995 Anglers Cv Unit N402 · Marco Island, FL 34145

$425,000

2 bd · None ba · 802 sqft · Condo public records · 37 Days on market

Built 1986 $721/mo HOA · 14% of rent

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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 +21.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +6.9/10.0
• 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

.INCLUDES UNDERCOVER PARKING SPACE (M 205 Left) valued at 35 to 45,000! Original condition 2 bedroom 1 bath unit. Storm Windows, door installation ordered, in process and unit sale will include.. Balcony space enclosed and brought into main living area. Unfurnished -No furniture involved in sale. Lease in place until Aug 31 2026. Limited water view from living room. Photos before current tenant moved in.

Key facts

• Balcony space
• Limited water view
• Storm windows

Tags

• UNDERCOVER PARKING SPACE
• STORM WINDOWS
• BALCONY SPACE
• LIMITED WATER VIEW

Property features AI

Finance

• Other: Has Gulf access with no-bridge route; Boat slip available
• HOA & community: Monthly condo fee ($721.66); Professional management; Community is non-gated; Community amenities include bike storage, community pool, community room, community spa/hot tub, fishing pier, marina, and tennis court; Maintenance covered: cable, insurance, manager, recreation facilities, sewer, trash removal, water; Total annual recurring fees $8,664; One-time fees $100

Exterior

• Parking: Detached 1-car garage
• Utilities: Central water; Central sewer; Electric service
• Home design: Residential property; Mid-rise building (4-7 stories); Rear exposure faces northeast; Unit 402
• Construction: Concrete block construction; Built in 1986; Built-up or flat roof
• Exterior features: Deck; Tennis court; Shutters for storm protection; River view; River frontage; Central irrigation

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: Master bath with tub and shower combo
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Built-in cabinets; Closet cabinets; Pantry; Common elevator; Dining area combined with living space; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $412k (3.0% 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; 17 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 $5,084/mo this rent would consume 60% 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 $13k 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 37 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $215k; list at $425k implies a 98% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $412,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 7.0

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: -7.6%
• Equity multiple: 0.71×
• Total profit: $-34,898
• Equity at exit: $63,369

10-year hold

• IRR: 6.9%
• Equity multiple: 1.63×
• Total profit: $74,581
• Equity at exit: $36,746

Cash invested: $119,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $5,084 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$237 /mo · $2,849/yr
• Insurance: −$177
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$721
• Vacancy / Maint / Mgmt: −$1,068
• Net cashflow: $225

Break-even live

Break-even rent $4,798

Max offer price $425,000

Occupancy floor 91%

Sensitivity live

Price	-10% $466	-5% $346	+0% $225	+5% $105	+10% $-15
Rent	-10% $-176	-5% $24	+0% $225	+5% $426	+10% $627
Rate	-1.0pp $439	-0.5pp $333	base $225	+0.5pp $115	+1.0pp $3

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
761 W Elkcam Cir Unit B110 Marco Island, FL	2.0	2.5	1066	$3,500	$3.28	24d	1	0.31mi
750 W Elkcam Cir #315 Marco Island, FL	2.0	2.0	990	$5,600	$5.66	24d	1	0.31mi
731 W Elkcam Cir Unit A109 Marco Island, FL	2.0	2.5	1066	$2,500	$2.35	24d	1	0.33mi
694 W Elkcam Cir #1123 Marco Island, FL	2.0	2.0	945	$2,530	$2.68	24d	1	0.41mi
651 W Elkcam Cir #815 Marco Island, FL	2.0	2.0	813	$4,700	$5.78	24d	1	0.43mi
457 Tallwood St #106 Marco Island, FL	1.0	1.0	539	$1,600	$2.97	24d	1	0.86mi
1215 Edington Pl Unit A6 Marco Island, FL	1.0	1.0	570	$4,500	$7.89	22d	1	0.92mi
60 Pelican St W Naples, FL	1.0	1.0	941	$2,875	$3.06	24d	2	1.21mi
591 Seaview Ct Unit A306 Marco Island, FL	2.0	2.0	964	$6,000	$6.22	24d	1	1.23mi
601 Seaview Ct Unit C106 Marco Island, FL	2.0	2.0	964	$5,700	$5.91	24d	1	1.29mi
651 Seaview Ct Unit B207 Marco Island, FL	2.0	2.0	1075	$6,000	$5.58	24d	1	1.29mi
440 Seaview Ct #912 Marco Island, FL	2.0	2.0	1099	$6,500	$5.91	14d	1	1.38mi
380 Seaview Ct #305 Marco Island, FL	2.0	2.0	1100	$6,000	$5.45	14d	1	1.39mi
260 Seaview Ct #604 Marco Island, FL	2.0	2.0	1070	$8,000	$7.48	14d	1	1.44mi
240 Seaview Ct #413 Marco Island, FL	1.0	1.0	750	$6,500	$8.67	24d	1	1.46mi
167 N Collier Blvd Marco Island, FL	2.0	1.0	555	$2,100	$3.78	14d	2	1.47mi
240 Seaview Ct #211 Marco Island, FL	2.0	2.0	1075	$11,000	$10.23	22d	1	1.48mi

