23 Enchanting Blvd · Naples, FL 34112

$98,000

2 bd · 2.0 ba · 872 sqft · Manufactured · 189 Days on market

Built 1971 ↓ 11% since listing

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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 +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Enchanting Acres Mobile Home Park. 23 Enchanting Blvd, is a 2 bedroom 2 bathroom mobile home with a Florida room, front screened-in covered lanai, and attached shed that houses the washer and dryer, it is also used as a workshop. As a resident of Enchanting Acres, you'll enjoy an active lifestyle with community amenities including a pool, shuffleboard, a clubhouse with a resident kitchen, a billiards room, and a library. Water, sewer, trash, lawn care, and the use of these amenities are included in the low monthly fees. Located in a prime spot, this home is just minutes from Sugden Park, Naples beaches, and Downtown Naples. The vibrant Bayshore Art’s District and various sh

Key facts

• Clubhouse
• Community amenities
• Florida room

Tags

• FLORIDA ROOM
• ATTACHED SHED
• COMMUNITY AMENITIES
• POOL
• SHUFFLEBOARD
• CLUBHOUSE

Property features AI

Finance

• Other: Part of a 169-unit community; single unit in building on a property with 1 floor; Lot/unit: Lot 23
• HOA & community: Community type: Mobile/Manufactured, non-gated; Professional management; Community amenities include billiards, bocce court, community pool, community room, library, shuffleboard; Maintenance covers lawn/land, legal/accounting, manager, exterior pest control, reserves, trash removal, and water; Total annual recurring fees approximately $3,936; One-time fees approximately $300

Exterior

• Parking: Attached carport (1 space)
• Utilities: Central water; Central and private sewer; Electric power (central)
• Home design: Manufactured residential property; Single-story; Rear exposure facing north; Located in ENCHANTING ACRES MOBILE HOME community
• Construction: Manufactured construction; Built in 1971; Built-up/flat roof; Casement and single-hung windows
• Exterior features: Aluminum siding; Landscaped area view; Restrictions: limited number of vehicles, no commercial, no corporate buyer

Interior

• Kitchen: Range; Refrigerator; Freezer; Pantry
• Bedrooms: 2 bedrooms (split bedroom layout)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Foyer; Pantry; Dining area (combined with living); Great room floor plan; Florida room; Screened lanai/porch; Furnished
• Laundry & utility: Washer; Dryer; 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 $98k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $86k (12.0% 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).
• This rent runs 36% 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 $678 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 + 0.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($86k) 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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. 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?
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: 2.12% ✓
• Cap rate: 18.13%
• Cash-on-cash: 42.26%
• DSCR: 2.88
• GRM: 3.9

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: 12.2%
• Equity multiple: 1.46×
• Total profit: $12,694
• Equity at exit: $14,612

10-year hold

• IRR: 17.8%
• Equity multiple: 2.20×
• Total profit: $32,950
• Equity at exit: $8,473

