44 Greenbrier St Unit 2-101 · Marco Island, FL 34145

$399,000

2 bd · 2.0 ba · 828 sqft · Condo public records · 269 Days on market

Built 1977 $856/mo HOA · 15% 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 +27.0/30.0
• 1% rule +9.3/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 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

Enjoy the Florida sun all day long in this charming 2-bedroom, 2-bathroom condominium located directly across from Marco Island's world-famous Resident's Beach. With highly desirable southern exposure, this home is filled with natural light from sunrise to sunset, creating a warm and inviting coastal retreat. This first-floor condo offers ultimate convenience with a designated parking space right outside your door--no elevators or long walks needed. Inside, you'll find a spacious layout with two generously sized bedrooms, two bathrooms, and the added practicality of an in-unit washer and dryer. Elegant plantation shutters and crown molding in the living areas add timeless style and a touch of sophistication. The community is vibrant and well-maintained, featuring a resort-style pool along with beautifully landscaped grounds. Just steps from the beach, shopping, and dining, this location makes it easy to immerse yourself in the relaxed Marco Island lifestyle. Whether you're seeking a full-time residence, seasonal getaway, or investment opportunity, this sun-filled beachside condo offers comfort, convenience, and the best of island living.

Key facts

• Plantation shutters
• Resort-style pool
• Crown molding

Tags

• DESIGNATED PARKING SPACE
• IN-UNIT WASHER AND DRYER
• PLANTATION SHUTTERS
• CROWN MOLDING
• RESORT-STYLE POOL
• BEAUTIFULLY LANDSCAPED GROUNDS

Property features AI

Finance

• Other: Part of a 162-unit complex with 18 units in the building; Single-floor unit
• Financial info: Total annual recurring HOA fees: $10,272; One-time fees: $150; Condo fee amount (quarterly): $2,568.46
• HOA & community: Quarterly condo fee; Professional management; Community pool; Internet access; Non-gated community; Maintenance covers cable, fidelity bond, insurance, internet/Wi‑Fi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior and interior pest control, reserves, sewer, trash removal and water

Exterior

• Parking: 1 assigned parking space
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential end-unit garden apartment; Low-rise (1-3 stories); Rear exposure faces south
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1977; Architectural plans used for measurements
• Exterior features: Patio; Across from beach access; Landscaped area and parking lot view; Central irrigation

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator/ice maker
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: High-speed internet available; Window coverings; Dining integrated with living area; Screened lanai/porch; Turnkey furnished; Split bedroom floor plan; 4 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $399k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $399k).
• Recommended offer: $351k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising fast (+6.6%/yr); 687 active listings in the ZIP; 27 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 $5,695/mo this rent would consume 67% 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 $3k of loan paydown is wiped out by about $12k 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 (-3.0% appreciation + 6.6% rent growth), your $112k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $265k; list at $399k implies a 51% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $351,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 5.8

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,015
• Equity at exit: $59,492

10-year hold

• IRR: 14.1%
• Equity multiple: 2.38×
• Total profit: $154,205
• Equity at exit: $34,498

Cash invested: $111,720 (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: 5.8×

Monthly cashflow live

• Estimated rent: $5,695 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$273 /mo · $3,273/yr
• Insurance: −$166
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$856
• Vacancy / Maint / Mgmt: −$1,196
• Net cashflow: $685

Break-even live

Break-even rent $4,828

Max offer price $399,000

Occupancy floor 83%

Sensitivity live

Price	-10% $911	-5% $798	+0% $685	+5% $572	+10% $459
Rent	-10% $235	-5% $460	+0% $685	+5% $910	+10% $1,135
Rate	-1.0pp $886	-0.5pp $786	base $685	+0.5pp $582	+1.0pp $476

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
762 San Marco Rd Unit 4-108 Marco Island, FL	2.0	2.0	814	$4,500	$5.53	24d	1	0.02mi
87 N Collier Blvd Unit J16 Marco Island, FL	2.0	1.5	787	$5,550	$7.05	14d	1	0.11mi
87 N Collier Blvd Marco Island, FL	1.0–2.0	1.0–1.5	663	$5,550	$8.36	24d	3	0.11mi
58 N Collier Blvd Marco Island, FL	2.0	2.0	1071	$9,750	$9.10	24d	2	0.18mi
130 N Collier Blvd Unit A6 Marco Island, FL	2.0	1.0	704	$1,900	$2.70	24d	1	0.24mi
167 N Collier Blvd Marco Island, FL	2.0	1.0	555	$2,100	$3.78	14d	2	0.25mi
201 S Collier Blvd Unit 3-102 Marco Island, FL	2.0	2.0	808	$5,500	$6.81	24d	1	0.28mi
140 Seaview Ct Unit 902S Marco Island, FL	2.0	2.0	837	$9,000	$10.75	24d	1	0.29mi
140 Seaview Ct #1504 Marco Island, FL	1.0	1.5	610	$2,200	$3.61	24d	1	0.31mi
261 S Collier Blvd #309 Marco Island, FL	2.0	2.0	1000	$6,200	$6.20	24d	1	0.38mi
180 Seaview Ct Marco Island, FL	1.0–2.0	1.5–2.0	721	$4,500	$6.24	24d	2	0.38mi
240 Seaview Ct #413 Marco Island, FL	1.0	1.0	750	$6,500	$8.67	24d	1	0.50mi
240 Seaview Ct #211 Marco Island, FL	2.0	2.0	1075	$11,000	$10.23	21d	1	0.52mi
260 Seaview Ct #604 Marco Island, FL	2.0	2.0	1070	$8,000	$7.48	14d	1	0.58mi
651 Seaview Ct Unit B207 Marco Island, FL	2.0	2.0	1075	$6,000	$5.58	24d	1	0.60mi
601 Seaview Ct Unit C106 Marco Island, FL	2.0	2.0	964	$5,700	$5.91	24d	1	0.67mi
380 Seaview Ct #305 Marco Island, FL	2.0	2.0	1100	$6,000	$5.45	14d	1	0.73mi
591 Seaview Ct Unit A306 Marco Island, FL	2.0	2.0	964	$6,000	$6.22	24d	1	0.79mi
440 Seaview Ct #912 Marco Island, FL	2.0	2.0	1099	$6,500	$5.91	14d	1	0.81mi
457 Tallwood St #106 Marco Island, FL	1.0	1.0	539	$1,600	$2.97	24d	1	1.00mi
68 Marco Villas Dr Unit R-5 Marco Island, FL	2.0	2.5	1046	$4,750	$4.54	24d	1	1.06mi
146 Clyburn St Unit I-6 Marco Island, FL	2.0	2.5	1046	$2,000	$1.91	24d	1	1.10mi
651 W Elkcam Cir #815 Marco Island, FL	2.0	2.0	813	$4,700	$5.78	24d	1	1.29mi
694 W Elkcam Cir #1123 Marco Island, FL	2.0	2.0	945	$2,530	$2.68	24d	1	1.30mi
731 W Elkcam Cir Unit A109 Marco Island, FL	2.0	2.5	1066	$2,500	$2.35	24d	1	1.37mi
761 W Elkcam Cir Unit B110 Marco Island, FL	2.0	2.5	1066	$3,500	$3.28	24d	1	1.40mi
750 W Elkcam Cir #315 Marco Island, FL	2.0	2.0	990	$5,600	$5.66	24d	1	1.42mi

