514 Monte Carlo Ln · Lely, FL 34112

$129,999

2 bd · 2.0 ba · 564 sqft · Manufactured public records · 38 Days on market

Built 1969 5,227 sqft lot $45/mo HOA · 2% 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 +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 2-bedroom+den, 2 bath mobile home located on a peaceful and private lot in the highly sought-after Riviera Colony. This inviting residence offers comfortable, low-maintenance living in a quiet, friendly, and active 55+ community—all at an affordable price. Best of all, you own the land, which means no land lease fees. The home features a NEW ROOF from 2023, a functional layout, plenty of natural light, and comfortable space to relax or entertain. With a quarterly fee of just $395, residents enjoy a well-kept neighborhood where pride of ownership truly shines. Ideally located just 6 miles from Naples’ beautiful white sandy beaches and close

Key facts

• Peaceful lot
• Own the land
• New roof

Tags

• NEW ROOF
• PEACEFUL LOT
• OWN THE LAND
• WELL-KEPT NEIGHBORHOOD
• EASY ACCESS TO DINING
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: No commercial use allowed (restrictions)
• HOA & community: Mandatory HOA; Quarterly master HOA fee of $135 ($540 annually); HOA covers insurance, legal/accounting, and management; Professional management; Community amenities include clubhouse, community pool, and shuffleboard

Exterior

• Parking: Attached carport (1 space)
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Manufactured residential home; Split level design; Built in 1969; Rear exposure faces south; Located in Riviera Colony (non-gated mobile/manufactured community)
• Construction: Vinyl siding exterior; Metal roof; Manufactured construction
• Exterior features: Room for a pool; Shutters for storm protection; Single-hung windows; Landscaped view; Central irrigation

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator
• Bedrooms: 2 bedrooms plus den; Split bedroom floor plan
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Master bathroom with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Eat-in kitchen; Den/Study; Florida room; Laundry in garage; Unfurnished
• Laundry & utility: Washer/dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools D+, health & safety D, amenities 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; 2 comparable units currently listed for rent nearby; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 40% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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 38 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $130k implies a 294% 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 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,099 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.79% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.40%
• DSCR: 2.40
• GRM: 4.6

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: 4.4%
• Equity multiple: 1.16×
• Total profit: $5,884
• Equity at exit: $19,383

10-year hold

• IRR: 9.9%
• Equity multiple: 1.63×
• Total profit: $23,022
• Equity at exit: $11,240

Cash invested: $36,400 (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 34112

• Rents YoY: -1.7%
• Active inventory: 771
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,332 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$45
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $526

Break-even live

Break-even rent $1,667

Max offer price $129,999

Occupancy floor 72%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4360 Petal Dr Naples, FL	3.0	1.0–2.0	1018	$2,566	$2.52	13d	37	0.86mi
4719 Alladin Ln Naples, FL	1.0–2.0	1.0–2.0	671	$1,895	$2.82	23d	2	1.48mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 17 events

1. 2026-06-18
   days on market $129,999 Active 38 DOM
2. 2026-06-17
   days on market $129,999 Active 37 DOM
3. 2026-06-16
   days on market $129,999 Active 36 DOM
4. 2026-06-15
   days on market $129,999 Active 35 DOM
5. 2026-06-14
   days on market $129,999 Active 33 DOM
6. 2026-06-10
   days on market $129,999 Active 30 DOM
7. 2026-06-09
   days on market $129,999 Active 29 DOM
8. 2026-06-08
   days on market $129,999 Active 28 DOM
9. 2026-06-07
   pricedays on market $129,999 Active 27 DOM
10. 2026-06-03
    days on market $139,999 Active 23 DOM
11. 2026-06-02
    days on market $139,999 Active 22 DOM
12. 2026-06-01
    days on market $139,999 Active 21 DOM
13. 2026-05-31
    days on market $139,999 Active 20 DOM
14. 2026-05-30
    days on market $139,999 Active 19 DOM
15. 2026-05-11
    listed $139,999 Active
16. 1995-02-14
    soldstatus $33,000
17. 1987-04-01
    soldstatus $28,000

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥107°F today · 19 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: $27,989
• − Mortgage interest: −$7,282
• − Property taxes: −$1,311
• − Insurance: −$5,768
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − HOA: −$540
• − Depreciation: −$3,782
• Taxable income: $4,827
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $5,152/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 — Lely

• Score: 66/100
• State rank: #586
• US rank: #11224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• 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

+400.0% since first listed

3 events — show timeline

• 2026-05-11 Listed $139,999 NAPLESMLS
• 1995-02-14 Sold (Public Records) $33,000 Public Records
• 1987-04-01 Sold (Public Records) $28,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,311 · +6.1% YoY. Source: county tax records.