12 Aquamarine Ave Unit 12Q · Winding Cypress, FL 34114

$240,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured · 102 Days on market

Built 2006 Good condition $167/mo HOA · 5% 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

INCREDIBLY CHARMING, ONE OF A KIND MANUFACTURED HOME IN DESIRRABLE ENCHANTING SHORES COOPERRATIVE. THIS SWEET BUNGALOW STYLED HOME BOASTS A FULL FRONT AND BACK PORCH UNLIKE MOST MANUFACTURED HOMES AS WELL AS A 320 SQUARE FOOT ATTACHED GARAGE WITH AUTOMATIC DOOR OPENER. The flooring throughout the house is beautiful wood laminate while the bathrooms and kitchen are shiny ceramic tile. The kitchen is fully appliance and boasts a deep farm sink and recessed lighting, which extends to the open dining room and living room. The master suite has a large bathroom with double sinks and a walk-in shower as well as a walk-in closet. On the other side of the house, you will find a guest bedroom also wi

Key facts

• Walk-in closet
• Hvac split system
• Deep farm sink

Tags

• FULL FRONT AND BACK PORCH
• DEEP FARM SINK
• RECESSED LIGHTING
• WALK-IN SHOWER
• WALK-IN CLOSET
• HVAC SPLIT SYSTEM

Property features AI

Finance

• HOA & community: Mandatory HOA; Quarterly HOA fee ($500); Annual recurring fees total $2,000; One-time fees $250; On-site management; HOA covers laundry facilities, lawn/land maintenance, manager, recreation facilities, repairs, reserves, security, sewer, street lights and maintenance, trash removal, water, legal/accounting; Community amenities include pool, clubhouse, community room, boat dock and ramp, boat storage, Gulf boat access, fish cleaning station, tennis, pickleball, bocce, shuffleboard, basketball, billiards, hobby room, library, BBQ/picnic, vehicle wash area, underground utilities and streetlights; Community type: Boating, Mobile/Manufactured

Exterior

• Parking: Driveway (paved) with 2+ parking spaces; Attached 1-car garage
• Security: Community security included in association services
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential home; 1-story / ranch; Built in 2006; Rear exposure faces south; Located in Enchanting Shores
• Construction: Manufactured construction; Vinyl siding exterior; Rolled roof
• Exterior features: Rolled roof; Single-hung windows; Manual shutters; Vinyl siding; Zero lot line; Paved road access; Landscaped area view; Boat ramp and community boat facilities with electricity and water at dock

Interior

• Kitchen: Range; Self-cleaning oven; Microwave; Dishwasher; Refrigerator / freezer; Garbage disposal
• Bedrooms: Two bedrooms plus den; Primary bedroom on ground floor; First-floor bedroom; Split bedroom floor plan
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Primary bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Cathedral and volume ceilings; Walk-in closet; Dining area in living room; Den / study; Open porch / lanai; Furnished; Four ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $218k (9.0% 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; 40 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).
• At $3,353/mo this rent would consume 45% 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 $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($218k) 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 $218,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.40% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.70%
• DSCR: 1.65
• GRM: 6.0

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: 1.1%
• Equity multiple: 1.05×
• Total profit: $3,166
• Equity at exit: $52,443

10-year hold

• IRR: 8.7%
• Equity multiple: 1.81×
• Total profit: $54,256
• Equity at exit: $50,517

Cash invested: $67,200 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,353 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$167
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $397

Break-even live

Break-even rent $2,851

Max offer price $240,000

Occupancy floor 83%

Sensitivity live

Price	-10% $563	-5% $480	+0% $397	+5% $314	+10% $231
Rent	-10% $132	-5% $264	+0% $397	+5% $529	+10% $662
Rate	-1.0pp $518	-0.5pp $458	base $397	+0.5pp $335	+1.0pp $271

