860 Elkhorn Ct #312 · Marco Island, FL 34145

$379,000

2 bd · 2.0 ba · 787 sqft · Condo public records · 76 Days on market

Built 1988 $833/mo HOA · 16% of rent

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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 +25.4/30.0
• 1% rule +8.6/10.0
• DSCR +8.4/10.0
• 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 MLS

The 2bed/2bath 1st floor condo has 843SF under air. It comes turnkey furnished with impact windows and an electric hurricane shutters which gives you peace of mind in any storm. The AC is 5 years old and the water heater is 2 years old. The master bathroom has been updated with new tile in the walk in shower and a new vanity. The crown molding and tasteful furnishings give you a comfortable '' I'm home'' feeling whenever you step thru the front door. Located only a few blocks from the famous Snook Inn and other restaurants close by, this is great community to call home. Make this your place in paradise.

Key facts

• New tile in shower
• Newer vanity
• Crown molding

Tags

• IMPACT WINDOWS
• ELECTRIC HURRICANE SHUTTERS
• UPDATED MASTER BATHROOM
• NEW TILE IN SHOWER
• NEWER VANITY
• CROWN MOLDING

Property features AI

Finance

• Other: No commercial use allowed; no RVs permitted
• Financial info: Multifamily/complex info: 52 units in complex, 10 units in building, 1 unit per floor, 1 floor
• HOA & community: Quarterly condo fee ($2,500); Professional management; Community is non-gated; Community amenity: Cabana; Maintenance included: cable, insurance, internet/WiFi, lawn/land maintenance, manager, trash removal, water; Total annual recurring fees approximately $10,000; one-time fees $175

Exterior

• Parking: 1 assigned parking space
• Security: Impact resistant doors and windows (storm protection)
• Utilities: Central water; Central sewer; Cable available; Central electric power
• Home design: Residential low-rise building (1–3 stories); Built in 1988; Rear exposure faces west; Development: MARCO ISLAND
• Construction: Concrete block and poured concrete construction; Built-up or flat roof
• Exterior features: Stucco exterior; Impact resistant windows; Impact resistant doors; Electric shutters; Landscaped view; Central irrigation

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Pantry
• Bedrooms: 2 bedrooms with a split bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: High-speed internet available; Walk-in closet; Window coverings; Turnkey (furnished); Dining area in living room; Pantry; 3 ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $379k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $379k).
• Recommended offer: $356k (6.0% 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; 22 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 $5,140/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 $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 $106k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($356k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y 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 $250k; list at $379k implies a 52% 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $356,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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. 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?
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 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: 9.06%
• Cash-on-cash: 9.88%
• DSCR: 1.44
• 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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-13,009
• Equity at exit: $56,510

10-year hold

• IRR: 11.2%
• Equity multiple: 2.07×
• Total profit: $113,125
• Equity at exit: $32,769

Cash invested: $106,120 (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: 6.1×

Monthly cashflow live

• Estimated rent: $5,140 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$208 /mo · $2,496/yr
• Insurance: −$158
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$833
• Vacancy / Maint / Mgmt: −$1,079
• Net cashflow: $447

