35 Greenbrier St Unit 6-104 · Marco Island, FL 34145

$409,000

2 bd · 2.0 ba · 814 sqft · Condo public records · 120 Days on market

Built 1977 $845/mo HOA · 15% 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +8.7/10.0
• 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 Mariner is getting a fresh new look in 2026 -- don't miss out! Beginning in April, all nine buildings at The Mariner will be beautifully transformed with fresh exterior paint in a bright coastal color palette, along with updated lighting and new unit numbers. Best of all, these exciting improvements are being completed within the Reserve -- with no additional assessment to owners. The current owners are sad to leave this friendly, engaging community in such an unbeatable location. They dreamed of a waterview home, found one, and are now ready for someone new to enjoy this special residence. This thoughtfully updated condo features: • Impact windows and sliders • New electrical panel • A/C replaced in 2020 • Hot water heater (2023) • Beautifully renovated primary bath • COREtec flooring throughout • Updated kitchen appliances and lighting This coastal jewel is just steps from the pristine sands of Marco Island Residents Beach and the crystal-clear waters of the Gulf of Mexico. Offering two comfortable bedrooms and two full baths, this light-filled retreat blends relaxation with convenience. Enjoy easy access to the best of Marco Island -- from white-sand beaches and waterfront dining to boutique shopping -- all just moments from your door. Your perfect island getaway awaits.

Key facts

• Coretec flooring
• Waterfront dining
• Boutique shopping

Tags

• IMPACT WINDOWS AND DOORS
• CORETEC FLOORING
• WATERFRONT DINING
• BOUTIQUE SHOPPING

Property features AI

Finance

• Other: Unit is one of 162 units in the complex and 18 units in the building; Single-floor unit (1 floor); Located in the MARINER APTS MARCO ISLAND development
• HOA & community: Professional management; Quarterly condo fee; Condo fee includes cable, internet/WiFi access, irrigation water, lawn/land maintenance, manager, exterior pest control, reserves, and trash removal; Community pool; Non-gated community; Total annual recurring HOA fees listed

Exterior

• Parking: 1 assigned parking space; Guest parking available
• Utilities: Central water; Central sewer; Central electric heat; Central electric cooling; Ceiling fan cooling; Cable available
• Home design: Residential low-rise building (1–3 stories); Built in 1977; Concrete block construction; Rear exposure faces northeast
• Construction: Built-up or flat roof; Concrete block construction; Stucco finish; Year built 1977
• Exterior features: Stucco exterior; Impact-resistant windows and doors; Landscaped views; Central irrigation

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/Icemaker
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Interior features: High-speed internet available; Dining area open to family room; Great room floor plan with split bedrooms; Screened lanai/porch; Partially furnished; Three ceiling fans; Six total rooms
• Laundry & utility: Washer and dryer in residence; Laundry in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $409k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $409k).
• Recommended offer: $372k (9.0% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $5,613/mo this rent would consume 66% 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 $12k 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 $115k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($372k) is reasonable based on typical stale-listing flexibility.
• 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 $250k; list at $409k implies a 64% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $372,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.37% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• 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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-4,514
• Equity at exit: $60,983

10-year hold

• IRR: 13.0%
• Equity multiple: 2.25×
• Total profit: $143,265
• Equity at exit: $35,363

Cash invested: $114,520 (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: $5,613 high
• Mortgage (P&I): −$2,145
• Tax from tax record: −$218 /mo · $2,621/yr
• Insurance: −$170
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$845
• Vacancy / Maint / Mgmt: −$1,179
• Net cashflow: $629

