251 Bass Ln #251 · Winding Cypress, FL 34145

$105,000

1 bd · 1.0 ba · 509 sqft · Condo public records · 84 Days on market

Built 1991 $299/mo HOA · 10% 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
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very Cute 1Br/1Ba with Large Lanai—this home is ready for a creative buyer to imagine the immense possibilities and make it truly feel like home! The location of 251 Bass Lane is ideal; it has a modest water view and close proximity to the office/mailroom of Imperial Wilderness, a gated 55+ location where you own the land when you purchase your home. It is not leased land or a Co-Op and was never flooded or adversely affected by any recent hurricanes. Additionally, the very spacious lanai and outside rear patio offer plenty of room for outside relaxation and entertainment—the key reason for being in SWFL. Inside, you will appreciate the updated A/C (2024) and plank flooring in

Key facts

• 3,049 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Restrictions limiting number of vehicles
• HOA & community: Mandatory HOA; Quarterly condo fee of $898; Total annual recurring fees $3,592; One-time fees $150; Professional management; HOA maintenance covers lawn/land maintenance, sewer, and water; Community amenities include billiards, bocce court, clubhouse, community pool and spa, dog park, exercise room, fishing pier, library, pickleball, shuffleboard, and tennis courts; Gated community

Exterior

• Parking: Paved parking
• Security: Gated community
• Utilities: Central water; Central sewer; Electric service
• Home design: Residential manufactured home; Built in 1991; Single-story; Rear exposure to the southwest; Located in the Imperial Wilderness community
• Construction: Vinyl siding exterior; Roof over
• Exterior features: Patio; Water view; Paved road access; Reclaimed irrigation

Interior

• Kitchen: Microwave; Range; Refrigerator/Freezer; Eat-in kitchen
• Bedrooms: 1 bedroom
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom; No master bath
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Window coverings; Eat-in kitchen; Screened lanai/porch; Furnished
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k 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 fast (+6.6%/yr); 687 active listings in the ZIP; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 37% of the median local income ($102k/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 $726 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 6.6% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 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 84 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.95% ✓
• Cap rate: 23.07%
• Cash-on-cash: 59.92%
• DSCR: 3.67
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 44.9%
• Equity multiple: 3.09×
• Total profit: $61,392
• Equity at exit: $15,656

10-year hold

• IRR: 53.0%
• Equity multiple: 7.53×
• Total profit: $192,061
• Equity at exit: $9,078

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 34145

• Rents YoY: 6.6%
• Active inventory: 687
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $3,102 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$89 /mo · $1,074/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$299
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $1,041

Break-even live

Break-even rent $1,784

Max offer price $105,000

Occupancy floor 61%

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: —

HOA detail condo

• Monthly dues: $299 · $3,588/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $105,000 Active 84 DOM
2. 2026-06-17
   days on market $105,000 Active 83 DOM
3. 2026-06-16
   days on market $105,000 Active 82 DOM
4. 2026-06-15
   days on market $105,000 Active 81 DOM
5. 2026-06-14
   days on market $105,000 Active 79 DOM
6. 2026-06-10
   days on market $105,000 Active 76 DOM
7. 2026-06-09
   days on market $105,000 Active 75 DOM
8. 2026-06-08
   days on market $105,000 Active 74 DOM
9. 2026-06-07
   days on market $105,000 Active 73 DOM
10. 2026-06-03
    days on market $105,000 Active 69 DOM
11. 2026-06-02
    days on market $105,000 Active 68 DOM
12. 2026-06-01
    days on market $105,000 Active 67 DOM
13. 2026-05-31
    days on market $105,000 Active 66 DOM
14. 2026-05-30
    days on market $105,000 Active 65 DOM
15. 2026-03-26
    listed $105,000 Active

ⓘ 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: $1,074 · $89/mo
• Projected year-2 tax: $1,074 · $89/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 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: $37,228
• − Mortgage interest: −$5,882
• − Property taxes: −$1,074
• − Insurance: −$5,644
• − Repairs & maintenance: −$2,978
• − Management: −$2,978
• − HOA: −$3,588
• − Depreciation: −$3,055
• Taxable income: $12,030
• Est. tax owed @ 24.0%: −$2,887
• After-tax cash flow: $9,610/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): 16,205
• Household income: $101,523
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 314.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% 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: ▼ -374.55%
• Current HPI: 284.7538
• Rent YoY: ▲ 6.59%
• 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

• 2026-03-26 Listed $105,000 NAPLESMLS

Property tax history

+5.9%/yr

Latest (2025): $1,074 · +8.0% YoY. Source: county tax records.