1 Zircon Dr Unit 1Z · Winding Cypress, FL 34114

$103,000

1 bd · 2.0 ba · 840 sqft · Manufactured · 49 Days on market

Built 1991 Good condition $167/mo HOA · 8% 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
• Appreciation +4.3/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0

Listing remarks

Enjoy luxury living in this pristine 840 s. f. Upgraded home featuring 1 bedroom (with room to make 2) and 2 baths with prime woodland views. This move/in ready property features a renovated kitchen and bath as well as washer and dryer inside. This quiet but active community does not allow dogs and at least 1 owner must be 55 or older. It’s a perfect place for fishermen or those who simply like to take a boat ride and enjoy the beautiful gulf waters. Located between Naples and Marco Island, 20-30 min. from the beach, depending on traffic.

Key facts

• Washer and dryer
• Woodland views
• Renovated kitchen

Tags

• WOODLAND VIEWS
• RENOVATED KITCHEN
• RENOVATED BATH
• WASHER AND DRYER

Property features AI

Finance

• Other: Senior community; Street lights in community; Plans used as source for lot dimensions and lot size
• Financial info: Pets not allowed
• HOA & community: Homeowners association with quarterly fee of $500; Association covers management, grounds maintenance, recreation facilities, reserve fund, road maintenance, sewer, street lights, trash and water; Community amenities include clubhouse, pool, laundry, bocce, pickleball, tennis courts, shuffleboard, billiards, boat dock, boat ramp, RV/boat storage

Exterior

• Parking: Driveway (paved)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Manufactured home; One story; Entry level: 1; Faces west; Exposed to east
• Construction: Aluminum siding; Shingle roof; On-site management
• Exterior features: Shutters (manual); Corner lot; Paved road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Garbage disposal
• Bedrooms: Bedroom on main level
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: High ceilings; Eat-in kitchen; Shower only with separate shower; Window coverings / treatments; Furnished
• Laundry & utility: Washer; Dryer; Laundry in common area; Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $103k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $100k (3.0% 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; 7 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).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $712 of loan paydown is wiped out by about $2k 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 (-1.5% appreciation + 3.2% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($100k) 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 $99,910 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 2.02% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.88%
• DSCR: 2.42
• GRM: 4.1

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: 9.9%
• Equity multiple: 1.43×
• Total profit: $12,498
• Equity at exit: $22,507

10-year hold

• IRR: 17.2%
• Equity multiple: 2.68×
• Total profit: $48,319
• Equity at exit: $21,680

Cash invested: $28,840 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$540
• Tax est. 1.5%: −$129 /mo · $1,545/yr
• Insurance: −$43
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$167
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $340

Break-even live

Break-even rent $1,652

Max offer price $103,000

Occupancy floor 79%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	23d	1	0.60mi
1252 Henderson Creek Dr Naples, FL	2.0	1.5	820	$1,895	$2.31	23d	1	0.60mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	23d	1	0.72mi
1014 Manatee Rd Unit F307 Naples, FL	2.0	2.0	900	$1,800	$2.00	23d	1	0.75mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	23d	1	0.78mi
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$1,525	$1.64	23d	9	0.78mi
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	23d	1	0.81mi

HOA detail

• Monthly dues: $167 · $2,004/yr
• Likely covers: water

Listing history 14 events

1. 2026-06-18
   days on market $103,000 Active 49 DOM
2. 2026-06-17
   days on market $103,000 Active 48 DOM
3. 2026-06-16
   days on market $103,000 Active 47 DOM
4. 2026-06-15
   days on market $103,000 Active 46 DOM
5. 2026-06-14
   days on market $103,000 Active 44 DOM
6. 2026-06-10
   days on market $103,000 Active 41 DOM
7. 2026-06-09
   days on market $103,000 Active 40 DOM
8. 2026-06-08
   days on market $103,000 Active 39 DOM
9. 2026-06-07
   days on market $103,000 Active 38 DOM
10. 2026-06-03
    days on market $103,000 Active 34 DOM
11. 2026-06-02
    days on market $103,000 Active 33 DOM
12. 2026-06-01
    days on market $103,000 Active 32 DOM
13. 2026-05-31
    remarks 544-char remark
14. 2026-05-31
    listed $103,000 Active 31 DOM

ⓘ 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 ≥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: $24,987
• − Mortgage interest: −$5,770
• − Property taxes: −$1,545
• − Insurance: −$5,634
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − HOA: −$2,004
• − Depreciation: −$2,996
• Taxable income: $3,041
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $3,346/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home offers a good condition with upgrades in kitchen and bathroom. Minor exterior painting and window screen replacement can further enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Replace window screens — New screens improve comfort and reduce noise for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace window screens — New screens improve comfort and reduce noise for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-30 Listed $103,000 FORTMLS