2 Jade Dr Unit 2J · Winding Cypress, FL 34114

$105,000

1 bd · 1.0 ba · 504 sqft · Manufactured · 83 Days on market

Built 2005 Good condition

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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
• Appreciation +4.3/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0

Listing remarks

Welcome to the perfect Naples getaway! This charming 2005 park model in the highly desirable Enchanting Shores community offers relaxed Florida living with an updated, open floor plan. Enjoy peace of mind with a May 2026 2.5 Ton AC, 2018 metal roof, vaulted ceilings, and a well-designed layout that maximizes comfort and functionality. This furnished, move-in-ready home features a welcoming interior and an inviting outdoor patio, ideal for morning coffee, evening breezes, or gatherings with friends. The community provides exceptional value with a private boat ramp, indirect Gulf access, and boat storage [check availability]—a rare combination at this price point. Enchanting Shores is a

Key facts

• Metal roof
• Indirect gulf access
• Private boat ramp

Tags

• METAL ROOF
• OUTDOOR PATIO
• PRIVATE BOAT RAMP
• INDIRECT GULF ACCESS
• BOAT STORAGE
• POOL

Property features AI

Finance

• Other: No commercial use and no RVs allowed
• HOA & community: On-site management; Annual recurring fees approximately $2,000; One-time fees approximately $250; Community amenities include clubhouse, community pool, community boat ramp and dock, community gulf boat access, boat storage, fish cleaning station, vehicle wash area, BBQ/picnic area, billiards, hobby room, library, common laundry, tennis, pickleball, shuffleboard, bocce court, basketball, and recreation facilities; Maintenance covered: internet/Wi-Fi, lawn/land maintenance, legal/accounting, manager, sewer, street lights, street maintenance, trash removal, water; Community type: Boating, Mobile/Manufactured, Non-gated

Exterior

• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential home; 1 story (ranch); Rear exposure facing north
• Construction: Built in 2005; Vinyl siding exterior; Metal roof; Single-hung windows; Manufactured construction
• Exterior features: Patio; Storage

Interior

• Kitchen: Pantry; Cooktop (electric); Range; Self-cleaning oven; Dishwasher; Microwave; Refrigerator/Freezer
• Bedrooms: 1 bedroom
• Flooring: Laminate; Vinyl
• Bathrooms: Full bathroom with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Custom mirrors; High-speed internet available; Pantry; Smoke detectors; Vaulted ceiling; Window coverings; Furnished; Two ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% 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 $726 of loan paydown is wiped out by about $2k 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($99k) 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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.84% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.69%
• DSCR: 2.45
• GRM: 4.5

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: 11.1%
• Equity multiple: 1.49×
• Total profit: $14,376
• Equity at exit: $22,944

10-year hold

• IRR: 18.2%
• Equity multiple: 2.78×
• Total profit: $52,360
• Equity at exit: $22,101

Cash invested: $29,400 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $374

Break-even live

Break-even rent $1,458

Max offer price $105,000

Occupancy floor 76%

Sensitivity live

Price	-10% $447	-5% $411	+0% $374	+5% $338	+10% $302
Rent	-10% $222	-5% $298	+0% $374	+5% $451	+10% $527
Rate	-1.0pp $427	-0.5pp $401	base $374	+0.5pp $347	+1.0pp $319

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: $26,250
• Closing costs: $3,150
• 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	0.70mi

Listing history 15 events

1. 2026-06-18
   days on market $105,000 Active 83 DOM
2. 2026-06-17
   days on market $105,000 Active 82 DOM
3. 2026-06-16
   days on market $105,000 Active 81 DOM
4. 2026-06-15
   days on market $105,000 Active 80 DOM
5. 2026-06-14
   days on market $105,000 Active 78 DOM
6. 2026-06-10
   days on market $105,000 Active 75 DOM
7. 2026-06-09
   days on market $105,000 Active 74 DOM
8. 2026-06-08
   days on market $105,000 Active 73 DOM
9. 2026-06-07
   days on market $105,000 Active 72 DOM
10. 2026-06-03
    days on market $105,000 Active 68 DOM
11. 2026-06-02
    days on market $105,000 Active 67 DOM
12. 2026-06-01
    days on market $105,000 Active 66 DOM
13. 2026-05-31
    days on market $105,000 Active 65 DOM
14. 2026-05-30
    remarks 693-char remark
15. 2026-05-30
    listed $105,000 Active 64 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: $23,187
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$5,644
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$3,055
• Taxable income: $3,322
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $3,694/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

Good 75/100 Cosmetic rehab

This 2005 park model in Enchanting Shores is move-in ready with a good condition score and minimal repairs needed. The home's curb appeal and updated HVAC make it an attractive option for both resale and rental.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom cabinets — slight wear
• Minor kitchen countertops — slight wear

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Resale replace kitchen countertops — Modern countertops can enhance the kitchen's functionality and appeal
• Resale update bathroom fixtures — Upgraded fixtures can improve the bathroom's functionality and aesthetic

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom cabinets · slight wear	Minor	$500–3,000
kitchen countertops · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Resale replace kitchen countertops — Modern countertops can enhance the kitchen's functionality and appeal ↑
• Resale update bathroom fixtures — Upgraded fixtures can improve the bathroom's functionality and aesthetic ↑

ⓘ 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

• 2026-03-28 Listed $105,000 NAPLESMLS