55 Moorhead Mnr #55 · Naples, FL 34112

$149,000

2 bd · 1.0 ba · 1,027 sqft · Manufactured · 61 Days on market

Built 1967 Good condition $215/mo HOA · 8% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Located just three miles from downtown Naples and the beautiful Gulf beaches, this charming home offers the perfect blend of convenience and lifestyle. Situated in a desirable 55+ community, you’ll enjoy a peaceful setting while being close to everything you need. Nearby attractions include the Naples Botanical Gardens, Sugden Regional Park, and the vibrant Celebration Park, along with a variety of new shops and dining options. This property features ample outdoor living space, including screened-in areas and sliding glass doors—perfect for enjoying Florida’s sunshine year-round. The community offers exceptional amenities, with services such as a pool, internet, pest contr

Key facts

• Garage
• Community pool
• Built 1967

Property features AI

Finance

• Other: Complex contains approximately 200 units; Single-floor building; Restrictions: limited number of vehicles
• HOA & community: Mandatory HOA; On-site management; Monthly master HOA fee of $215; Total annual recurring fees $2,580; Community amenities include clubhouse, community pool and room, community park, BBQ/picnic area, bike and jog path, bike storage, extra storage, internet access, restaurant, shopping, sidewalk, streetlights, street maintenance, trash removal, laundry facilities, lawn/land maintenance, and vehicle wash area

Exterior

• Parking: Attached garage (1 car); Attached carport (2 spaces)
• Security: Gated community
• Utilities: Central water (assessment paid); Central sewer; Electric service for heat and cooling
• Home design: Manufactured residential property; Florida-style building; Single-story; Rear exposure facing south; Located in Moorhead Manor (lot/unit 55)
• Construction: Manufactured construction; Vinyl siding exterior; Metal roof; Year built: 1967
• Exterior features: Courtyard; Decorative shutters; Extra building; Patio; Storage; Casement windows; Landscaped view; Central irrigation

Interior

• Kitchen: Dishwasher; Microwave; Range; Self-cleaning oven; Refrigerator; Refrigerator/freezer; Pantry
• Bedrooms: 2 bedrooms plus den; Primary bedroom on the first floor
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Cable prewire; Closet cabinets; High-speed internet available; Pantry; Smoke detectors; Zero/corner door sliders; Dining area in living room; Den (study); Family room; Florida room; Great room; Open porch/lanai; Screened lanai/porch; Workshop; Laundry in residence; Unfurnished; Split bedroom floor plan
• Laundry & utility: Washer; Washer/dryer hookup; Laundry located inside the residence

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#126 in FL, #1,903 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute D+, cost of living F.
• 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 soft (-1.7%/yr); 771 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $2,622/mo this rent would consume 45% of the median local household income ($70k/yr) (locally 980% 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 (-3.0%/yr); year-one equity from $1k 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 61 days — a 6% lower offer ($140k) 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.76% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.78%
• DSCR: 2.06
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.86×
• Total profit: $-5,902
• Equity at exit: $22,216

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-248
• Equity at exit: $12,883

Cash invested: $41,720 (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 34112

• Rents YoY: -1.7%
• Active inventory: 771
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,622 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$215
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $400

