178 Bermuda Rd · Marco Island, FL 34145

$524,900

3 bd · 2.0 ba · 1,514 sqft · SingleFamily public records · 5 Days on market

Built 1979 8,712 sqft lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Inviting home in a wonderful, secure, friendly neighborhood close to school, YMCA, and so many Island amenities. Open Great Room plan with ceramic tile floors, new 2018 tile roof, 2003 windows replaced and manual shutters added. Stainless Steel kitchen appliances, Hot water Tank, Washer & Dryer all "4 years new". Very inviting 17'x12' Screened Lanai and room to add a pool . Exterior overhead security light.You will truly enjoy living here!!

Key facts

• Spacious homesite
• Screened lanai
• Tigertail beach

Tags

• SCREENED LANAI
• SPACIOUS HOMESITE
• TIGERTAIL BEACH
• CAXAMBAS PARK AND MARINA
• ESPLANADE SHOPPES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/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 $518k (1.4% below list).
• Recommended offer: $518k (1.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#404 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• 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: Tommie Barfield Elementary School (math 84% / reading 75%, grade A, #116 of 2,144 statewide, top 6%, 464 students, 30% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 687 active listings in the ZIP; 34 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 $5,178/mo this rent would consume 61% of the median local household income ($102k/yr) (locally 314% 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 (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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.

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 $517,791 (1.4% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.99% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.71×
• Total profit: $-42,367
• Equity at exit: $78,264

10-year hold

• IRR: 6.2%
• Equity multiple: 1.54×
• Total profit: $79,127
• Equity at exit: $45,384

Cash invested: $146,972 (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 34145

• Rents YoY: 6.6%
• Active inventory: 687
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $5,178 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$329 /mo · $3,946/yr
• Insurance: −$219
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,087
• Net cashflow: $364

Break-even live

Break-even rent $4,717

Max offer price $524,900

Occupancy floor 88%

Sensitivity live

Price	-10% $661	-5% $512	+0% $364	+5% $215	+10% $67
Rent	-10% $-45	-5% $159	+0% $364	+5% $568	+10% $773
Rate	-1.0pp $628	-0.5pp $497	base $364	+0.5pp $228	+1.0pp $89