Break-even live

Break-even rent $4,573

Max offer price $379,000

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	23d	1	0.18mi
761 W Elkcam Cir Unit B110 Marco Island, FL	2.0	2.5	1066	$3,500	$3.28	23d	1	0.22mi
731 W Elkcam Cir Unit A109 Marco Island, FL	2.0	2.5	1066	$2,500	$2.35	23d	1	0.26mi
694 W Elkcam Cir #1123 Marco Island, FL	2.0	2.0	945	$2,530	$2.68	23d	1	0.31mi
651 W Elkcam Cir #815 Marco Island, FL	2.0	2.0	813	$4,700	$5.78	23d	1	0.31mi
457 Tallwood St #106 Marco Island, FL	1.0	1.0	539	$1,600	$2.97	23d	1	0.89mi
1215 Edington Pl Unit A6 Marco Island, FL	1.0	1.0	570	$4,500	$7.89	21d	1	0.93mi
591 Seaview Ct Unit A306 Marco Island, FL	2.0	2.0	964	$6,000	$6.22	23d	1	1.03mi
601 Seaview Ct Unit C106 Marco Island, FL	2.0	2.0	964	$5,700	$5.91	23d	1	1.10mi
651 Seaview Ct Unit B207 Marco Island, FL	2.0	2.0	1075	$6,000	$5.58	23d	1	1.12mi
440 Seaview Ct #912 Marco Island, FL	2.0	2.0	1099	$6,500	$5.91	13d	1	1.17mi
60 Pelican St W Naples, FL	1.0	1.0	941	$2,875	$3.06	23d	2	1.18mi
380 Seaview Ct #305 Marco Island, FL	2.0	2.0	1100	$6,000	$5.45	13d	1	1.19mi
260 Seaview Ct #604 Marco Island, FL	2.0	2.0	1070	$8,000	$7.48	13d	1	1.27mi
240 Seaview Ct #413 Marco Island, FL	1.0	1.0	750	$6,500	$8.67	23d	1	1.29mi
240 Seaview Ct #211 Marco Island, FL	2.0	2.0	1075	$11,000	$10.23	21d	1	1.31mi
167 N Collier Blvd Marco Island, FL	2.0	1.0	555	$2,100	$3.78	13d	2	1.35mi
130 N Collier Blvd Unit A6 Marco Island, FL	2.0	1.0	704	$1,900	$2.70	23d	1	1.41mi
180 Seaview Ct Marco Island, FL	1.0–2.0	1.5–2.0	721	$4,500	$6.24	23d	2	1.42mi
140 Seaview Ct #1504 Marco Island, FL	1.0	1.5	610	$2,200	$3.61	23d	1	1.44mi
140 Seaview Ct Unit 902S Marco Island, FL	2.0	2.0	837	$9,000	$10.75	23d	1	1.44mi
87 N Collier Blvd Unit J16 Marco Island, FL	2.0	1.5	787	$5,550	$7.05	13d	1	1.49mi

HOA detail condo

• Monthly dues: $833 · $9,996/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $379,000 Active 76 DOM
2. 2026-06-17
   days on market $379,000 Active 75 DOM
3. 2026-06-16
   days on market $379,000 Active 74 DOM
4. 2026-06-15
   days on market $379,000 Active 73 DOM
5. 2026-06-14
   days on market $379,000 Active 71 DOM
6. 2026-06-10
   days on market $379,000 Active 68 DOM
7. 2026-06-09
   days on market $379,000 Active 67 DOM
8. 2026-06-08
   days on market $379,000 Active 66 DOM
9. 2026-06-07
   days on market $379,000 Active 65 DOM
10. 2026-06-03
    days on market $379,000 Active 61 DOM
11. 2026-06-02
    days on market $379,000 Active 60 DOM
12. 2026-06-01
    days on market $379,000 Active 59 DOM
13. 2026-05-31
    days on market $379,000 Active 58 DOM
14. 2026-05-30
    days on market $379,000 Active 57 DOM
15. 2026-04-03
    listed $379,000 Active 616-char remark

    Show marketing remark (616 chars)

    The 2bed/2bath 1st floor condo has 843SF under air. It comes turnkey furnished with impact windows and an electric hurricane shutters which gives you peace of mind in any storm. The AC is 5 years old and the water heater is 2 years old. The master bathroom has been updated with new tile in the walk in shower and a new vanity. The crown molding and tasteful furnishings give you a comfortable '' I'm home'' feeling whenever you step thru the front door. Located only a few blocks from the famous Snook Inn and other restaurants close by, this is great community to call home. Make this your place in paradise.

16. 2026-04-03
    listed $379,000 Active

    Show marketing remark (616 chars)

    The 2bed/2bath 1st floor condo has 843SF under air. It comes turnkey furnished with impact windows and an electric hurricane shutters which gives you peace of mind in any storm. The AC is 5 years old and the water heater is 2 years old. The master bathroom has been updated with new tile in the walk in shower and a new vanity. The crown molding and tasteful furnishings give you a comfortable '' I'm home'' feeling whenever you step thru the front door. Located only a few blocks from the famous Snook Inn and other restaurants close by, this is great community to call home. Make this your place in paradise.

17. 2017-04-13
    soldstatus $250,000
18. 2017-04-10
    soldstatus $250,000 465-char remark

    Show marketing remark (465 chars)

    Convenient 1st floor living in this fully renovated 2br/2ba condo within walking distance to the Esplanade shops, restaurants, docks and all the bayfront has to offer! Upgraded kitchen cabinets, corian countertops, new lighting fixtures, appliances, crown molding, newer paint, tile on the diagonal & updated bathrooms. New A/C & hot water heater 2014. There is a washer & dryer in the residence as well as new electric storm shutters on the rear lanai!

