active 151 DOM
13. 2026-05-30
    days on market $265,000 Active 150 DOM
14. 2026-04-21
    price $265,000

    Show marketing remark (1108 chars)

    Beautifully Remodeled 1974 home is Move-In Ready!! This immaculately maintained home has been thoughtfully remodeled, featuring 3/4 plywood sub-flooring throughout and consistent laminate wood like flooring for a clean, modern, cohesive look. Offering 3 bedrooms and 2 full bathrooms, approximately 2200sf, the home is warmly furnished, creating a cozy welcoming atmosphere with plenty of space for family & friends. Spacious Florida room with wrap around windows. Located mid-street in a charming hidden-gem community, one of a kind, the property includes: A large attached shed (22x11) with a brand new washer & dryer (11/25), A reinforced Category 5 hurricane- rated carport. Lots of windows providing beautiful natural light throughout the house. NO HOAs, NO Co-op, NO 55+ Community, Own your own land. Optional Club & Boat Club membership with INDIRECT access to the Gulf!! This is a rare opportunity to own a beautifully cared-for home in an amazing community with incredible flexibility and value!!! Close to 5th Ave, Marco Island, Miami, i75 and much much more! Come see it. Easy to show!

15. 2026-04-21
    price $265,000 1108-char remark

    Show marketing remark (1108 chars)

    Beautifully Remodeled 1974 home is Move-In Ready!! This immaculately maintained home has been thoughtfully remodeled, featuring 3/4 plywood sub-flooring throughout and consistent laminate wood like flooring for a clean, modern, cohesive look. Offering 3 bedrooms and 2 full bathrooms, approximately 2200sf, the home is warmly furnished, creating a cozy welcoming atmosphere with plenty of space for family & friends. Spacious Florida room with wrap around windows. Located mid-street in a charming hidden-gem community, one of a kind, the property includes: A large attached shed (22x11) with a brand new washer & dryer (11/25), A reinforced Category 5 hurricane- rated carport. Lots of windows providing beautiful natural light throughout the house. NO HOAs, NO Co-op, NO 55+ Community, Own your own land. Optional Club & Boat Club membership with INDIRECT access to the Gulf!! This is a rare opportunity to own a beautifully cared-for home in an amazing community with incredible flexibility and value!!! Close to 5th Ave, Marco Island, Miami, i75 and much much more! Come see it. Easy to show!

16. 2026-04-03
    status Active

    Show marketing remark (1108 chars)

    Beautifully Remodeled 1974 home is Move-In Ready!! This immaculately maintained home has been thoughtfully remodeled, featuring 3/4 plywood sub-flooring throughout and consistent laminate wood like flooring for a clean, modern, cohesive look. Offering 3 bedrooms and 2 full bathrooms, approximately 2200sf, the home is warmly furnished, creating a cozy welcoming atmosphere with plenty of space for family & friends. Spacious Florida room with wrap around windows. Located mid-street in a charming hidden-gem community, one of a kind, the property includes: A large attached shed (22x11) with a brand new washer & dryer (11/25), A reinforced Category 5 hurricane- rated carport. Lots of windows providing beautiful natural light throughout the house. NO HOAs, NO Co-op, NO 55+ Community, Own your own land. Optional Club & Boat Club membership with INDIRECT access to the Gulf!! This is a rare opportunity to own a beautifully cared-for home in an amazing community with incredible flexibility and value!!! Close to 5th Ave, Marco Island, Miami, i75 and much much more! Come see it. Easy to show!