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: $131,225
• Closing costs: $15,747
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
295 Waterside Cir Unit 1-102 Marco Island, FL	3.0	2.0	1750	$6,900	$3.94	14d	1	0.13mi
69 Marco Villas E Unit 1546079P Marco Island, FL	2.0	1.0	1151	$3,122	$2.71	14d	1	0.36mi
121 June Ct Marco Island, FL	3.0	2.0	2012	$17,850	$8.87	24d	1	0.40mi
78 Sand Hill St Marco Island, FL	3.0	2.0	1800	$3,650	$2.03	24d	1	0.47mi
1533 San Marco Rd Marco Island, FL	2.0	2.0	1189	$7,500	$6.31	24d	1	0.54mi
324 Waterleaf Ct Marco Island, FL	3.0	2.0	1288	$13,500	$10.48	24d	1	0.60mi
336 Waterleaf Ct Marco Island, FL	3.0	2.0	2235	$18,500	$8.28	24d	1	0.63mi
50 Copperfield Ct Marco Island, FL	3.0	2.0	1908	$16,500	$8.65	24d	1	0.69mi
219 Copperfield Ct Marco Island, FL	3.0	2.0	2000	$12,000	$6.00	24d	1	0.75mi
409 Waterleaf Ct Marco Island, FL	3.0	2.0	1898	$16,000	$8.43	24d	1	0.76mi
317 3rd Ave Marco Island, FL	4.0	3.0	2025	$8,000	$3.95	24d	1	0.77mi
1249 Fruitland Ave Marco Island, FL	3.0	2.0	1869	$4,300	$2.30	24d	1	0.84mi
685 N Barfield Dr Unit 1388740P Marco Island, FL	3.0	2.5	1991	$7,631	$3.83	24d	1	1.02mi
799 Caribbean Ct Marco Island, FL	2.0	2.0	1583	$14,000	$8.84	24d	1	1.04mi
264 Castaways St Marco Island, FL	3.0	2.0	1696	$4,500	$2.65	24d	1	1.05mi
1080 N Collier Blvd Unit 308 Marco Island, FL	2.0	2.0	1300	$13,400	$10.31	24d	1	1.11mi
1849 N Bahama Ave Marco Island, FL	3.0	3.0	2115	$9,450	$4.47	24d	1	1.14mi
58 N Collier Blvd Marco Island, FL	2.0	2.0	1071	$9,750	$9.10	24d	2	1.20mi
100 N Collier Blvd Marco Island, FL	2.0	2.0	1445	$11,750	$8.13	24d	2	1.23mi
740 N Collier Blvd #408 Marco Island, FL	2.0	2.0	1400	$6,000	$4.29	24d	1	1.26mi
651 Seaview Ct Unit B207 Marco Island, FL	2.0	2.0	1075	$6,000	$5.58	24d	1	1.30mi
731 W Elkcam Cir Unit A109 Marco Island, FL	2.0	2.5	1066	$2,500	$2.35	24d	1	1.31mi
1912 Sheffield Ave Marco Island, FL	4.0	3.0	2208	$4,700	$2.13	24d	1	1.35mi
761 W Elkcam Cir Unit B110 Marco Island, FL	2.0	2.5	1066	$3,500	$3.28	24d	1	1.36mi
240 Seaview Ct #211 Marco Island, FL	2.0	2.0	1075	$11,000	$10.23	22d	1	1.36mi
1200 Ludlam Ct Marco Island, FL	3.0	2.0	1976	$4,900	$2.48	24d	1	1.37mi
601 Seaview Ct Unit C208 Marco Island, FL	2.0	2.0	1170	$6,800	$5.81	24d	1	1.37mi
260 Seaview Ct #604 Marco Island, FL	2.0	2.0	1070	$8,000	$7.48	14d	1	1.40mi
260 Seaview Ct #1505 Marco Island, FL	2.0	2.0	1166	$8,500	$7.29	24d	1	1.40mi
260 Seaview Ct #404 Marco Island, FL	2.0	2.0	1132	$5,995	$5.30	14d	1	1.40mi
520 S Collier Blvd Marco Island, FL	2.0–3.0	2.5–3.0	1975	$16,000	$8.10	24d	2	1.43mi
320 Seaview Ct #2004 Marco Island, FL	2.0	2.0	1132	$8,000	$7.07	24d	1	1.44mi
320 Seaview Ct #1208 Marco Island, FL	2.0	2.0	1154	$10,000	$8.67	24d	1	1.44mi
380 Seaview Ct #305 Marco Island, FL	2.0	2.0	1100	$6,000	$5.45	14d	1	1.50mi

Listing history 11 events

1. 2026-04-21
   status Pending
2. 2026-04-16
   listed $524,900 Active
3. 2021-04-19
   soldstatus $499,000
4. 2021-02-26
   soldstatus $499,000 Closed 458-char remark

   Show marketing remark (461 chars)

   Inviting home in a wonderful, secure, friendly neighborhood close to school, YMCA, and so many Island amenities. Open Great Room plan with ceramic tile floors, new 2018 tile roof, 2003 windows replaced and manual shutters added. Stainless Steel kitchen appliances, Hot water Tank, Washer & Dryer all "4 years new". Very inviting 17'x12' Screened Lanai and room to add a pool . Exterior overhead security light. You will truly enjoy living here!!

5. 2021-02-26
   soldstatus $499,000 Sold 461-char remark

   Show marketing remark (461 chars)

   Inviting home in a wonderful, secure, friendly neighborhood close to school, YMCA, and so many Island amenities. Open Great Room plan with ceramic tile floors, new 2018 tile roof, 2003 windows replaced and manual shutters added. Stainless Steel kitchen appliances, Hot water Tank, Washer & Dryer all "4 years new". Very inviting 17'x12' Screened Lanai and room to add a pool . Exterior overhead security light. You will truly enjoy living here!!