Break-even live

Break-even rent $2,116

Max offer price $149,000

Occupancy floor 80%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4551 Arboretum Cir Unit 202 Naples, FL	2.0	2.0	1480	$2,500	$1.69	23d	1	0.20mi
3016 Van Buren Ave Naples, FL	3.0	2.5	1332	$3,500	$2.63	23d	1	0.21mi
2685 Van Buren Ave Naples, FL	2.0	2.0	865	$2,450	$2.83	23d	1	0.23mi
4430 Botanical Place Cir #303 Naples, FL	2.0	2.0	1126	$3,500	$3.11	14d	1	0.23mi
4450 Botanical Place Cir Unit 6 Naples, FL	2.0	2.0	915	$1,895	$2.07	21d	1	0.29mi
4603 Bayshore Dr Unit F8 Naples, FL	2.0	2.0	886	$2,550	$2.88	23d	1	0.30mi
4611 Bayshore Dr Unit O8 Naples, FL	2.0	2.0	886	$1,650	$1.86	14d	1	0.31mi
4709 Arboretum Cir #101 Naples, FL	2.0	2.0	1341	$5,500	$4.10	14d	1	0.31mi
4510 Botanical Place Cir Naples, FL	3.0	2.0	1246	$3,248	$2.61	14d	2	0.31mi
4607 Arboretum Cir #103 Naples, FL	2.0	2.0	1406	$5,000	$3.56	14d	1	0.32mi
4615 Bayshore Dr Unit E8 Naples, FL	2.0	2.0	886	$1,600	$1.81	14d	1	0.32mi
4635 Bayshore Dr Unit P7 Naples, FL	2.0	2.0	886	$1,600	$1.81	14d	1	0.33mi
4607 Bayshore Dr Unit K7 Naples, FL	2.0	2.0	886	$1,650	$1.86	23d	1	0.33mi
4617 Bayshore Dr Unit H5 Naples, FL	2.0	2.0	886	$1,700	$1.92	23d	1	0.33mi
4455 Botanical Place Cir Unit 5-104 Naples, FL	2.0	2.0	915	$1,795	$1.96	23d	1	0.33mi
2505 Storter Ave Naples, FL	3.0	2.0	1484	$2,795	$1.88	14d	1	0.34mi
4625 Bayshore Dr Unit D16 Naples, FL	2.0	2.0	885	$1,785	$2.02	23d	1	0.35mi
4621 Bayshore Dr Naples, FL	2.0	2.0	886	$1,675	$1.89	23d	2	0.36mi
4638 Arboretum Cir #102 Naples, FL	2.0	2.0	1341	$5,500	$4.10	14d	1	0.36mi
4629 Bayshore Dr Unit J7 Naples, FL	2.0	2.0	886	$1,600	$1.81	23d	1	0.36mi
4676 Arboretum Cir #101 Naples, FL	2.0	2.0	1406	$6,000	$4.27	14d	1	0.39mi
4664 Arboretum Cir Unit 101 Naples, FL	2.0	2.0	1406	$5,700	$4.05	23d	1	0.41mi
4660 Arboretum Cir Naples, FL	2.0	2.0	1341	$2,800	$2.09	14d	1	0.41mi
2455 Thomasson Dr Unit B Naples, FL	2.0	2.0	958	$1,695	$1.77	23d	1	0.46mi
2445 Thomasson Dr Unit D Naples, FL	2.0	2.0	958	$1,650	$1.72	14d	1	0.48mi
2445 Thomasson Dr Unit D Naples, FL	2.0	2.0	958	$1,895	$1.98	23d	1	0.48mi
2445 Thomasson Dr Unit A Naples, FL	2.0	2.0	950	$1,895	$1.99	14d	1	0.48mi
4953 Bayshore Dr Naples, FL	2.0	1.0	886	$2,950	$3.33	14d	1	0.52mi
2840 Shoreview Dr Unit 7 Naples, FL	2.0	1.0	800	$2,000	$2.50	23d	1	0.59mi
3190 Karen Dr Naples, FL	3.0	2.0	840	$1,900	$2.26	23d	1	0.63mi
4719 Alladin Ln Naples, FL	1.0–2.0	1.0–2.0	671	$1,895	$2.82	23d	2	0.64mi
3619 Poplar Way Unit B Naples, FL	2.0	2.0	1045	$2,300	$2.20	23d	1	0.68mi
3561 Thomasson Dr Naples, FL	2.0	2.0	1085	$8,000	$7.37	23d	1	0.69mi
28 Constitution Dr Naples, FL	3.0	2.0	1364	$6,350	$4.66	23d	1	0.72mi
3005 Gordon St Naples, FL	3.0	2.0	967	$2,275	$2.35	14d	1	0.76mi
3005 Gordon St Naples, FL	3.0	2.0	967	$2,275	$2.35	23d	1	0.76mi
3806 Guilford Rd Unit 4 Naples, FL	2.0	2.0	1100	$1,750	$1.59	23d	1	0.77mi
3350 Putney Ct Naples, FL	1.0–3.0	1.0–2.0	1038	$2,986	$2.88	14d	26	0.77mi
3950 Mohawk Pl Naples, FL	2.0	2.0	1500	$3,200	$2.13	23d	1	0.88mi
3051 Sandpiper Bay Cir Unit I304 Naples, FL	2.0	2.0	1200	$3,000	$2.50	14d	1	0.88mi

HOA detail

• Monthly dues: $215 · $2,580/yr
• Likely covers: internetpool

Listing history 10 events

1. 2026-06-10
   days on market $149,000 Active 61 DOM
2. 2026-06-09
   days on market $149,000 Active 60 DOM
3. 2026-06-08
   days on market $149,000 Active 59 DOM
4. 2026-06-07
   days on market $149,000 Active 58 DOM
5. 2026-06-03
   days on market $149,000 Active 54 DOM
6. 2026-06-02
   days on market $149,000 Active 53 DOM
7. 2026-06-01
   days on market $149,000 Active 52 DOM
8. 2026-05-31
   days on market $149,000 Active 51 DOM
9. 2026-05-30
   remarks 681-char remark
10. 2026-05-30
    listed $149,000 Active 50 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $31,466
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$5,864
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − HOA: −$2,580
• − Depreciation: −$4,335
• Taxable income: $3,072
• Est. tax owed @ 24.0%: −$737
• After-tax cash flow: $4,066/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 manufactured home is in good condition with minimal repairs needed. Painting the exterior and cleaning gutters can significantly increase its resale and rental value.

Value-add opportunities

• Both Paint exterior walls — Painting the exterior walls can enhance the curb appeal and increase the home's value.
• Both Clean gutters — Clean gutters can improve the home's appearance and prevent water damage.
• Both Replace awning — Replacing the awning can improve the home's curb appeal and provide better shade for the front porch.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Painting the exterior walls can enhance the curb appeal and increase the home's value. ↑
• Both Clean gutters — Clean gutters can improve the home's appearance and prevent water damage. ↑
• Both Replace awning — Replacing the awning can improve the home's curb appeal and provide better shade for the front porch. ↑

ⓘ 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 — Naples

• Score: 80/100
• State rank: #126
• US rank: #1903

Category grades

Amenities A+ Commute D+ Cost of living F Crime A+ Employment A+ Housing C+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% French/Haitian/Cajun 4% German/W. Germanic 1%

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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

• 2026-04-10 Listed $149,000 NAPLESMLS