19. 2017-04-10
    soldstatus $250,000 Sold

    Show marketing remark (465 chars)

    Convenient 1st floor living in this fully renovated 2br/2ba condo within walking distance to the Esplanade shops, restaurants, docks and all the bayfront has to offer! Upgraded kitchen cabinets, corian countertops, new lighting fixtures, appliances, crown molding, newer paint, tile on the diagonal & updated bathrooms. New A/C & hot water heater 2014. There is a washer & dryer in the residence as well as new electric storm shutters on the rear lanai!

20. 2017-03-13
    status Pending With Contingencies
21. 2017-03-13
    status Pending
22. 2017-03-07
    price $259,900
23. 2017-02-03
    listed $269,000 Active
24. 2017-01-29
    listed $259,900 465-char remark

    Show marketing remark (465 chars)

    Convenient 1st floor living in this fully renovated 2br/2ba condo within walking distance to the Esplanade shops, restaurants, docks and all the bayfront has to offer! Upgraded kitchen cabinets, corian countertops, new lighting fixtures, appliances, crown molding, newer paint, tile on the diagonal & updated bathrooms. New A/C & hot water heater 2014. There is a washer & dryer in the residence as well as new electric storm shutters on the rear lanai!

25. 2015-04-17
    soldstatus $200,000
26. 2015-04-15
    soldstatus $200,000
27. 2015-04-15
    price $225,000
28. 2015-04-15
    soldstatus $200,000
29. 2011-09-26
    listed $200,000
30. 2010-09-24
    listed $225,000
31. 2010-09-24
    listed $225,000
32. 2009-10-16
    listed $259,900
33. 2009-10-15
    listed $259,900
34. 2009-04-01
    historical
35. 2008-05-12
    listed $279,000
36. 2008-05-12
    listed $279,000
37. 2008-01-17
    listed $279,900
38. 2007-11-12
    soldstatus $170,000
39. 2006-04-14
    listed $189,999

ⓘ 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: $2,496 · $208/mo
• Projected year-2 tax: $3,146 · $262/mo
• Expected delta: +$649/yr (+$54/mo · 26.0%)

ⓘ 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 · 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: $61,674
• − Mortgage interest: −$21,230
• − Property taxes: −$2,496
• − Insurance: −$7,014
• − Repairs & maintenance: −$4,934
• − Management: −$4,934
• − HOA: −$9,996
• − Depreciation: −$11,025
• Taxable income: $45
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $5,356/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

+99.5% since first listed

25 events — show timeline

• 2026-04-03 Listed $379,000 NAPLESMLS
• 2026-04-03 Listed $379,000 MIML
• 2017-04-13 Sold (Public Records) $250,000 Public Records
• 2017-04-10 Sold (MLS) $250,000 NAPLESMLS
• 2017-04-10 Sold (MLS) $250,000 MIML
• 2017-03-13 Pending — NAPLESMLS
• 2017-03-13 Pending — NAPLESMLS
• 2017-03-07 Price Changed $259,900 NAPLESMLS
• 2017-02-03 Listed $269,000 NAPLESMLS
• 2017-01-29 Listed $259,900 MIML
• 2015-04-17 Sold (Public Records) $200,000 Public Records
• 2015-04-15 Sold (MLS) $200,000 MIML
• 2015-04-15 Price Changed $225,000 NAPLESMLS
• 2015-04-15 Sold (MLS) $200,000 NAPLESMLS
• 2011-09-26 Listed $200,000 NAPLESMLS
• 2010-09-24 Listed $225,000 NAPLESMLS
• 2010-09-24 Listed $225,000 MIML
• 2009-10-16 Listed $259,900 NAPLESMLS
• 2009-10-15 Listed $259,900 MIML
• 2009-04-01 Listing Removed — NAPLESMLS
• 2008-05-12 Listed $279,000 NAPLESMLS
• 2008-05-12 Listed $279,000 MIML
• 2008-01-17 Listed $279,900 MIML
• 2007-11-12 Sold (MLS) $170,000 MIML
• 2006-04-14 Listed $189,999 MIML

Property tax history

+5.7%/yr

Latest (2025): $2,496 · -1.4% YoY. Source: county tax records.