6. 2021-02-11
   status Pending With Contingencies 461-char remark

   Show marketing remark (458 chars)

   Inviting home in a wonderful, secure, friendly neighborhood close to school, YMCA, and so many Island amenities. Open Great Room plan with ceramic tile floors, new 2018 tile roof, 2003 windows replaced and manual shutters added. Stainless Steel kitchen appliances, Hot water Tank, Washer & Dryer all "4 years new". Very inviting 17'x12' Screened Lanai and room to add a pool . Exterior overhead security light.You will truly enjoy living here!!

7. 2021-02-11
   status Pending 458-char remark

   Show marketing remark (458 chars)

   Inviting home in a wonderful, secure, friendly neighborhood close to school, YMCA, and so many Island amenities. Open Great Room plan with ceramic tile floors, new 2018 tile roof, 2003 windows replaced and manual shutters added. Stainless Steel kitchen appliances, Hot water Tank, Washer & Dryer all "4 years new". Very inviting 17'x12' Screened Lanai and room to add a pool . Exterior overhead security light.You will truly enjoy living here!!

8. 2020-08-17
   listed $499,000 Active 461-char remark

   Show marketing remark (461 chars)

   Inviting home in a wonderful, secure, friendly neighborhood close to school, YMCA, and so many Island amenities. Open Great Room plan with ceramic tile floors, new 2018 tile roof, 2003 windows replaced and manual shutters added. Stainless Steel kitchen appliances, Hot water Tank, Washer & Dryer all "4 years new". Very inviting 17'x12' Screened Lanai and room to add a pool . Exterior overhead security light. You will truly enjoy living here!!

9. 2020-08-12
   listed $499,000 Active 458-char remark

   Show marketing remark (458 chars)

   Inviting home in a wonderful, secure, friendly neighborhood close to school, YMCA, and so many Island amenities. Open Great Room plan with ceramic tile floors, new 2018 tile roof, 2003 windows replaced and manual shutters added. Stainless Steel kitchen appliances, Hot water Tank, Washer & Dryer all "4 years new". Very inviting 17'x12' Screened Lanai and room to add a pool . Exterior overhead security light.You will truly enjoy living here!!

10. 1999-08-20
    listed $159,900
11. 1987-07-01
    soldstatus $72,000

ⓘ 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: $3,946 · $329/mo
• Projected year-2 tax: $4,357 · $363/mo
• Expected delta: +$411/yr (+$34/mo · 10.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $62,135
• − Mortgage interest: −$29,403
• − Property taxes: −$3,946
• − Insurance: −$7,743
• − Repairs & maintenance: −$4,971
• − Management: −$4,971
• − Depreciation: −$15,270
• Taxable loss: −$4,168
• Est. tax savings @ 24.0%: +$1,000
• After-tax cash flow: $5,366/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 — Marco Island

• Score: 71/100
• State rank: #404
• US rank: #7149

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B- Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marco Island, FL
• County: Collier County · 396,295 people
• City population: 16,205
• Metro: Naples-Marco Island, FL
• Population (ZIP): 16,205
• Household income: $101,523
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 314.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 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: ▼ -374.55%
• Current HPI: 284.7538
• Rent YoY: ▲ 6.59%
• 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

+629.0% since first listed

11 events — show timeline

• 2026-04-21 Pending — NAPLESMLS
• 2026-04-16 Listed $524,900 NAPLESMLS
• 2021-04-19 Sold (Public Records) $499,000 Public Records
• 2021-02-26 Sold (MLS) $499,000 NAPLESMLS
• 2021-02-26 Sold (MLS) $499,000 MIML
• 2021-02-11 Pending — NAPLESMLS
• 2021-02-11 Pending — MIML
• 2020-08-17 Listed $499,000 NAPLESMLS
• 2020-08-12 Listed $499,000 MIML
• 1999-08-20 Listed $159,900 MIML
• 1987-07-01 Sold (Public Records) $72,000 Public Records

Property tax history

+13.7%/yr

Latest (2025): $3,946 · -0.5% YoY. Source: county tax records.