829 W Elkcam Cir #208 · Marco Island, FL 34145

$314,900

2 bd · 2.0 ba · 995 sqft · Condo public records · 51 Days on market

Built 1988

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Remodeled 2 bedroom 2 bath second floor condo overlooking the pool. Laundry is located within the condo. New AC, Impact windows and sliding glass door. Screened lanai, plenty of parking. Great location, close to The Esplanade, Farmers Market, Winn Dixie, restaurants and shopping. The beach is 2 miles away. Perfect for your winter getaway, residence or investment. Can lease 12 times per year, 30 day minimum.

Key facts

• Screened lanai
• Beach 2 miles away
• Sliding glass door

Tags

• LAUNDRY WITHIN THE CONDO
• NEW AC
• IMPACT WINDOWS
• SLIDING GLASS DOOR
• SCREENED LANAI
• BEACH 2 MILES AWAY

Property features AI

Finance

• HOA & community: Community amenities include barbecue and pool

Exterior

• Parking: No garage; No carport
• Security: No security features listed
• Utilities: No waterfront utilities specified
• Home design: Condominium; Living area approximately 995
• Construction: Metal roof
• Exterior features: Lanai/covered patio; Impact windows; Sliding windows; Metal roof; Pets allowed with approval; Not on waterfront

Interior

• Kitchen: Dishwasher, Range, Microwave, Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric heat
• Interior features: Dishwasher, Dryer, Microwave, Range, Refrigerator, Washer; Tile flooring; Ceiling fans; Central air conditioning; Electric heating
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $315k).
• Recommended offer: $305k (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.
• Zoned schools: Tommie Barfield Elementary School (math 84% / reading 75%, grade A, #116 of 2,144 statewide, top 6%, 464 students, 30% FRL); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% 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); 689 active listings in the ZIP; 23 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 $5,138/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 $2k of loan paydown is wiped out by about $9k 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 $88k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 $189k; list at $315k implies a 67% 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 $305,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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: 1.63% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.50%
• DSCR: 1.78
• GRM: 5.1

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: 6.5%
• Equity multiple: 1.27×
• Total profit: $23,626
• Equity at exit: $46,953

10-year hold

• IRR: 19.7%
• Equity multiple: 3.03×
• Total profit: $178,863
• Equity at exit: $27,227

Cash invested: $88,172 (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: 689
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $5,138 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$216 /mo · $2,594/yr
• Insurance: −$131
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 1 same-building comp: −$775
• Vacancy / Maint / Mgmt: −$1,079
• Net cashflow: $859

Break-even live

Break-even rent $4,051

Max offer price $314,900

Occupancy floor 78%

Sensitivity live

Price	-10% $1,037	-5% $948	+0% $859	+5% $770	+10% $681
Rent	-10% $453	-5% $656	+0% $859	+5% $1,062	+10% $1,265
Rate	-1.0pp $1,018	-0.5pp $939	base $859	+0.5pp $778	+1.0pp $694

