101 Oceans Blvd #101 · Berkshire Lakes, FL 34104

$259,000

2 bd · 2.0 ba · 1,508 sqft · Manufactured · 80 Days on market

Built 1984 Good condition $162/mo HOA · 6% of rent ↓ 9% since listing

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to one of the most serene settings in Windjammer Village of Naples, a vibrant 55+ community known for its active lifestyle and friendly atmosphere. Perfectly positioned along a tranquil pond, this beautifully upgraded two-bedroom, two-bath home offers stunning water views from nearly every vantage point—including the kitchen, primary bedroom, side lanai and lower level screened lanai. From the moment you step inside, the home feels bright, open, and inviting. Natural light pours in, highlighting the spacious layout, generous closet space, and thoughtfully updated finishes throughout. The kitchen and living areas flow effortlessly toward the water, creating a calming backdrop f

Key facts

• Move-in ready
• Illuminated fountain
• Stunning water views

Tags

• TRANQUIL POND
• STUNNING WATER VIEWS
• ILLUMINATED FOUNTAIN
• OUTDOOR SPACES
• WALK-IN SHOWERS
• MOVE-IN READY

Property features AI

Finance

• Other: Property is part of a multi-unit complex with 212 units; 1 unit per building; 1 floor; Deeded lot; Private road access
• HOA & community: Monthly association fee of $162 (total annual recurring fees $1,944); One-time fee $100; Professional management; Community is gated and designated Mobile/Manufactured; Community amenities include clubhouse, community pool, bocce, tennis, pickleball, shuffleboard, fishing pier, sidewalks, streetlights, extra storage

Exterior

• Parking: Attached carport with 2 spaces; 2+ parking spaces
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Manufactured residential home; 1 story / ranch; Rear exposure facing east; Located in Windjammer Village of Naples
• Construction: Built in 1984; Vinyl siding exterior; Shingle roof; Single-hung windows; Manufactured construction
• Exterior features: Decorative shutters; Pond and water display; Automatic sprinkler system; Central irrigation

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Self-cleaning oven; Refrigerator/ice maker; Wine cooler
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans; Exhaust fan
• Interior features: Built-in cabinets; Pantry; Great room floor plan; Breakfast bar; Formal dining and family dining area; Family room; Screened lanai/porch; Furnished; 5 ceiling fans
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $28 ($335/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (3.2% below list).
• Recommended offer: $243k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Shadowlawn Elementary School (math 44% / reading 40%, grade F, #1,403 of 2,144 statewide, top 67%, 457 students, 72% FRL); East Naples Middle School (math 56% / reading 44%, grade C, #254 of 571 statewide, top 45%, 854 students, 63% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents soft (-1.1%/yr); 438 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 42% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $8k 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 80 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 8.6

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: -19.2%
• Equity multiple: 0.35×
• Total profit: $-47,396
• Equity at exit: $38,618

10-year hold

• IRR: -20.7%
• Equity multiple: 0.08×
• Total profit: $-66,806
• Equity at exit: $22,394

Cash invested: $72,520 (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 34104

• Rents YoY: -1.1%
• Active inventory: 438
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,506 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$162
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $28

Break-even live

Break-even rent $2,471

Max offer price $259,000

Occupancy floor 94%

Sensitivity live

Price	-10% $207	-5% $117	+0% $28	+5% $-62	+10% $-151
Rent	-10% $-170	-5% $-71	+0% $28	+5% $127	+10% $226
Rate	-1.0pp $158	-0.5pp $94	base $28	+0.5pp $-39	+1.0pp $-107