HOA detail condo

• Monthly dues: $856 · $10,272/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-05-31
   days on market $399,000 Active 269 DOM
2. 2026-05-30
   days on market $399,000 Active 268 DOM
3. 2026-03-24
   listed $399,000 Active 1155-char remark

   Show marketing remark (1155 chars)

   Enjoy the Florida sun all day long in this charming 2-bedroom, 2-bathroom condominium located directly across from Marco Island's world-famous Resident's Beach. With highly desirable southern exposure, this home is filled with natural light from sunrise to sunset, creating a warm and inviting coastal retreat. This first-floor condo offers ultimate convenience with a designated parking space right outside your door--no elevators or long walks needed. Inside, you'll find a spacious layout with two generously sized bedrooms, two bathrooms, and the added practicality of an in-unit washer and dryer. Elegant plantation shutters and crown molding in the living areas add timeless style and a touch of sophistication. The community is vibrant and well-maintained, featuring a resort-style pool along with beautifully landscaped grounds. Just steps from the beach, shopping, and dining, this location makes it easy to immerse yourself in the relaxed Marco Island lifestyle. Whether you're seeking a full-time residence, seasonal getaway, or investment opportunity, this sun-filled beachside condo offers comfort, convenience, and the best of island living.

4. 2026-02-02
   price $399,000
5. 2026-02-01
   price $399,000
6. 2025-09-04
   listed $429,000 Active
7. 2025-09-03
   listed $429,000 Active
8. 2022-11-07
   historical
9. 2022-09-12
   price $469,000
10. 2022-06-01
    price $485,000
11. 2022-05-17
    listed $499,000 Active
12. 2018-01-30
    soldstatus $265,000
13. 2018-01-19
    soldstatus $265,000 Sold
14. 2017-11-28
    status Pending
15. 2017-11-08
    price $289,900
16. 2017-10-13
    status Active
17. 2017-09-21
    historical
18. 2017-08-18
    price $299,900
19. 2017-07-10
    listed $319,900 Active

ⓘ 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: $3,273 · $273/mo
• Projected year-2 tax: $3,312 · $276/mo
• Expected delta: +$38/yr (+$3/mo · 1.2%)

ⓘ 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 4/10 Moderate
• 🌡 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: $68,338
• − Mortgage interest: −$22,350
• − Property taxes: −$3,273
• − Insurance: −$7,114
• − Repairs & maintenance: −$5,467
• − Management: −$5,467
• − HOA: −$10,272
• − Depreciation: −$11,607
• Taxable income: $2,787
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $7,550/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

+24.7% since first listed

17 events — show timeline

• 2026-03-24 Listed $399,000 MIML
• 2026-02-02 Price Changed $399,000 NAPLESMLS
• 2026-02-01 Price Changed $399,000 MIML
• 2025-09-04 Listed $429,000 NAPLESMLS
• 2025-09-03 Listed $429,000 MIML
• 2022-11-07 Listing Removed — NAPLESMLS
• 2022-09-12 Price Changed $469,000 NAPLESMLS
• 2022-06-01 Price Changed $485,000 NAPLESMLS
• 2022-05-17 Listed $499,000 NAPLESMLS
• 2018-01-30 Sold (Public Records) $265,000 Public Records
• 2018-01-19 Sold (MLS) $265,000 NAPLESMLS
• 2017-11-28 Pending — NAPLESMLS
• 2017-11-08 Price Changed $289,900 NAPLESMLS
• 2017-10-13 Relisted — NAPLESMLS
• 2017-09-21 Listing Removed — NAPLESMLS
• 2017-08-18 Price Changed $299,900 NAPLESMLS
• 2017-07-10 Listed $319,900 NAPLESMLS

Property tax history

+96.0%/yr

Latest (2025): $3,273 · +2.7% YoY. Source: county tax records.