1366 Mainsail Dr #1522 · Marco Shores-Hammock Bay, FL 34114

$299,000

3 bd · 2.0 ba · 1,276 sqft · Condo public records · 83 Days on market

Built 1999 $615/mo HOA · 14% of rent ↓ 6% since listing

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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 +26.9/30.0
• 1% rule +9.3/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

In the highly sought-after Fairways II at Marco Shores community in Naples, this impeccably maintained three-bedroom, two-bath condominium presents an exceptional opportunity to enjoy the best of Southwest Florida living. From the moment you step inside, you're welcomed by soaring volume ceilings and an abundance of natural light, creating a bright and inviting atmosphere throughout. The spacious open-concept living and dining areas flow effortlessly to a screened lanai, where tranquil golf course views provide the perfect backdrop for relaxing or entertaining. Both the front and rear lanais have been upgraded with no-see-um screens, allowing you to fully enjoy the outdoor spaces in comfort year-round. The well-appointed kitchen offers both functionality and style, seamlessly connecting to the main living areas. The primary suite serves as a private retreat, while two additional bedrooms provide flexibility for guests or a home office. Additional features include an in-residence laundry area and an assigned covered parking space for added convenience. Residents of Fairways II enjoy access to a resort-style community pool, ideal for soaking up the Florida sunshine. Ideally located just minutes from the renowned beaches of Marco Island and the vibrant downtown district of Naples, you'll have easy access to fine dining, shopping, and world-class golf. Whether you're seeking a full-time residence or a seasonal getaway, this residence offers an outstanding combination of comfort, location, and lifestyle.

Key facts

• Screened lanai
• Golf course views
• $615 HOA

Tags

• GOLF COURSE VIEWS
• SCREENED LANAI
• UPGRADED NO-SEE-UM SCREENS
• RESORT-STYLE COMMUNITY POOL
• IN-RESIDENCE LAUNDRY AREA
• ASSIGNED COVERED PARKING SPACE

Property features AI

Finance

• Other: Located in MARCO SHORES / FAIRWAYS development; Golf course view; Irrigation: central; No commercial use and no RV restrictions; Unit is one of 2 units per floor; 10 units in building; 80 units in complex; single-floor building
• HOA & community: Mandatory HOA; Quarterly condo fee; Condo fee charged quarterly; Maintenance covers irrigation water, lawn/land maintenance, manager, exterior pest control, recreation facilities, reserves, and trash removal; Managed by residents; Community amenities: bike and jog path, bike storage, community pool, sidewalk, streetlight, underground utilities; Non-gated community; Total annual recurring fees: $7,380; Total one-time fees: $275

Exterior

• Parking: 1 assigned covered parking space; Detached 1-car carport; Driveway (paved); Guest parking available; Paved parking
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Contemporary style; Low rise (1-3 stories); Rear exposure faces south; Zero lot line
• Construction: Built in 1999; Concrete block construction; Stucco exterior; Shingle roof
• Exterior features: Patio; Screened lanai/porch; Paved road access

Interior

• Kitchen: Pantry; Electric cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator/freezer; Refrigerator/ice maker
• Bedrooms: 3 bedrooms; Split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Custom mirrors; High-speed internet available; Pantry; Smoke detectors; Vaulted ceiling; Walk-in closet; Window coverings; Dining/living area; Guest bath; Guest room; Screened lanai/porch
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $281k (6.0% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $4,267/mo this rent would consume 57% of the median local household income ($89k/yr) (locally 550% 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 (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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 83 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $192k; list at $299k implies a 56% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.43% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 5.8

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,869
• Equity at exit: $65,335

10-year hold

• IRR: 7.2%
• Equity multiple: 1.66×
• Total profit: $55,385
• Equity at exit: $62,936

Cash invested: $83,720 (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 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 900
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $4,267 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$236 /mo · $2,830/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$615
• Vacancy / Maint / Mgmt: −$896
• Net cashflow: $401

