9255 Museo Cir #102 · Winding Cypress, FL 34114

$499,000

3 bd · 3.0 ba · 2,100 sqft · Condo · 198 Days on market

Built 2006 $1113/mo HOA · 18% of rent

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Why this score? — see what drove the C 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 +17.5/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Light and bright, turnkey furnished lower floor coach home with stunning expansive western exposure lake views and gorgeous sunsets. Immaculate open floor plan with welcoming courtyard entry, designer ceiling fans, wood flooring, decorator lighting fixtures and window coverings including plantation shutters. Open kitchen features gas cooking, stainless appliances, granite counters and backsplash.

Key facts

• Resort pools
• Newer roofs
• Stainless appliances

Tags

• NEWER ROOFS
• IMPACT WINDOWS
• PRIVATE LANAI
• STAINLESS APPLIANCES
• CHERRY CABINETRY
• RESORT POOLS

Property features AI

Finance

• Financial info: One-time special assessment fee of $2,000
• HOA & community: Mandatory HOA with professional management; Quarterly mandatory club fee of $1,149; Quarterly condo fee of $2,190; One-time mandatory club fee of $30,000 and one-time other fee of $5,000; Total annual recurring fees reported as $14,604; Total one-time fees reported as $37,150; Community amenities include beach club access, clubhouse, community pool and spa, fitness center (attended), full-service spa, golf course (golf equity), marina, pickleball, tennis courts, bocce court, play area, restaurant, sauna, sidewalks, bike/jog path, underground utilities, and private membership options; Maintenance covered includes cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, pest control (exterior), reserves, security, sewer, street maintenance and lighting, trash removal, water, manager, legal/accounting

Exterior

• Parking: Attached 2-car garage; Auto garage door
• Security: Gated community; Guard at gate; Patrolled community
• Utilities: Central water; Central sewer; Natural gas available; Cable available
• Home design: Residential property in Fiddler's Creek (Laguna sub-condo); Low-rise (1-3) carriage/coach building; Rear exposure to the west; Built in 2006
• Construction: Concrete block construction
• Exterior features: Stucco exterior; Tile roof; Impact-resistant sliding windows and impact-resistant doors; Lakefront view; Reclaimed water irrigation; Regular lot; Property has waterfront (lake); Gated community with guard at gate and patrolled security

Interior

• Kitchen: Gas cooktop; Dishwasher; Garbage disposal; Microwave; Refrigerator/ice maker
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Fire sprinkler system; High-speed internet available; Laundry tub; Volume ceilings; Walk-in closet(s); Window coverings; Breakfast bar and dining (living) area; Family room; Screened lanai/porch; Turnkey furnished; Split bedroom floor plan; 8 total rooms
• Laundry & utility: Washer and dryer included; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $499k.

Deal economics

• At list price, monthly cash flow is $-47 ($-564/yr) — negative.
• To cash-flow at today's rent, offer at most $492k (1.4% below list).
• Meets the 1% rule at list price ($6k rent vs $499k).
• Recommended offer: $439k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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 $6,254/mo this rent would consume 84% 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 $3k of loan paydown is wiped out by about $7k 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 198 days — a 12% lower offer ($439k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $76k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $290k; list at $499k implies a 72% 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 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $439,120 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.25% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.15
• GRM: 6.6

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: -8.4%
• Equity multiple: 0.65×
• Total profit: $-48,931
• Equity at exit: $109,038

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-6,954
• Equity at exit: $105,034

Cash invested: $139,720 (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: 6.6×

Monthly cashflow live

• Estimated rent: $6,254 high
• Mortgage (P&I): −$2,617
• Tax est. 1.5%: −$624 /mo · $7,485/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,113
• Vacancy / Maint / Mgmt: −$1,313
• Net cashflow: $-47