Cash invested: $27,440 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $540

Break-even live

Break-even rent $1,397

Max offer price $98,000

Occupancy floor 69%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3806 Guilford Rd Unit 4 Naples, FL	2.0	2.0	1100	$1,750	$1.59	23d	1	0.35mi
3350 Putney Ct Naples, FL	1.0–3.0	1.0–2.0	1038	$2,986	$2.88	14d	26	0.47mi
4455 Botanical Place Cir Unit 5-104 Naples, FL	2.0	2.0	915	$1,795	$1.96	23d	1	0.49mi
4450 Botanical Place Cir Unit 6 Naples, FL	2.0	2.0	915	$1,895	$2.07	21d	1	0.50mi
3005 Gordon St Naples, FL	3.0	2.0	967	$2,275	$2.35	14d	1	0.52mi
3005 Gordon St Naples, FL	3.0	2.0	967	$2,275	$2.35	23d	1	0.52mi
149 Palm Dr Unit 8617 Naples, FL	2.0	2.0	981	$2,000	$2.04	14d	1	0.52mi
2840 Shoreview Dr Unit 7 Naples, FL	2.0	1.0	800	$2,000	$2.50	23d	1	0.54mi
2685 Van Buren Ave Naples, FL	2.0	2.0	865	$2,450	$2.83	23d	1	0.54mi
3619 Poplar Way Unit B Naples, FL	2.0	2.0	1045	$2,300	$2.20	23d	1	0.62mi
131 Teryl Rd Unit 3UNIT 3 Naples, FL	2.0	2.0	1080	$1,750	$1.62	14d	1	0.63mi
131 Teryl Rd Unit C3 Naples, FL	2.0	2.0	1080	$3,495	$3.24	23d	1	0.63mi
4607 Bayshore Dr Unit K7 Naples, FL	2.0	2.0	886	$1,650	$1.86	23d	1	0.64mi
4621 Bayshore Dr Naples, FL	2.0	2.0	886	$1,675	$1.89	23d	2	0.65mi
4611 Bayshore Dr Unit O8 Naples, FL	2.0	2.0	886	$1,650	$1.86	14d	1	0.65mi
159 Teryl Rd #2 Naples, FL	2.0	2.0	1080	$5,200	$4.81	14d	1	0.65mi
200 Palm Dr #7 Naples, FL	2.0	2.0	1010	$1,600	$1.58	14d	1	0.66mi
4719 Alladin Ln Naples, FL	1.0–2.0	1.0–2.0	671	$1,895	$2.82	23d	2	0.66mi
4603 Bayshore Dr Unit F8 Naples, FL	2.0	2.0	886	$2,550	$2.88	23d	1	0.67mi
3561 Thomasson Dr Naples, FL	2.0	2.0	1085	$8,000	$7.37	23d	1	0.67mi
4617 Bayshore Dr Unit H5 Naples, FL	2.0	2.0	886	$1,700	$1.92	23d	1	0.67mi
4629 Bayshore Dr Unit J7 Naples, FL	2.0	2.0	886	$1,600	$1.81	23d	1	0.67mi
4635 Bayshore Dr Unit P7 Naples, FL	2.0	2.0	886	$1,600	$1.81	14d	1	0.68mi
4615 Bayshore Dr Unit E8 Naples, FL	2.0	2.0	886	$1,600	$1.81	14d	1	0.68mi
216 Palm Dr #5 Naples, FL	2.0	2.0	1010	$4,500	$4.46	14d	1	0.69mi
4625 Bayshore Dr Unit D16 Naples, FL	2.0	2.0	885	$1,785	$2.02	23d	1	0.71mi
232 Palm Dr Unit 47-5 Naples, FL	2.0	2.0	1010	$2,500	$2.48	23d	1	0.72mi
240 Palm Dr Unit 48-1 Naples, FL	2.0	2.0	1100	$1,800	$1.64	23d	1	0.74mi
3655 Boca Ciega Dr #202 Naples, FL	2.0	2.0	966	$1,800	$1.86	23d	1	0.75mi
256 Palm Dr #6 Naples, FL	2.0	2.0	1010	$4,500	$4.46	14d	1	0.78mi
3625 Boca Ciega Dr Naples, FL	2.0	2.0	930	$2,400	$2.58	23d	2	0.83mi
4953 Bayshore Dr Naples, FL	2.0	1.0	886	$2,950	$3.33	14d	1	0.88mi
3190 Karen Dr Naples, FL	3.0	2.0	840	$1,900	$2.26	23d	1	0.88mi
2093 Pine Isle Ln #2093 Naples, FL	2.0	2.0	927	$1,695	$1.83	23d	1	0.91mi
4290 Gulfstream Dr #5 Naples, FL	2.0	2.0	956	$1,600	$1.67	23d	1	0.93mi
2155 Great Blue Dr Naples, FL	1.0–3.0	1.0–2.0	895	$1,910	$2.13	14d	43	0.94mi
2347 Bayside St Apt B Naples, FL	2.0	1.0	864	$1,595	$1.85	14d	1	0.94mi
4300 Gulfstream Dr Unit 2D Naples, FL	2.0	2.0	1115	$1,295	$1.16	23d	1	0.95mi
2455 Thomasson Dr Unit B Naples, FL	2.0	2.0	958	$1,695	$1.77	23d	1	0.95mi
2445 Thomasson Dr Unit D Naples, FL	2.0	2.0	958	$1,895	$1.98	23d	1	0.97mi

Listing history 16 events

1. 2026-06-18
   days on market $98,000 Active 189 DOM
2. 2026-06-17
   days on market $98,000 Active 188 DOM
3. 2026-06-16
   days on market $98,000 Active 187 DOM
4. 2026-06-15
   days on market $98,000 Active 186 DOM
5. 2026-06-10
   days on market $98,000 Active 181 DOM
6. 2026-06-09
   days on market $98,000 Active 180 DOM
7. 2026-06-08
   days on market $98,000 Active 179 DOM
8. 2026-06-07
   days on market $98,000 Active 178 DOM
9. 2026-06-03
   days on market $98,000 Active 174 DOM
10. 2026-06-02
    days on market $98,000 Active 173 DOM
11. 2026-06-01
    days on market $98,000 Active 172 DOM
12. 2026-05-31
    days on market $98,000 Active 171 DOM
13. 2026-05-30
    days on market $98,000 Active 170 DOM
14. 2026-02-17
    price $98,000
15. 2026-01-29
    price $105,000
16. 2025-12-11
    listed $110,000 Active

ⓘ 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 ≥107°F today · 28 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: $24,965
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$5,608
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$2,851
• Taxable income: $5,552
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $5,145/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 — 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

-10.9% since first listed

3 events — show timeline

• 2026-02-17 Price Changed $98,000 NAPLESMLS
• 2026-01-29 Price Changed $105,000 NAPLESMLS
• 2025-12-11 Listed $110,000 NAPLESMLS