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	25d	1	0.11mi
761 W Elkcam Cir Unit B110 Marco Island, FL	2.0	2.5	1066	$3,500	$3.28	25d	1	0.13mi
731 W Elkcam Cir Unit A109 Marco Island, FL	2.0	2.5	1066	$2,500	$2.35	25d	1	0.18mi
694 W Elkcam Cir #1123 Marco Island, FL	2.0	2.0	945	$2,530	$2.68	25d	1	0.23mi
651 W Elkcam Cir #815 Marco Island, FL	2.0	2.0	813	$4,700	$5.78	25d	1	0.24mi
457 Tallwood St #106 Marco Island, FL	1.0	1.0	539	$1,600	$2.97	25d	1	0.80mi
1215 Edington Pl Unit A6 Marco Island, FL	1.0	1.0	570	$4,500	$7.89	22d	1	1.00mi
591 Seaview Ct Unit A306 Marco Island, FL	2.0	2.0	964	$6,000	$6.22	25d	1	1.01mi
601 Seaview Ct Unit C106 Marco Island, FL	2.0	2.0	964	$5,700	$5.91	25d	1	1.07mi
651 Seaview Ct Unit B207 Marco Island, FL	2.0	2.0	1075	$6,000	$5.58	25d	1	1.09mi
440 Seaview Ct #912 Marco Island, FL	2.0	2.0	1099	$6,500	$5.91	15d	1	1.16mi
380 Seaview Ct #305 Marco Island, FL	2.0	2.0	1100	$6,000	$5.45	15d	1	1.16mi
260 Seaview Ct #604 Marco Island, FL	2.0	2.0	1070	$8,000	$7.48	15d	1	1.23mi
240 Seaview Ct #413 Marco Island, FL	1.0	1.0	750	$6,500	$8.67	25d	1	1.25mi
60 Pelican St W Naples, FL	1.0	1.0	941	$2,875	$3.06	25d	2	1.27mi
240 Seaview Ct #211 Marco Island, FL	2.0	2.0	1075	$11,000	$10.23	22d	1	1.27mi
167 N Collier Blvd Marco Island, FL	2.0	1.0	555	$2,100	$3.78	15d	2	1.29mi
130 N Collier Blvd Unit A6 Marco Island, FL	2.0	1.0	704	$1,900	$2.70	25d	1	1.35mi
180 Seaview Ct Marco Island, FL	1.0–2.0	1.5–2.0	721	$4,500	$6.24	25d	2	1.38mi
140 Seaview Ct Unit 902S Marco Island, FL	2.0	2.0	837	$9,000	$10.75	25d	1	1.39mi
140 Seaview Ct #1504 Marco Island, FL	1.0	1.5	610	$2,200	$3.61	25d	1	1.39mi
87 N Collier Blvd Unit J16 Marco Island, FL	2.0	1.5	787	$5,550	$7.05	15d	1	1.43mi
87 N Collier Blvd Marco Island, FL	1.0–2.0	1.0–1.5	663	$5,550	$8.36	25d	3	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-21
   days on market $314,900 Active 51 DOM
2. 2026-06-18
   days on market $314,900 Active 48 DOM
3. 2026-06-17
   days on market $314,900 Active 47 DOM
4. 2026-06-16
   days on market $314,900 Active 46 DOM
5. 2026-06-15
   days on market $314,900 Active 45 DOM
6. 2026-06-14
   days on market $314,900 Active 43 DOM
7. 2026-06-10
   days on market $314,900 Active 40 DOM
8. 2026-06-09
   days on market $314,900 Active 39 DOM
9. 2026-06-08
   days on market $314,900 Active 38 DOM
10. 2026-06-07
    days on market $314,900 Active 37 DOM
11. 2026-06-03
    days on market $314,900 Active 33 DOM
12. 2026-06-02
    days on market $314,900 Active 32 DOM
13. 2026-06-01
    days on market $314,900 Active 31 DOM
14. 2026-05-31
    days on market $314,900 Active 30 DOM
15. 2026-05-30
    days on market $314,900 Active 29 DOM
16. 2026-05-01
    listed $314,900 Active
17. 2026-01-08
    historical $2,300
18. 2025-11-18
    listed $2,300
19. 2025-11-17
    historical
20. 2025-10-03
    listed $385,000 Active
21. 2025-04-30
    historical
22. 2025-03-19
    status Active
23. 2025-03-17
    historical
24. 2025-02-11
    price $399,900
25. 2024-07-04
    price $419,900
26. 2024-06-15
    price $424,900
27. 2024-06-12
    listed $429,900 Active
28. 2019-05-24
    soldstatus $189,000
29. 2013-12-17
    soldstatus $107,500
30. 2013-12-12
    price $124,900
31. 2013-12-12
    soldstatus $107,500
32. 2013-07-02
    listed $107,500
33. 2011-05-11
    soldstatus $83,500
34. 2011-05-06
    soldstatus $83,500
35. 2009-09-21
    listed $134,900

ⓘ 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: $2,594 · $216/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$20/yr (+$2/mo · 0.8%)

ⓘ 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 · 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: $61,662
• − Mortgage interest: −$17,639
• − Property taxes: −$2,594
• − Insurance: −$6,693
• − Repairs & maintenance: −$4,933
• − Management: −$4,933
• − HOA: −$9,300
• − Depreciation: −$9,161
• Taxable income: $6,409
• Est. tax owed @ 24.0%: −$1,538
• After-tax cash flow: $8,771/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

+133.4% since first listed

20 events — show timeline

• 2026-05-01 Listed $314,900 MIML
• 2026-01-08 Rental Removed $2,300 NAPLESMLS
• 2025-11-18 Listed for Rent $2,300 NAPLESMLS
• 2025-11-17 Listing Removed — NAPLESMLS
• 2025-10-03 Listed $385,000 NAPLESMLS
• 2025-04-30 Listing Removed — NAPLESMLS
• 2025-03-19 Relisted — NAPLESMLS
• 2025-03-17 Listing Removed — NAPLESMLS
• 2025-02-11 Price Changed $399,900 NAPLESMLS
• 2024-07-04 Price Changed $419,900 NAPLESMLS
• 2024-06-15 Price Changed $424,900 NAPLESMLS
• 2024-06-12 Listed $429,900 NAPLESMLS
• 2019-05-24 Sold (Public Records) $189,000 Public Records
• 2013-12-17 Sold (Public Records) $107,500 Public Records
• 2013-12-12 Sold (MLS) $107,500 NAPLESMLS
• 2013-12-12 Price Changed $124,900 NAPLESMLS
• 2013-07-02 Listed $107,500 NAPLESMLS
• 2011-05-11 Sold (Public Records) $83,500 Public Records
• 2011-05-06 Sold (MLS) $83,500 NAPLESMLS
• 2009-09-21 Listed $134,900 NAPLESMLS

Property tax history

+8.6%/yr

Latest (2025): $2,594 · -2.8% YoY. Source: county tax records.