16 Derhenson Dr · Winding Cypress, FL 34114

$289,900

3 bd · 2.0 ba · 1,128 sqft · Manufactured public records · 244 Days on market

Built 1986 6,969 sqft lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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

NO HOA! NO HOA! NO HOA! In the vibrant city of Naples, Florida, this charming 3-bedroom, 2-bath manufactured home offers 1,392 square feet of comfort and functional design. Bright interiors filled with natural light, a durable metal roof, extra storage space, and a spacious patio create the perfect blend of practicality and enjoyment under the Florida sky. Carefully maintained, the property provides peace of mind from day one. Set in a community with no mandatory fees, it offers flexibility and affordability, with the option to join an association that includes unique benefits such as on-site boat storage and a private canal ramp with indirect access to the ocean—bringing the essence

Key facts

• Extra storage space
• Metal roof
• On-site boat storage

Tags

• NO HOA
• METAL ROOF
• EXTRA STORAGE SPACE
• SPACIOUS PATIO
• ON-SITE BOAT STORAGE
• PRIVATE CANAL RAMP

Property features AI

Finance

• Other: Zoned Mobile Home; Lot described as regular with public road access; Irrigation: central; View: see remarks
• HOA & community: Voluntary HOA; Master HOA fee listed annually; Community amenities include BBQ/picnic area, boat storage, community boat dock and ramp, community gulf boat access, and internet access; Non-gated community; No maintenance provided

Exterior

• Parking: Free standing parking; Attached carport (1 space)
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential home; 1 story / ranch; Rear exposure faces SE; Located in Henderson Creek Park development
• Construction: Manufactured construction; Vinyl siding exterior; Metal roof; Built in 1986
• Exterior features: Built-in grill; Patio

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator / icemaker
• Bedrooms: 3 bedrooms; Split bedroom floor plan
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat (see remarks); Central electric cooling (see remarks)
• Interior features: Closet cabinets; Smoke detectors; Built-in desk in kitchen; Formal dining area; Den / study; Open porch/lanai; Screened lanai/porch; Storage
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $255k (12.0% 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; 23 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).
• This rent runs 42% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $100k; list at $290k implies a 190% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.98%
• DSCR: 1.49
• GRM: 7.7

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: -2.1%
• Equity multiple: 0.91×
• Total profit: $-7,103
• Equity at exit: $63,347

10-year hold

• IRR: 5.5%
• Equity multiple: 1.50×
• Total profit: $40,399
• Equity at exit: $61,021

Cash invested: $81,172 (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: 7.7×

Monthly cashflow live

• Estimated rent: $3,130 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $316

Break-even live

Break-even rent $2,729

Max offer price $289,900

Occupancy floor 85%

Sensitivity live

Price	-10% $481	-5% $399	+0% $316	+5% $234	+10% $152
Rent	-10% $69	-5% $193	+0% $316	+5% $440	+10% $564
Rate	-1.0pp $462	-0.5pp $390	base $316	+0.5pp $241	+1.0pp $165

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	0.17mi
1252 Henderson Creek Dr Naples, FL	2.0	1.5	820	$1,895	$2.31	24d	1	0.20mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	24d	1	0.27mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	24d	1	0.46mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	0.47mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	24d	1	0.50mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.50mi
1014 Manatee Rd Unit F307 Naples, FL	2.0	2.0	900	$1,800	$2.00	24d	1	0.53mi
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	24d	1	0.54mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$2,020	$2.17	24d	9	0.59mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	14d	2	0.61mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	24d	1	0.61mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	0.62mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	14d	1	0.72mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	24d	1	0.76mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	0.89mi
9175 Celeste Dr Unit 105 Naples, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	1.24mi
9187 Celeste Dr Unit 1073494P Naples, FL	2.0	2.0	1399	$2,979	$2.13	14d	1	1.24mi
9165 Celeste Dr Unit 3-303 Naples, FL	2.0	2.0	1000	$6,500	$6.50	24d	1	1.29mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	14d	1	1.40mi
9111 Capistrano St S #8303 Naples, FL	2.0	2.5	1432	$7,500	$5.24	24d	1	1.42mi
9115 Capistrano St S #8207 Naples, FL	2.0	2.5	1494	$6,000	$4.02	24d	1	1.44mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	14d	1	1.44mi

Listing history 20 events

1. 2026-06-10
   days on market $289,900 Active 244 DOM
2. 2026-06-09
   days on market $289,900 Active 243 DOM
3. 2026-06-08
   days on market $289,900 Active 242 DOM
4. 2026-06-07
   days on market $289,900 Active 241 DOM
5. 2026-06-03
   days on market $289,900 Active 237 DOM
6. 2026-06-02
   days on market $289,900 Active 236 DOM
7. 2026-06-01
   days on market $289,900 Active 235 DOM
8. 2026-05-31
   days on market $289,900 Active 234 DOM
9. 2026-05-30
   days on market $289,900 Active 233 DOM
10. 2025-10-09
    listed $289,900 Active
11. 2025-08-17
    historical
12. 2025-08-08
    historical
13. 2025-08-06
    listed $289,900 Active
14. 2025-04-10
    price $289,900
15. 2025-02-20
    listed $308,000 Active
16. 2023-06-26
    historical
17. 2023-06-19
    status Pending With Contingencies
18. 2023-06-15
    listed $270,000 Active
19. 2019-07-22
    soldstatus $100,000
20. 1986-02-01
    soldstatus $14,000

ⓘ 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: $1,064 · $89/mo
• Projected year-2 tax: $2,406 · $201/mo
• Expected delta: +$1,343/yr (+$112/mo · 126.2%)

ⓘ 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 · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $37,560
• − Mortgage interest: −$16,239
• − Property taxes: −$1,064
• − Insurance: −$6,568
• − Repairs & maintenance: −$3,005
• − Management: −$3,005
• − Depreciation: −$8,433
• Taxable loss: −$754
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $3,978/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

+1970.7% since first listed

11 events — show timeline

• 2025-10-09 Listed $289,900 NAPLESMLS
• 2025-08-17 Listing Removed — NAPLESMLS
• 2025-08-08 Listing Removed — MARMLS
• 2025-08-06 Listed $289,900 MARMLS
• 2025-04-10 Price Changed $289,900 NAPLESMLS
• 2025-02-20 Listed $308,000 NAPLESMLS
• 2023-06-26 Listing Removed — NAPLESMLS
• 2023-06-19 Pending — NAPLESMLS
• 2023-06-15 Listed $270,000 NAPLESMLS
• 2019-07-22 Sold (Public Records) $100,000 Public Records
• 1986-02-01 Sold (Public Records) $14,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,064 · +6.2% YoY. Source: county tax records.