Break-even live

Break-even rent $6,314

Max offer price $492,197

Occupancy floor 96%

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9255 Museo #103 Naples, FL	3.0	3.0	2100	$9,000	$4.29	23d	1	0.03mi
9243 Tesoro Ln Unit 2 Naples, FL	3.0	3.0	2100	$6,500	$3.10	13d	1	0.09mi
9239 Tesoro Ln Unit 3-203 Naples, FL	3.0	3.0	2300	$8,000	$3.48	23d	1	0.09mi
9259 Museo Cir #102 Naples, FL	3.0	3.0	2100	$4,150	$1.98	23d	1	0.12mi
9267 Museo Cir Unit 204 Naples, FL	3.0	3.5	2100	$5,200	$2.48	23d	1	0.13mi
9242 Tesoro Ln Unit 1-102 Naples, FL	3.0	3.0	2237	$3,000	$1.34	23d	1	0.15mi
9224 Campanile Cir Unit 203 Naples, FL	3.0	3.0	2512	$6,495	$2.59	13d	1	0.33mi
9209 Museo Cir Unit 102 Naples, FL	3.0	3.0	2502	$7,200	$2.88	13d	1	0.35mi
9205 Museo Cir Unit 201 Naples, FL	4.0	3.0	3000	$10,000	$3.33	13d	1	0.36mi
14214 Manchester Dr Naples, FL	3.0	2.0	1560	$2,700	$1.73	21d	1	0.41mi
14214 Manchester Dr Naples, FL	3.0	2.0	1560	$2,800	$1.79	23d	1	0.41mi
14265 Manchester Dr Naples, FL	4.0	2.0	2362	$7,000	$2.96	23d	1	0.49mi
1937 Yellowfin Cir Naples, FL	3.0	2.0	2214	$3,830	$1.73	21d	1	0.53mi
14796 Canton Ct Naples, FL	3.0	2.0	1677	$7,000	$4.17	23d	1	0.54mi
1973 Yellowfin Cir Naples, FL	4.0	3.0	2894	$9,800	$3.39	23d	1	0.57mi
14678 Fern Lake Ct Unit 1049694P Naples, FL	3.0	2.0	2142	$6,065	$2.83	13d	1	0.58mi
9630 Campanile Cir Naples, FL	3.0	3.0	2283	$15,000	$6.57	23d	1	0.58mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	23d	1	0.58mi
2244 Yellowfin Cir Naples, FL	3.0	2.0	1655	$3,300	$1.99	13d	1	0.59mi
9571 Mussorie Ct Naples, FL	3.0	3.5	2117	$12,500	$5.90	23d	1	0.59mi
9515 Campanile Cir Naples, FL	3.0	3.0	2318	$20,000	$8.63	23d	1	0.69mi
2057 Yellowfin Cir Naples, FL	3.0	3.0	2080	$7,800	$3.75	23d	1	0.69mi
3031 Marengo Ct Unit 203 Naples, FL	3.0	3.0	2200	$3,500	$1.59	13d	1	0.69mi
2147 Yellowfin Cir Naples, FL	4.0	3.0	2615	$11,000	$4.21	23d	1	0.73mi
3149 Aviamar Cir #101 Naples, FL	3.0	2.0	1890	$7,500	$3.97	13d	1	0.75mi
2122 Yellowfin Cir Naples, FL	4.0	3.0	2200	$3,200	$1.45	13d	1	0.79mi
3837 Ruby Way Naples, FL	4.0	3.0	2293	$9,500	$4.14	23d	1	0.82mi
9142 Cherry Oaks Ln #102 Naples, FL	3.0	2.0	2408	$3,000	$1.25	13d	1	0.83mi
9142 Cherry Oaks Ln #201 Naples, FL	3.0	3.0	3000	$2,995	$1.00	13d	1	0.83mi
9104 Cherry Oaks Trl Naples, FL	3.0	2.0	1876	$5,000	$2.67	23d	1	0.86mi
2850 Aviamar Cir Naples, FL	3.0	2.0	2246	$12,000	$5.34	23d	1	0.94mi
9006 Cascada Way #101 Naples, FL	3.0	2.0	2408	$7,950	$3.30	23d	1	0.95mi
14837 Windward Ln Naples, FL	4.0	2.0	2046	$4,995	$2.44	23d	1	0.97mi
14849 Windward Ln Naples, FL	3.0	2.5	2344	$11,000	$4.69	23d	1	0.99mi
3290 Dorado Ln #102 Naples, FL	3.0	3.5	2600	$5,530	$2.13	13d	1	1.02mi
3290 Dorado Ln Unit 1-102 Naples, FL	3.0	3.5	2600	$10,000	$3.85	23d	1	1.02mi
2710 Callista Ct #104 Naples, FL	3.0	3.0	2502	$9,000	$3.60	23d	1	1.03mi
2713 Callista Ct #103 Naples, FL	3.0	3.0	2237	$6,999	$3.13	23d	1	1.04mi
3860 Cotton Green Path Dr Naples, FL	4.0	3.0	2300	$12,000	$5.22	23d	1	1.08mi
14103 Nautica Ct Naples, FL	3.0	2.5	1850	$3,650	$1.97	23d	1	1.09mi

HOA detail condo

• Monthly dues: $1,113 · $13,356/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $499,000 Active 198 DOM
2. 2026-06-17
   days on market $499,000 Active 197 DOM
3. 2026-06-16
   days on market $499,000 Active 196 DOM
4. 2026-06-15
   days on market $499,000 Active 195 DOM
5. 2026-06-10
   days on market $499,000 Active 190 DOM
6. 2026-06-09
   days on market $499,000 Active 189 DOM
7. 2026-06-08
   days on market $499,000 Active 188 DOM
8. 2026-06-07
   days on market $499,000 Active 187 DOM
9. 2026-06-03
   days on market $499,000 Active 183 DOM
10. 2026-06-02
    days on market $499,000 Active 182 DOM
11. 2026-06-01
    days on market $499,000 Active 181 DOM
12. 2026-05-31
    days on market $499,000 Active 180 DOM
13. 2026-05-30
    days on market $499,000 Active 179 DOM
14. 2026-03-31
    price $499,000
15. 2026-03-03
    price $550,000
16. 2025-12-02
    listed $575,000 Active
17. 2015-03-10
    soldstatus $290,000 399-char remark

