801 W Elkcam Cir Unit C6 · Marco Island, FL 34145

$375,000

2 bd · 2.0 ba · 808 sqft · Condo public records · 4 Days on market

Built 1987 $1018/mo HOA · 20% 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 +22.9/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

Peek of the bay from this 2 bedroom, 2 bath condo close to shops and dining at the nearby Esplanade and restaurants. Both bathrooms have been completely updated. New laminate flooring in the living area. Newer a/c, washer, dryer and microwave.

Key facts

• Stylish vinyl floors
• Garden view lanai
• Impact glass

Tags

• HIGH CEILINGS
• IMPACT GLASS
• STYLISH VINYL FLOORS
• CATHEDRAL CEILING
• GARDEN VIEW LANAI
• COMMUNITY TIKI HUT

Property features AI

Finance

• HOA & community: Community pool; Cabana; Barbecue area; Shuffleboard court; Car wash area

Exterior

• Parking: Detached carport (1 carport space); No attached garage
• Security: No security features
• Home design: Two levels
• Construction: Shingle roof
• Exterior features: Lanai; Impact windows and doors; Window coverings; City lot; Cul-de-sac location; Not waterfront

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Vaulted ceilings; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $375k).

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); 690 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5,086/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 $11k 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 $105k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $245k; list at $375k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 20% of rent.
• 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $375,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.36% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 6.1

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: -6.4%
• Equity multiple: 0.75×
• Total profit: $-26,077
• Equity at exit: $55,914

10-year hold

• IRR: 8.5%
• Equity multiple: 1.80×
• Total profit: $83,792
• Equity at exit: $32,423

Cash invested: $105,000 (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: 690
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $5,086 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$217 /mo · $2,608/yr
• Insurance: −$156
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,018
• Vacancy / Maint / Mgmt: −$1,068
• Net cashflow: $233

Break-even live

Break-even rent $4,791

Max offer price $375,000

Occupancy floor 90%

Sensitivity live

Price	-10% $445	-5% $339	+0% $233	+5% $127	+10% $21
Rent	-10% $-169	-5% $32	+0% $233	+5% $434	+10% $635
Rate	-1.0pp $422	-0.5pp $328	base $233	+0.5pp $136	+1.0pp $37

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 W Elkcam Cir #315 Marco Island, FL	2.0	2.0	990	$5,600	$5.66	24d	1	0.04mi
761 W Elkcam Cir Unit B110 Marco Island, FL	2.0	2.5	1066	$3,500	$3.28	24d	1	0.07mi
731 W Elkcam Cir Unit A109 Marco Island, FL	2.0	2.5	1066	$2,500	$2.35	24d	1	0.11mi
694 W Elkcam Cir #1123 Marco Island, FL	2.0	2.0	945	$2,530	$2.68	24d	1	0.16mi
651 W Elkcam Cir #815 Marco Island, FL	2.0	2.0	813	$4,700	$5.78	24d	1	0.17mi
457 Tallwood St #106 Marco Island, FL	1.0	1.0	539	$1,600	$2.97	24d	1	0.74mi
591 Seaview Ct Unit A306 Marco Island, FL	2.0	2.0	964	$6,000	$6.22	24d	1	0.95mi
601 Seaview Ct Unit C106 Marco Island, FL	2.0	2.0	964	$5,700	$5.91	24d	1	1.01mi
651 Seaview Ct Unit B207 Marco Island, FL	2.0	2.0	1075	$6,000	$5.58	24d	1	1.02mi
1215 Edington Pl Unit A6 Marco Island, FL	1.0	1.0	570	$4,500	$7.89	22d	1	1.07mi
440 Seaview Ct #912 Marco Island, FL	2.0	2.0	1099	$6,500	$5.91	14d	1	1.10mi
380 Seaview Ct #305 Marco Island, FL	2.0	2.0	1100	$6,000	$5.45	14d	1	1.11mi
260 Seaview Ct #604 Marco Island, FL	2.0	2.0	1070	$8,000	$7.48	14d	1	1.17mi
240 Seaview Ct #413 Marco Island, FL	1.0	1.0	750	$6,500	$8.67	24d	1	1.19mi
240 Seaview Ct #211 Marco Island, FL	2.0	2.0	1075	$11,000	$10.23	22d	1	1.21mi
167 N Collier Blvd Marco Island, FL	2.0	1.0	555	$2,100	$3.78	14d	2	1.22mi
130 N Collier Blvd Unit A6 Marco Island, FL	2.0	1.0	704	$1,900	$2.70	24d	1	1.28mi
180 Seaview Ct Marco Island, FL	1.0–2.0	1.5–2.0	721	$4,500	$6.24	24d	2	1.31mi
140 Seaview Ct Unit 902S Marco Island, FL	2.0	2.0	837	$9,000	$10.75	24d	1	1.32mi
140 Seaview Ct #1504 Marco Island, FL	1.0	1.5	610	$2,200	$3.61	24d	1	1.32mi
60 Pelican St W Naples, FL	1.0	1.0	941	$2,875	$3.06	24d	2	1.33mi
87 N Collier Blvd Unit J16 Marco Island, FL	2.0	1.5	787	$5,550	$7.05	14d	1	1.36mi
87 N Collier Blvd Marco Island, FL	1.0–2.0	1.0–1.5	663	$5,550	$8.36	24d	3	1.38mi
58 N Collier Blvd Marco Island, FL	2.0	2.0	1071	$9,750	$9.10	24d	2	1.46mi
762 San Marco Rd Unit 4-108 Marco Island, FL	2.0	2.0	814	$4,500	$5.53	24d	1	1.47mi

HOA detail condo

• Monthly dues: $1,018 · $12,216/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-21
   days on market $375,000 Active 4 DOM
2. 2026-06-17
   days on marketlisting id $375,000 Active 1 DOM
3. 2026-06-17
   days on market $375,000 Active 2 DOM
4. 2026-06-15
   remarks 691-char remark
5. 2026-06-15
   listed $375,000 Active 1 DOM

ⓘ 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: $2,608 · $217/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$504/yr (+$42/mo · 19.3%)

ⓘ 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 · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 31 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: $61,030
• − Mortgage interest: −$21,006
• − Property taxes: −$2,608
• − Insurance: −$6,994
• − Repairs & maintenance: −$4,882
• − Management: −$4,882
• − HOA: −$12,216
• − Depreciation: −$10,909
• Taxable loss: −$2,468
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $3,390/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

+298.9% since first listed

9 events — show timeline

• 2026-06-15 Listed $375,000 MIML
• 2021-01-14 Sold (Public Records) $245,000 Public Records
• 2020-12-17 Sold (MLS) $245,000 MIML
• 2020-12-17 Sold (MLS) $245,000 NAPLESMLS
• 2020-10-25 Pending — NAPLESMLS
• 2020-10-07 Listed $260,000 NAPLESMLS
• 2020-09-15 Listed $260,000 MIML
• 2000-09-12 Sold (Public Records) $139,000 Public Records
• 1990-12-01 Sold (Public Records) $94,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,608 · -1.7% YoY. Source: county tax records.