Break-even live

Break-even rent $3,759

Max offer price $299,000

Occupancy floor 86%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Mainsail Dr #7 Naples, FL	2.0	2.0	966	$4,500	$4.66	13d	1	0.18mi
1516 Mainsail Dr #2 Naples, FL	2.0	2.0	966	$1,900	$1.97	13d	1	0.22mi
1305 Mainsail Dr Naples, FL	2.0	2.0	871	$1,912	$2.19	21d	2	0.23mi
1305 Mainsail Dr Naples, FL	2.0	2.0	925	$1,862	$2.01	23d	2	0.23mi
1522 Mainsail Dr #2 Naples, FL	2.0	2.0	900	$1,895	$2.11	13d	1	0.24mi
1042 Mainsail Dr #822 Naples, FL	3.0	2.0	1276	$1,895	$1.49	23d	1	0.30mi
1024 Mainsail Dr #512 Naples, FL	3.0	2.0	1276	$2,300	$1.80	13d	1	0.34mi
1065 Borghese Ln #2003 Naples, FL	3.0	2.5	1768	$13,000	$7.35	23d	1	0.60mi
1065 Borghese Ln #2003 Naples, FL	3.0	2.5	1768	$13,000	$7.35	21d	1	0.60mi
8355 Whisper Trace Way Unit K104 Naples, FL	3.0	2.0	1674	$6,500	$3.88	13d	1	1.37mi
8365 Whisper Trace Way Unit L204 Naples, FL	3.0	2.0	1752	$6,500	$3.71	13d	1	1.40mi
232 Indies Dr E #101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	23d	1	1.45mi
286 Indies Dr E Unit 202 Naples, FL	3.0	2.0	1509	$3,200	$2.12	23d	1	1.45mi
262 Indies Dr E Unit 101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	23d	1	1.45mi
244 Indies Dr E #101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	21d	1	1.45mi
268 Indies Dr E #102 Naples, FL	2.0	2.0	1537	$7,500	$4.88	23d	1	1.50mi

HOA detail condo

• Monthly dues: $615 · $7,380/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $299,000 Active 83 DOM
2. 2026-06-17
   days on market $299,000 Active 82 DOM
3. 2026-06-16
   days on market $299,000 Active 81 DOM
4. 2026-06-15
   days on market $299,000 Active 80 DOM
5. 2026-06-14
   days on market $299,000 Active 78 DOM
6. 2026-06-10
   days on market $299,000 Active 75 DOM
7. 2026-06-09
   days on market $299,000 Active 74 DOM
8. 2026-06-08
   days on market $299,000 Active 73 DOM
9. 2026-06-07
   days on market $299,000 Active 72 DOM
10. 2026-06-03
    days on market $299,000 Active 68 DOM
11. 2026-06-02
    days on market $299,000 Active 67 DOM
12. 2026-06-01
    days on market $299,000 Active 66 DOM
13. 2026-05-31
    days on market $299,000 Active 65 DOM
14. 2026-05-30
    days on market $299,000 Active 64 DOM
15. 2026-03-27
    listed $299,000 Active 1524-char remark

    Show marketing remark (1524 chars)

    In the highly sought-after Fairways II at Marco Shores community in Naples, this impeccably maintained three-bedroom, two-bath condominium presents an exceptional opportunity to enjoy the best of Southwest Florida living. From the moment you step inside, you're welcomed by soaring volume ceilings and an abundance of natural light, creating a bright and inviting atmosphere throughout. The spacious open-concept living and dining areas flow effortlessly to a screened lanai, where tranquil golf course views provide the perfect backdrop for relaxing or entertaining. Both the front and rear lanais have been upgraded with no-see-um screens, allowing you to fully enjoy the outdoor spaces in comfort year-round. The well-appointed kitchen offers both functionality and style, seamlessly connecting to the main living areas. The primary suite serves as a private retreat, while two additional bedrooms provide flexibility for guests or a home office. Additional features include an in-residence laundry area and an assigned covered parking space for added convenience. Residents of Fairways II enjoy access to a resort-style community pool, ideal for soaking up the Florida sunshine. Ideally located just minutes from the renowned beaches of Marco Island and the vibrant downtown district of Naples, you'll have easy access to fine dining, shopping, and world-class golf. Whether you're seeking a full-time residence or a seasonal getaway, this residence offers an outstanding combination of comfort, location, and lifestyle.

