10 Jade Dr Unit 10J · Winding Cypress, FL 34114

$82,500

1 bd · 1.0 ba · 700 sqft · Manufactured · 159 Days on market

Built 1984 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 +4.0/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0

Listing remarks

Sparkling and fresh in move-in turnkey condition this wonderful winter retreat is the perfect spot to escape the frozen north. This home has been meticulously, updated and renovated. It offers recent appliances new roof and window air conditioners, as well as Central heat and air. Comfortable and inviting this property is priced to sell with nothing to do but enjoy it. Enchanting shorts is a highly desirable extremely well maintained community orientated active 55+ cooperative. The park offers a large variety of amenities and activities and is centrally located to all Collier County has to offer. Downtown Naples and Marco Island are in close proximity as our multitudes of eateries shops and

Key facts

• Central heat and air
• Recent appliances
• Air conditioners

Tags

• MOVE-IN TURNKEY CONDITION
• RECENT APPLIANCES
• NEW ROOF
• NEW WINDOW
• AIR CONDITIONERS
• CENTRAL HEAT AND AIR

Property features AI

Finance

• Other: Part of a complex with 365 units; single unit in building; 1 floor
• Financial info: Taxes information provided (not included per instructions)
• HOA & community: Mandatory HOA with quarterly fee ($500); Total annual recurring HOA fees approximately $2,000; One-time fees approximately $250; On-site management; HOA maintenance covers internet/Wi‑Fi, laundry facilities, lawn/land maintenance, legal/accounting, manager, recreation facilities, repairs, reserve, sewer, street lights, street maintenance, trash removal, and water; Community amenities include clubhouse, community pool, community room, community boat dock and ramp, community gulf boat access, boat storage, fish cleaning station, fishing pier, tennis, pickleball, shuffleboard, bocce, basketball, billiards, hobby room, library, BBQ/picnic, extra storage, common laundry, streetlights, underground utilities, and vehicle wash area; Community type: Boating; Mobile/Manufactured

Exterior

• Parking: Vehicle wash area available in community
• Security: Manual shutters
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential home; 1 story / ranch; Rear exposure faces north
• Construction: Manufactured construction; Vinyl siding exterior; Shingle roof; Single hung windows; Built in 1984; Foundation information not provided
• Exterior features: Patio; Landscaped area view; Paved road access; Zero lot line

Interior

• Kitchen: Pantry; Electric cooktop; Microwave; Refrigerator/freezer
• Bedrooms: 1 bedroom (first floor)
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Window unit
• Interior features: Built-in cabinets; Cable prewire; Pantry; Smoke detectors; Zero/corner door sliders; Turnkey furnished; 3 ceiling fans
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $82k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $73k (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; 1 comparable units currently listed for rent nearby; 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 $570 of loan paydown is wiped out by about $1k 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 $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 2.40% ✓
• Cap rate: 18.36%
• Cash-on-cash: 43.11%
• DSCR: 2.92
• GRM: 3.5

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: 18.0%
• Equity multiple: 1.80×
• Total profit: $18,518
• Equity at exit: $18,027

10-year hold

• IRR: 24.7%
• Equity multiple: 3.49×
• Total profit: $57,469
• Equity at exit: $17,365

Cash invested: $23,100 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,984 medium
• Mortgage (P&I): −$433
• Tax est. 1.5%: −$103 /mo · $1,238/yr
• Insurance: −$34
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$167
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $403

Break-even live

Break-even rent $1,473

Max offer price $82,500

Occupancy floor 75%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Rookery Bay Dr Naples, FL	1.0–3.0	1.0–2.0	929	$1,525	$1.64	23d	9	0.75mi

HOA detail

• Monthly dues: $167 · $2,004/yr

Listing history 12 events

1. 2026-06-18
   days on market $82,500 Active 159 DOM
2. 2026-06-17
   days on market $82,500 Active 158 DOM
3. 2026-06-16
   days on market $82,500 Active 157 DOM
4. 2026-06-15
   days on market $82,500 Active 156 DOM
5. 2026-06-14
   days on market $82,500 Active 154 DOM
6. 2026-06-10
   days on market $82,500 Active 151 DOM
7. 2026-06-09
   days on market $82,500 Active 150 DOM
8. 2026-06-08
   days on market $82,500 Active 149 DOM
9. 2026-06-07
   days on market $82,500 Active 148 DOM
10. 2026-06-03
    days on market $82,500 Active 144 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $82,500 Active 143 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: $23,803
• − Mortgage interest: −$4,621
• − Property taxes: −$1,238
• − Insurance: −$5,531
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − HOA: −$2,004
• − Depreciation: −$2,400
• Taxable income: $4,201
• Est. tax owed @ 24.0%: −$1,008
• After-tax cash flow: $3,832/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 move-in ready manufactured home is in excellent condition with recent updates and renovations, making it an attractive investment for both resale and rental markets.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both interior paint — fresh paint improves aesthetics and value
• Both kitchen appliances — new appliances add functionality and value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both interior paint — fresh paint improves aesthetics and value ↑
• Both kitchen appliances — new appliances add functionality and value ↑

ⓘ 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

3 events — show timeline

• 2026-05-01 Relisted — NAPLESMLS
• 2026-04-26 Pending — NAPLESMLS
• 2026-01-05 Listed $82,500 NAPLESMLS