    Show marketing remark (842 chars)

    Light and bright, turnkey furnished lower floor coach home with stunning expansive western exposure lake views and gorgeous sunsets. Immaculately maintained home with welcoming courtyard entry, designer ceiling fans, wood flooring, decorator lighting fixtures and window coverings including plantation shutters. Open eat-in kitchen features gas cooking, stainless steel appliances and granite counters and backsplash. Inviting master bath with dual sinks, vanity and separate tub and shower. Surrounded by lush landscaping. Active and social gated community with outstanding amenities including resort-style pools, dramatic fountains, fitness center with trainers and classes, active tennis program, fine and casual pool-side dining, spa services, excursions, and numerous activities, classes and events. Golf and beach memberships available.

18. 2015-03-10
    soldstatus $290,000 842-char remark

    Show marketing remark (842 chars)

    Light and bright, turnkey furnished lower floor coach home with stunning expansive western exposure lake views and gorgeous sunsets. Immaculately maintained home with welcoming courtyard entry, designer ceiling fans, wood flooring, decorator lighting fixtures and window coverings including plantation shutters. Open eat-in kitchen features gas cooking, stainless steel appliances and granite counters and backsplash. Inviting master bath with dual sinks, vanity and separate tub and shower. Surrounded by lush landscaping. Active and social gated community with outstanding amenities including resort-style pools, dramatic fountains, fitness center with trainers and classes, active tennis program, fine and casual pool-side dining, spa services, excursions, and numerous activities, classes and events. Golf and beach memberships available.

19. 2015-03-10
    price $299,900 842-char remark

    Show marketing remark (842 chars)

    Light and bright, turnkey furnished lower floor coach home with stunning expansive western exposure lake views and gorgeous sunsets. Immaculately maintained home with welcoming courtyard entry, designer ceiling fans, wood flooring, decorator lighting fixtures and window coverings including plantation shutters. Open eat-in kitchen features gas cooking, stainless steel appliances and granite counters and backsplash. Inviting master bath with dual sinks, vanity and separate tub and shower. Surrounded by lush landscaping. Active and social gated community with outstanding amenities including resort-style pools, dramatic fountains, fitness center with trainers and classes, active tennis program, fine and casual pool-side dining, spa services, excursions, and numerous activities, classes and events. Golf and beach memberships available.

20. 2014-04-16
    listed $299,900 399-char remark

    Show marketing remark (842 chars)

    Light and bright, turnkey furnished lower floor coach home with stunning expansive western exposure lake views and gorgeous sunsets. Immaculately maintained home with welcoming courtyard entry, designer ceiling fans, wood flooring, decorator lighting fixtures and window coverings including plantation shutters. Open eat-in kitchen features gas cooking, stainless steel appliances and granite counters and backsplash. Inviting master bath with dual sinks, vanity and separate tub and shower. Surrounded by lush landscaping. Active and social gated community with outstanding amenities including resort-style pools, dramatic fountains, fitness center with trainers and classes, active tennis program, fine and casual pool-side dining, spa services, excursions, and numerous activities, classes and events. Golf and beach memberships available.

21. 2014-04-16
    listed $290,000 842-char remark

    Show marketing remark (842 chars)

    Light and bright, turnkey furnished lower floor coach home with stunning expansive western exposure lake views and gorgeous sunsets. Immaculately maintained home with welcoming courtyard entry, designer ceiling fans, wood flooring, decorator lighting fixtures and window coverings including plantation shutters. Open eat-in kitchen features gas cooking, stainless steel appliances and granite counters and backsplash. Inviting master bath with dual sinks, vanity and separate tub and shower. Surrounded by lush landscaping. Active and social gated community with outstanding amenities including resort-style pools, dramatic fountains, fitness center with trainers and classes, active tennis program, fine and casual pool-side dining, spa services, excursions, and numerous activities, classes and events. Golf and beach memberships available.

ⓘ 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 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $75,053
• − Mortgage interest: −$27,952
• − Property taxes: −$7,485
• − Insurance: −$7,614
• − Repairs & maintenance: −$6,004
• − Management: −$6,004
• − HOA: −$13,356
• − Depreciation: −$14,516
• Taxable loss: −$7,878
• Est. tax savings @ 24.0%: +$1,891
• After-tax cash flow: $1,327/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): 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

+66.4% since first listed

8 events — show timeline

• 2026-03-31 Price Changed $499,000 NAPLESMLS
• 2026-03-03 Price Changed $550,000 NAPLESMLS
• 2025-12-02 Listed $575,000 NAPLESMLS
• 2015-03-10 Price Changed $299,900 NAPLESMLS
• 2015-03-10 Sold (MLS) $290,000 NAPLESMLS
• 2015-03-10 Sold (MLS) $290,000 MIML
• 2014-04-16 Listed $290,000 NAPLESMLS
• 2014-04-16 Listed $299,900 MIML