16. 2026-03-27
    listed $299,000 Active

    Show marketing remark (1524 chars)

    In the highly sought-after Fairways II at Marco Shores community in Naples, this impeccably maintained three-bedroom, two-bath condominium presents an exceptional opportunity to enjoy the best of Southwest Florida living. From the moment you step inside, you're welcomed by soaring volume ceilings and an abundance of natural light, creating a bright and inviting atmosphere throughout. The spacious open-concept living and dining areas flow effortlessly to a screened lanai, where tranquil golf course views provide the perfect backdrop for relaxing or entertaining. Both the front and rear lanais have been upgraded with no-see-um screens, allowing you to fully enjoy the outdoor spaces in comfort year-round. The well-appointed kitchen offers both functionality and style, seamlessly connecting to the main living areas. The primary suite serves as a private retreat, while two additional bedrooms provide flexibility for guests or a home office. Additional features include an in-residence laundry area and an assigned covered parking space for added convenience. Residents of Fairways II enjoy access to a resort-style community pool, ideal for soaking up the Florida sunshine. Ideally located just minutes from the renowned beaches of Marco Island and the vibrant downtown district of Naples, you'll have easy access to fine dining, shopping, and world-class golf. Whether you're seeking a full-time residence or a seasonal getaway, this residence offers an outstanding combination of comfort, location, and lifestyle.

17. 2025-07-22
    historical
18. 2025-06-25
    price $340,000
19. 2025-06-25
    price $340,000
20. 2025-04-25
    listed $350,000 Active
21. 2025-04-25
    listed $350,000 Active
22. 2018-11-08
    soldstatus $192,000
23. 2018-11-01
    soldstatus $192,000
24. 2018-10-30
    soldstatus $192,000 Sold
25. 2018-09-21
    status Pending With Contingencies
26. 2018-05-17
    price $202,000
27. 2018-04-16
    listed $202,000
28. 2018-04-16
    listed $209,000 Active
29. 2010-04-19
    soldstatus $148,000
30. 2010-04-15
    soldstatus $148,000
31. 2009-03-13
    listed $159,900
32. 2007-01-02
    listed $319,500

ⓘ 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: $2,830 · $236/mo
• Projected year-2 tax: $2,830 · $236/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $51,206
• − Mortgage interest: −$16,749
• − Property taxes: −$2,830
• − Insurance: −$6,614
• − Repairs & maintenance: −$4,097
• − Management: −$4,097
• − HOA: −$7,380
• − Depreciation: −$8,698
• Taxable income: $743
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $4,636/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 Shores-Hammock Bay

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Marco Shores-Hammock Bay, FL
• 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

-6.4% since first listed

18 events — show timeline

• 2026-03-27 Listed $299,000 NAPLESMLS
• 2026-03-27 Listed $299,000 MIML
• 2025-07-22 Listing Removed — NAPLESMLS
• 2025-06-25 Price Changed $340,000 NAPLESMLS
• 2025-06-25 Price Changed $340,000 MIML
• 2025-04-25 Listed $350,000 NAPLESMLS
• 2025-04-25 Listed $350,000 MIML
• 2018-11-08 Sold (Public Records) $192,000 Public Records
• 2018-11-01 Sold (MLS) $192,000 MIML
• 2018-10-30 Sold (MLS) $192,000 NAPLESMLS
• 2018-09-21 Pending — NAPLESMLS
• 2018-05-17 Price Changed $202,000 NAPLESMLS
• 2018-04-16 Listed $209,000 NAPLESMLS
• 2018-04-16 Listed $202,000 MIML
• 2010-04-19 Sold (Public Records) $148,000 Public Records
• 2010-04-15 Sold (MLS) $148,000 MIML
• 2009-03-13 Listed $159,900 MIML
• 2007-01-02 Listed $319,500 MIML

Property tax history

+6.8%/yr

Latest (2025): $2,830 · +9.2% YoY. Source: county tax records.