17. 2026-04-03
    status Active 1108-char remark

    Show marketing remark (1108 chars)

    Beautifully Remodeled 1974 home is Move-In Ready!! This immaculately maintained home has been thoughtfully remodeled, featuring 3/4 plywood sub-flooring throughout and consistent laminate wood like flooring for a clean, modern, cohesive look. Offering 3 bedrooms and 2 full bathrooms, approximately 2200sf, the home is warmly furnished, creating a cozy welcoming atmosphere with plenty of space for family & friends. Spacious Florida room with wrap around windows. Located mid-street in a charming hidden-gem community, one of a kind, the property includes: A large attached shed (22x11) with a brand new washer & dryer (11/25), A reinforced Category 5 hurricane- rated carport. Lots of windows providing beautiful natural light throughout the house. NO HOAs, NO Co-op, NO 55+ Community, Own your own land. Optional Club & Boat Club membership with INDIRECT access to the Gulf!! This is a rare opportunity to own a beautifully cared-for home in an amazing community with incredible flexibility and value!!! Close to 5th Ave, Marco Island, Miami, i75 and much much more! Come see it. Easy to show!

18. 2026-03-12
    status Pending

    Show marketing remark (1108 chars)

    Beautifully Remodeled 1974 home is Move-In Ready!! This immaculately maintained home has been thoughtfully remodeled, featuring 3/4 plywood sub-flooring throughout and consistent laminate wood like flooring for a clean, modern, cohesive look. Offering 3 bedrooms and 2 full bathrooms, approximately 2200sf, the home is warmly furnished, creating a cozy welcoming atmosphere with plenty of space for family & friends. Spacious Florida room with wrap around windows. Located mid-street in a charming hidden-gem community, one of a kind, the property includes: A large attached shed (22x11) with a brand new washer & dryer (11/25), A reinforced Category 5 hurricane- rated carport. Lots of windows providing beautiful natural light throughout the house. NO HOAs, NO Co-op, NO 55+ Community, Own your own land. Optional Club & Boat Club membership with INDIRECT access to the Gulf!! This is a rare opportunity to own a beautifully cared-for home in an amazing community with incredible flexibility and value!!! Close to 5th Ave, Marco Island, Miami, i75 and much much more! Come see it. Easy to show!

19. 2026-03-12
    status Pending 1108-char remark

    Show marketing remark (1108 chars)

    Beautifully Remodeled 1974 home is Move-In Ready!! This immaculately maintained home has been thoughtfully remodeled, featuring 3/4 plywood sub-flooring throughout and consistent laminate wood like flooring for a clean, modern, cohesive look. Offering 3 bedrooms and 2 full bathrooms, approximately 2200sf, the home is warmly furnished, creating a cozy welcoming atmosphere with plenty of space for family & friends. Spacious Florida room with wrap around windows. Located mid-street in a charming hidden-gem community, one of a kind, the property includes: A large attached shed (22x11) with a brand new washer & dryer (11/25), A reinforced Category 5 hurricane- rated carport. Lots of windows providing beautiful natural light throughout the house. NO HOAs, NO Co-op, NO 55+ Community, Own your own land. Optional Club & Boat Club membership with INDIRECT access to the Gulf!! This is a rare opportunity to own a beautifully cared-for home in an amazing community with incredible flexibility and value!!! Close to 5th Ave, Marco Island, Miami, i75 and much much more! Come see it. Easy to show!

20. 2026-02-03
    price $250,000

    Show marketing remark (1108 chars)

    Beautifully Remodeled 1974 home is Move-In Ready!! This immaculately maintained home has been thoughtfully remodeled, featuring 3/4 plywood sub-flooring throughout and consistent laminate wood like flooring for a clean, modern, cohesive look. Offering 3 bedrooms and 2 full bathrooms, approximately 2200sf, the home is warmly furnished, creating a cozy welcoming atmosphere with plenty of space for family & friends. Spacious Florida room with wrap around windows. Located mid-street in a charming hidden-gem community, one of a kind, the property includes: A large attached shed (22x11) with a brand new washer & dryer (11/25), A reinforced Category 5 hurricane- rated carport. Lots of windows providing beautiful natural light throughout the house. NO HOAs, NO Co-op, NO 55+ Community, Own your own land. Optional Club & Boat Club membership with INDIRECT access to the Gulf!! This is a rare opportunity to own a beautifully cared-for home in an amazing community with incredible flexibility and value!!! Close to 5th Ave, Marco Island, Miami, i75 and much much more! Come see it. Easy to show!