HOA detail condo

• Monthly dues: $721 · $8,652/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $425,000 Active 37 DOM
2. 2026-06-17
   days on market $425,000 Active 36 DOM
3. 2026-06-16
   days on market $425,000 Active 35 DOM
4. 2026-06-15
   days on market $425,000 Active 34 DOM
5. 2026-06-14
   days on market $425,000 Active 32 DOM
6. 2026-06-10
   days on market $425,000 Active 29 DOM
7. 2026-06-09
   days on market $425,000 Active 28 DOM
8. 2026-06-08
   days on market $425,000 Active 27 DOM
9. 2026-06-07
   days on market $425,000 Active 26 DOM
10. 2026-06-03
    days on market $425,000 Active 22 DOM
11. 2026-06-02
    days on market $425,000 Active 21 DOM
12. 2026-06-01
    days on market $425,000 Active 20 DOM
13. 2026-05-31
    days on market $425,000 Active 19 DOM
14. 2026-05-30
    days on market $425,000 Active 18 DOM
15. 2026-05-15
    listed $425,000 Active 413-char remark

    Show marketing remark (413 chars)

    .INCLUDES UNDERCOVER PARKING SPACE (M 205 Left) valued at 35 to 45,000! Original condition 2 bedroom 1 bath unit. Storm Windows, door installation ordered, in process and unit sale will include.. Balcony space enclosed and brought into main living area. Unfurnished -No furniture involved in sale. Lease in place until Aug 31 2026. Limited water view from living room. Photos before current tenant moved in.

16. 2026-05-12
    listed $425,000 Active
17. 2019-04-17
    soldstatus $215,000
18. 2019-03-28
    soldstatus $215,000 Sold 370-char remark

    Show marketing remark (370 chars)

    Great deal on a 2BR, Waterfront Condo with Partial River Views! Includes highly sought after Garage Space and washer/dryer. 3 year old A/C unit. Angler's Cove sits right on the river and includes 2 pools and tennis. The Dolphin Tiki Bar is right onsite for a real resort feel. Low Condo Fees with All utilities included. Weekly Rentals Allowed. Docks available for rent.

19. 2019-02-27
    status Pending With Contingencies 370-char remark

    Show marketing remark (370 chars)

    Great deal on a 2BR, Waterfront Condo with Partial River Views! Includes highly sought after Garage Space and washer/dryer. 3 year old A/C unit. Angler's Cove sits right on the river and includes 2 pools and tennis. The Dolphin Tiki Bar is right onsite for a real resort feel. Low Condo Fees with All utilities included. Weekly Rentals Allowed. Docks available for rent.

20. 2019-02-07
    listed $239,000 Active 370-char remark

    Show marketing remark (370 chars)

    Great deal on a 2BR, Waterfront Condo with Partial River Views! Includes highly sought after Garage Space and washer/dryer. 3 year old A/C unit. Angler's Cove sits right on the river and includes 2 pools and tennis. The Dolphin Tiki Bar is right onsite for a real resort feel. Low Condo Fees with All utilities included. Weekly Rentals Allowed. Docks available for rent.

21. 1985-12-01
    soldstatus $109,500

ⓘ 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: $2,849 · $237/mo
• Projected year-2 tax: $3,528 · $294/mo
• Expected delta: +$678/yr (+$57/mo · 23.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $61,003
• − Mortgage interest: −$23,807
• − Property taxes: −$2,849
• − Insurance: −$7,244
• − Repairs & maintenance: −$4,880
• − Management: −$4,880
• − HOA: −$8,652
• − Depreciation: −$12,364
• Taxable loss: −$3,672
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $3,584/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

+288.1% since first listed

7 events — show timeline

• 2026-05-15 Listed $425,000 MIML
• 2026-05-12 Listed $425,000 NAPLESMLS
• 2019-04-17 Sold (Public Records) $215,000 Public Records
• 2019-03-28 Sold (MLS) $215,000 NAPLESMLS
• 2019-02-27 Pending — NAPLESMLS
• 2019-02-07 Listed $239,000 NAPLESMLS
• 1985-12-01 Sold (Public Records) $109,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,849 · +3.0% YoY. Source: county tax records.