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6726 Sloane Pl Unit 1049716P Naples, FL	3.0	2.0	1872	$5,748	$3.07	15d	1	0.38mi
1025 Jardin Dr Naples, FL	3.0	3.0	1756	$5,000	$2.85	15d	1	0.48mi
6825 Sterling Greens Dr #102 Naples, FL	3.0	2.0	1499	$4,500	$3.00	25d	1	0.51mi
6816 Sterling Greens Dr Unit 1105 Naples, FL	2.0	2.0	1243	$1,895	$1.52	15d	1	0.54mi
6816 Sterling Greens Pl #105 Naples, FL	2.0	2.0	1243	$1,895	$1.52	23d	1	0.54mi
6816 Sterling Greens Dr Unit 1306 Naples, FL	3.0	2.0	1506	$2,900	$1.93	15d	1	0.54mi
92 Glen Eagle Cir Naples, FL	3.0	2.0	1562	$12,000	$7.68	23d	1	0.54mi
6643 Craven Hill Way Naples, FL	3.0	2.0	1384	$2,900	$2.10	15d	1	0.55mi
6828 Sterling Greens Dr Unit 4105 Naples, FL	2.0	2.0	1242	$3,750	$3.02	15d	1	0.57mi
6854 Sterling Greens Dr #201 Naples, FL	3.0	2.0	1727	$4,500	$2.61	15d	1	0.59mi
1106 Jardin Dr Naples, FL	3.0	3.0	1801	$8,500	$4.72	25d	1	0.59mi
6871 Sterling Greens Dr #202 Naples, FL	2.0	2.0	1727	$5,500	$3.18	15d	1	0.62mi
5301 Whitten Dr #81 Naples, FL	3.0	2.0	1386	$2,700	$1.95	25d	1	0.63mi
7065 Dennis Cir #302 Naples, FL	2.0	2.0	1097	$4,000	$3.65	23d	1	0.65mi
6700 Dennis Cir Unit A103 Naples, FL	2.0	2.0	1308	$2,000	$1.53	15d	1	0.69mi
193 Fox Glen Dr Naples, FL	3.0	2.0	1345	$6,500	$4.83	25d	1	0.69mi
1051 Eastham Way Unit B104 Naples, FL	2.0	2.0	1091	$4,300	$3.94	15d	1	0.70mi
5257 Whitten Dr Naples, FL	2.0	2.0	1500	$2,500	$1.67	15d	1	0.71mi
1100 Eastham Way Unit A-105 Naples, FL	2.0	2.0	1184	$4,500	$3.80	15d	1	0.74mi
589 Lambton Ln Naples, FL	3.0	2.0	1823	$7,750	$4.25	25d	1	0.76mi
697 Crossfield Cir Naples, FL	3.0	2.0	1764	$7,500	$4.25	25d	1	0.77mi
431 Dundee Ct Naples, FL	3.0	2.0	1906	$6,500	$3.41	23d	1	0.79mi
431 Dundee Ct Naples, FL	3.0	2.0	1906	$6,500	$3.41	25d	1	0.79mi
6900 Dennis Cir Unit J-205 Naples, FL	2.0	2.0	1900	$5,800	$3.05	15d	1	0.79mi
1499 Vintage Ln Naples, FL	3.0	2.0	1754	$9,000	$5.13	25d	1	0.81mi
443 Dundee Ct Naples, FL	3.0	2.0	1766	$8,000	$4.53	25d	1	0.81mi
458 Countryside Dr Naples, FL	3.0	3.0	2127	$9,000	$4.23	25d	1	0.81mi
1507 Vintage Ln Naples, FL	3.0	2.0	1874	$11,000	$5.87	25d	1	0.82mi
449 Dundee Ct Naples, FL	3.0	2.0	1900	$6,500	$3.42	25d	1	0.82mi
1208 Chelmsford Ct #67 Naples, FL	2.0	2.0	1556	$9,000	$5.78	25d	1	0.82mi
1466 Vintage Ln Naples, FL	3.0	2.0	1905	$10,500	$5.51	25d	1	0.83mi
5110 Brixton Ct Naples, FL	3.0	2.0	1717	$9,500	$5.53	23d	1	0.83mi
1526 Vintage Ln Naples, FL	3.0	2.0	1737	$10,000	$5.76	25d	1	0.88mi
914 Marble Dr Naples, FL	3.0	2.0	1715	$15,000	$8.75	15d	1	0.90mi
1748 Royal Cir Naples, FL	3.0	2.0	1451	$3,200	$2.21	25d	1	0.90mi
1075 Foxfire Ln Naples, FL	2.0	2.0	1092	$3,300	$3.02	25d	3	0.92mi
613 Windsor Sq #101 Naples, FL	2.0	2.0	1316	$3,800	$2.89	25d	1	0.92mi
930 Marble Dr Naples, FL	3.0	2.0	1850	$9,000	$4.86	23d	1	0.95mi
565 Windsor Sq #201 Naples, FL	3.0	2.0	1421	$3,800	$2.67	23d	1	0.95mi
5060 Coldstream Ln Naples, FL	3.0	2.0	2035	$7,000	$3.44	25d	1	0.95mi

HOA detail

• Monthly dues: $162 · $1,944/yr
• Likely covers: water

Listing history 2 events

1. 2026-06-01
   remarks 693-char remark
2. 2026-06-01
   listed $259,000 Pending 80 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 5/10 Major FEMA zone X (shaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $30,073
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,406
• − Management: −$2,406
• − HOA: −$1,944
• − Depreciation: −$7,535
• Taxable loss: −$3,905
• Est. tax savings @ 24.0%: +$937
• After-tax cash flow: $1,272/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained manufactured home in a serene setting offers updated interiors and a good condition exterior. Minor cosmetic updates could further enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Clean gutters — Keeps property in good condition and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage ↑

ⓘ 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 — Berkshire Lakes

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): 26,408
• Household income: $71,686
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1423.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 30% Two or more races 19% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3% Cuban 6% Dominican 1%
• Common ancestry: Lithuanian 6% Romanian 3% Hispanic 2%
• Foreign-born: 30% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · Spanish 24% French/Haitian/Cajun 5% Russian/Polish/Slavic 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: ▼ -252.48%
• Current HPI: 259.3498
• Rent YoY: ▼ -1.10%
• 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

-9.1% since first listed

7 events — show timeline

• 2026-05-31 Pending — NAPLESMLS
• 2026-05-24 Pending — NAPLESMLS
• 2026-05-09 Price Changed $259,000 NAPLESMLS
• 2026-04-23 Relisted — NAPLESMLS
• 2026-04-17 Pending — NAPLESMLS
• 2026-03-08 Price Changed $265,000 NAPLESMLS
• 2026-02-26 Listed $285,000 NAPLESMLS