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: $60,000
• Closing costs: $7,200
• 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	14d	1	0.23mi
1276 Enbrook Loop Naples, FL	2.0	2.0	1503	$5,000	$3.33	24d	1	0.24mi
1171 Tranquil Brook Dr Naples, FL	2.0	2.0	1503	$4,500	$2.99	14d	1	0.28mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	24d	1	0.32mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	24d	1	0.35mi
1157 Enbrook Loop Naples, FL	2.0	2.0	1503	$3,000	$2.00	24d	1	0.41mi
1078 Rolling Brook Ln Naples, FL	2.0	2.0	1503	$2,750	$1.83	22d	1	0.43mi
842 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,800	$1.86	24d	1	0.46mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	0.46mi
847 Enbrook Loop Naples, FL	2.0	2.0	1503	$2,950	$1.96	24d	1	0.49mi
1014 Manatee Rd Unit F307 Naples, FL	2.0	2.0	900	$1,800	$2.00	24d	1	0.50mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.52mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$1,772	$1.91	24d	9	0.53mi
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	24d	1	0.55mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	24d	1	0.57mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	24d	1	0.61mi
2244 Yellowfin Cir Naples, FL	3.0	2.0	1655	$3,300	$1.99	14d	1	0.64mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	0.82mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	14d	2	0.84mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	24d	1	0.84mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	14d	1	0.94mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	1.13mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	24d	1	1.19mi
22 Cypress View Dr Unit B22 Naples, FL	2.0	2.0	1534	$7,000	$4.56	24d	1	1.22mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	14d	1	1.22mi
7052 Live Oak Dr Naples, FL	2.0	2.0	1685	$9,000	$5.34	24d	1	1.24mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	24d	1	1.25mi
14214 Manchester Dr Naples, FL	3.0	2.0	1560	$2,700	$1.73	22d	1	1.25mi
14214 Manchester Dr Naples, FL	3.0	2.0	1560	$2,800	$1.79	24d	1	1.25mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	14d	1	1.27mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	14d	1	1.34mi
7567 Winding Cypress Dr Naples, FL	3.0	2.0	1805	$11,500	$6.37	24d	1	1.35mi
7674 Jacaranda Ln Naples, FL	2.0	2.0	1554	$3,800	$2.45	24d	1	1.37mi
7662 Jacaranda Ln Naples, FL	2.0	2.0	1555	$3,500	$2.25	14d	1	1.38mi
7631 Jacaranda Ln Naples, FL	2.0	2.0	1542	$7,000	$4.54	24d	1	1.39mi
14103 Nautica Ct Naples, FL	3.0	2.5	1850	$3,650	$1.97	24d	1	1.39mi
1414 Oceania Dr S Naples, FL	3.0	2.0	1572	$5,000	$3.18	24d	1	1.46mi
9175 Celeste Dr Unit 105 Naples, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	1.47mi
9187 Celeste Dr Unit 1073494P Naples, FL	2.0	2.0	1399	$2,979	$2.13	14d	1	1.47mi
14796 Canton Ct Naples, FL	3.0	2.0	1677	$7,000	$4.17	24d	1	1.50mi

HOA detail

• Monthly dues: $167 · $2,004/yr

Listing history 12 events

1. 2026-06-18
   days on market $240,000 Active 102 DOM
2. 2026-06-17
   days on market $240,000 Active 101 DOM
3. 2026-06-16
   days on market $240,000 Active 100 DOM
4. 2026-06-15
   days on market $240,000 Active 99 DOM
5. 2026-06-14
   days on market $240,000 Active 97 DOM
6. 2026-06-10
   days on market $240,000 Active 94 DOM
7. 2026-06-09
   days on market $240,000 Active 93 DOM
8. 2026-06-08
   days on market $240,000 Active 92 DOM
9. 2026-06-07
   days on market $240,000 Active 91 DOM
10. 2026-06-03
    days on market $240,000 Active 87 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $240,000 Active 86 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: $40,237
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$6,319
• − Repairs & maintenance: −$3,219
• − Management: −$3,219
• − HOA: −$2,004
• − Depreciation: −$6,982
• Taxable income: $1,451
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $4,413/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 manufactured home is in good condition with minimal repairs needed. Fresh paint and new windows would significantly enhance its curb appeal and resale value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can significantly enhance curb appeal and home value
• Resale Replace any damaged windows — New windows can improve energy efficiency and home value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can significantly enhance curb appeal and home value ↑
• Resale Replace any damaged windows — New windows can improve energy efficiency and home 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

1 event — show timeline

• 2026-03-08 Listed $240,000 NAPLESMLS