10 Tampa Pl #203 · Marco Island, FL 34145

$6,000

1 bd · 2.0 ba · 728 sqft · Timeshare public records · 626 Days on market

Built 1984 $75/mo HOA · 2% of rent ↓ 48% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

TIMESHARE UNIT 203 WEEK 48 (Nov. 30-Dec. 7):Pack your bags and pop down to Marco Island, Florida to your perfect vacation spot yearly and enjoy everything Sunrise Bay Resort has to offer! The unit is 1 bedroom, however, the couch pulls out to sleep 2 as well. Relax in the pool and/or jacuzzi, fish from the dock (and clean your fish right at our dock cleaning station), or jet off on the resort boat or free bikes to explore. There are great dining choices within walking distance, so there’s no need to drive anywhere unless you choose to. No more hassle looking for where you’ll vacation year to year ever again; This is your home away from home for life, which you can keep in the fa

Key facts

• Garage
• Community pool
• Built 1984

Property features AI

Finance

• Other: Gulf access with no bridges; Boat dock and slip included with electricity and water available at the dock; Building has 20 units (20 units in complex), 2 units per floor, single floor in this building
• HOA & community: Mandatory HOA; Annual HOA fee of $900; One-time fee of $150; On-site management; HOA covers cable, insurance, internet/Wi-Fi access, laundry facilities, legal/accounting, exterior and interior pest control, repairs, and reserves; Community amenities: common laundry, community boat dock and boat slip, community gulf boat access, community pool, community room, spa/hot tub, fish cleaning station, fishing pier, internet access; Community type: Boating, Condo/Hotel

Exterior

• Parking: Common parking
• Security: On-site management (HOA provided)
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential condominium in Sunrise Bay Condo; Mid-rise building (4–7 stories); Rear exposure facing east; Unit 203
• Construction: Concrete block construction; Built in 1984
• Exterior features: Stucco exterior; Double-hung and sliding windows; Built-up or flat roof; Pool/club and river views; River frontage; City-maintained paved public road access

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator/freezer; Safe
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with combined tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Smoke detectors; Wheelchair access; Great room floor plan; Turnkey furnished; Elevator (common)
• Laundry & utility: Common laundry (HOA amenity)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath timeshare listed at $6k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $6k).
• Recommended offer: $5k (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; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,900/mo this rent would consume 46% 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 $41 of loan paydown is wiped out by about $180 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 626 days — a 12% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $8k (57%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 626 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 65.00% ✓
• Cap rate: 599.19%
• Cash-on-cash: 2117.49%
• DSCR: 95.22
• GRM: 0.1

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: —
• Equity multiple: 105.54×
• Total profit: $175,632
• Equity at exit: $895

10-year hold

• IRR: —
• Equity multiple: 255.20×
• Total profit: $427,052
• Equity at exit: $519

Cash invested: $1,680 (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: 0.1×

Monthly cashflow live

• Estimated rent: $3,900 medium
• Mortgage (P&I): −$31
• Tax est. 1.5%: −$8 /mo · $90/yr
• Insurance: −$2
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$75
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $2,538

Break-even live

Break-even rent $687

Max offer price $6,000

Occupancy floor 30%

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: $1,500
• Closing costs: $180
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 Palm St Unit C5 Marco Island, FL	1.0	1.0	494	$2,400	$4.86	23d	1	0.16mi
1215 Edington Pl Unit A6 Marco Island, FL	1.0	1.0	570	$4,500	$7.89	21d	1	0.22mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: pool

Listing history 32 events

1. 2026-06-18
   days on market $6,000 Active 626 DOM
2. 2026-06-17
   days on market $6,000 Active 625 DOM
3. 2026-06-16
   days on market $6,000 Active 624 DOM
4. 2026-06-15
   days on market $6,000 Active 623 DOM
5. 2026-06-10
   days on market $6,000 Active 618 DOM
6. 2026-06-09
   days on market $6,000 Active 617 DOM
7. 2026-06-08
   days on market $6,000 Active 616 DOM
8. 2026-06-07
   days on market $6,000 Active 615 DOM
9. 2026-06-02
   days on market $6,000 Active 610 DOM
10. 2026-06-01
    days on market $6,000 Active 609 DOM
11. 2026-05-31
    days on market $6,000 Active 608 DOM
12. 2026-05-30
    days on market $6,000 Active 607 DOM
13. 2026-04-07
    historical
14. 2026-04-07
    historical
15. 2026-04-06
    price $6,000
16. 2026-02-27
    price $7,500
17. 2025-12-31
    historical
18. 2025-11-06
    listed $9,000 Active
19. 2025-11-06
    listed $14,000 Active
20. 2025-06-02
    historical
21. 2025-04-07
    listed $9,000 Active
22. 2025-03-26
    status Active
23. 2024-09-30
    listed $8,500 Active
24. 2024-04-10
    status Pending
25. 2024-04-07
    historical
26. 2022-06-25
    status Pending
27. 2022-05-17
    price $9,000
28. 2022-04-20
    listed $7,000 Active
29. 2008-03-17
    soldstatus $5,000
30. 2008-01-21
    listed $5,495
31. 2007-06-22
    listed $5,495
32. 1999-09-14
    soldstatus $11,600

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 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: $46,799
• − Mortgage interest: −$336
• − Property taxes: −$90
• − Insurance: −$5,148
• − Repairs & maintenance: −$3,744
• − Management: −$3,744
• − HOA: −$900
• − Depreciation: −$175
• Taxable income: $32,662
• Est. tax owed @ 24.0%: −$7,839
• After-tax cash flow: $22,616/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

-48.3% since first listed

20 events — show timeline

• 2026-04-07 Listing Removed — NAPLESMLS
• 2026-04-07 Listing Removed — NAPLESMLS
• 2026-04-06 Price Changed $6,000 NAPLESMLS
• 2026-02-27 Price Changed $7,500 NAPLESMLS
• 2025-12-31 Listing Removed — NAPLESMLS
• 2025-11-06 Listed $14,000 NAPLESMLS
• 2025-11-06 Listed $9,000 NAPLESMLS
• 2025-06-02 Listing Removed — NAPLESMLS
• 2025-04-07 Listed $9,000 NAPLESMLS
• 2025-03-26 Relisted — NAPLESMLS
• 2024-09-30 Listed $8,500 NAPLESMLS
• 2024-04-10 Pending — NAPLESMLS
• 2024-04-07 Listing Removed — NAPLESMLS
• 2022-06-25 Pending — NAPLESMLS
• 2022-05-17 Price Changed $9,000 NAPLESMLS
• 2022-04-20 Listed $7,000 NAPLESMLS
• 2008-03-17 Sold (MLS) $5,000 MIML
• 2008-01-21 Listed $5,495 MIML
• 2007-06-22 Listed $5,495 MIML
• 1999-09-14 Sold (Public Records) $11,600 Public Records

Property tax history

-2.1%/yr

Latest (2025): $794 · +2.7% YoY. Source: county tax records.