21. 2026-02-03
    price $250,000 1108-char remark

    Show marketing remark (1108 chars)

    Beautifully Remodeled 1974 home is Move-In Ready!! This immaculately maintained home has been thoughtfully remodeled, featuring 3/4 plywood sub-flooring throughout and consistent laminate wood like flooring for a clean, modern, cohesive look. Offering 3 bedrooms and 2 full bathrooms, approximately 2200sf, the home is warmly furnished, creating a cozy welcoming atmosphere with plenty of space for family & friends. Spacious Florida room with wrap around windows. Located mid-street in a charming hidden-gem community, one of a kind, the property includes: A large attached shed (22x11) with a brand new washer & dryer (11/25), A reinforced Category 5 hurricane- rated carport. Lots of windows providing beautiful natural light throughout the house. NO HOAs, NO Co-op, NO 55+ Community, Own your own land. Optional Club & Boat Club membership with INDIRECT access to the Gulf!! This is a rare opportunity to own a beautifully cared-for home in an amazing community with incredible flexibility and value!!! Close to 5th Ave, Marco Island, Miami, i75 and much much more! Come see it. Easy to show!

22. 2025-12-09
    listed $275,000 Active
23. 2025-12-08
    listed $275,000 Active 1108-char remark

    Show marketing remark (1108 chars)

    Beautifully Remodeled 1974 home is Move-In Ready!! This immaculately maintained home has been thoughtfully remodeled, featuring 3/4 plywood sub-flooring throughout and consistent laminate wood like flooring for a clean, modern, cohesive look. Offering 3 bedrooms and 2 full bathrooms, approximately 2200sf, the home is warmly furnished, creating a cozy welcoming atmosphere with plenty of space for family & friends. Spacious Florida room with wrap around windows. Located mid-street in a charming hidden-gem community, one of a kind, the property includes: A large attached shed (22x11) with a brand new washer & dryer (11/25), A reinforced Category 5 hurricane- rated carport. Lots of windows providing beautiful natural light throughout the house. NO HOAs, NO Co-op, NO 55+ Community, Own your own land. Optional Club & Boat Club membership with INDIRECT access to the Gulf!! This is a rare opportunity to own a beautifully cared-for home in an amazing community with incredible flexibility and value!!! Close to 5th Ave, Marco Island, Miami, i75 and much much more! Come see it. Easy to show!

24. 2012-04-05
    soldstatus $63,000
25. 2010-10-29
    listed $79,000
26. 1998-05-29
    soldstatus $39,500

ⓘ 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: $1,598 · $133/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$602/yr (+$50/mo · 37.7%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,149
• − Mortgage interest: −$14,844
• − Property taxes: −$1,598
• − Insurance: −$6,444
• − Repairs & maintenance: −$2,572
• − Management: −$2,572
• − Depreciation: −$7,709
• Taxable loss: −$3,590
• Est. tax savings @ 24.0%: +$862
• After-tax cash flow: $1,541/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

+570.9% since first listed

13 events — show timeline

• 2026-04-21 Price Changed $265,000 NAPLESMLS
• 2026-04-21 Price Changed $265,000 MIML
• 2026-04-03 Relisted — NAPLESMLS
• 2026-04-03 Relisted — MIML
• 2026-03-12 Pending — NAPLESMLS
• 2026-03-12 Pending — MIML
• 2026-02-03 Price Changed $250,000 NAPLESMLS
• 2026-02-03 Price Changed $250,000 MIML
• 2025-12-09 Listed $275,000 NAPLESMLS
• 2025-12-08 Listed $275,000 MIML
• 2012-04-05 Sold (Public Records) $63,000 Public Records
• 2010-10-29 Listed $79,000 NAPLESMLS
• 1998-05-29 Sold (Public Records) $39,500 Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,598 · +7.2% YoY. Source: county tax records.