Break-even live

Break-even rent $4,817

Max offer price $409,000

Occupancy floor 84%

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
762 San Marco Rd Unit 4-108 Marco Island, FL	2.0	2.0	814	$4,500	$5.53	23d	1	0.08mi
87 N Collier Blvd Unit J16 Marco Island, FL	2.0	1.5	787	$5,550	$7.05	13d	1	0.15mi
87 N Collier Blvd Marco Island, FL	1.0–2.0	1.0–1.5	663	$5,550	$8.36	23d	3	0.16mi
58 N Collier Blvd Marco Island, FL	2.0	2.0	1071	$9,750	$9.10	23d	2	0.24mi
201 S Collier Blvd Unit 3-102 Marco Island, FL	2.0	2.0	808	$5,500	$6.81	23d	1	0.27mi
167 N Collier Blvd Marco Island, FL	2.0	1.0	555	$2,100	$3.78	13d	2	0.27mi
130 N Collier Blvd Unit A6 Marco Island, FL	2.0	1.0	704	$1,900	$2.70	23d	1	0.28mi
140 Seaview Ct Unit 902S Marco Island, FL	2.0	2.0	837	$9,000	$10.75	23d	1	0.34mi
140 Seaview Ct #1504 Marco Island, FL	1.0	1.5	610	$2,200	$3.61	23d	1	0.36mi
261 S Collier Blvd #309 Marco Island, FL	2.0	2.0	1000	$6,200	$6.20	23d	1	0.36mi
180 Seaview Ct Marco Island, FL	1.0–2.0	1.5–2.0	721	$4,500	$6.24	23d	2	0.43mi
240 Seaview Ct #413 Marco Island, FL	1.0	1.0	750	$6,500	$8.67	23d	1	0.55mi
240 Seaview Ct #211 Marco Island, FL	2.0	2.0	1075	$11,000	$10.23	21d	1	0.56mi
260 Seaview Ct #604 Marco Island, FL	2.0	2.0	1070	$8,000	$7.48	13d	1	0.63mi
651 Seaview Ct Unit B207 Marco Island, FL	2.0	2.0	1075	$6,000	$5.58	23d	1	0.63mi
601 Seaview Ct Unit C106 Marco Island, FL	2.0	2.0	964	$5,700	$5.91	23d	1	0.70mi
380 Seaview Ct #305 Marco Island, FL	2.0	2.0	1100	$6,000	$5.45	13d	1	0.77mi
591 Seaview Ct Unit A306 Marco Island, FL	2.0	2.0	964	$6,000	$6.22	23d	1	0.82mi
440 Seaview Ct #912 Marco Island, FL	2.0	2.0	1099	$6,500	$5.91	13d	1	0.86mi
457 Tallwood St #106 Marco Island, FL	1.0	1.0	539	$1,600	$2.97	23d	1	0.96mi
68 Marco Villas Dr Unit R-5 Marco Island, FL	2.0	2.5	1046	$4,750	$4.54	23d	1	0.99mi
146 Clyburn St Unit I-6 Marco Island, FL	2.0	2.5	1046	$2,000	$1.91	23d	1	1.04mi
651 W Elkcam Cir #815 Marco Island, FL	2.0	2.0	813	$4,700	$5.78	23d	1	1.28mi
694 W Elkcam Cir #1123 Marco Island, FL	2.0	2.0	945	$2,530	$2.68	23d	1	1.29mi
731 W Elkcam Cir Unit A109 Marco Island, FL	2.0	2.5	1066	$2,500	$2.35	23d	1	1.36mi
761 W Elkcam Cir Unit B110 Marco Island, FL	2.0	2.5	1066	$3,500	$3.28	23d	1	1.39mi
750 W Elkcam Cir #315 Marco Island, FL	2.0	2.0	990	$5,600	$5.66	23d	1	1.41mi

HOA detail condo

• Monthly dues: $845 · $10,140/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $409,000 Active 120 DOM
2. 2026-06-17
   days on market $409,000 Active 119 DOM
3. 2026-06-16
   days on market $409,000 Active 118 DOM
4. 2026-06-15
   days on market $409,000 Active 117 DOM
5. 2026-06-14
   days on market $409,000 Active 115 DOM
6. 2026-06-10
   days on market $409,000 Active 112 DOM
7. 2026-06-09
   days on market $409,000 Active 111 DOM
8. 2026-06-08
   days on market $409,000 Active 110 DOM
9. 2026-06-07
   days on market $409,000 Active 109 DOM
10. 2026-06-03
    days on market $409,000 Active 105 DOM
11. 2026-06-02
    days on market $409,000 Active 104 DOM
12. 2026-06-01
    days on market $409,000 Active 103 DOM
13. 2026-05-31
    days on market $409,000 Active 102 DOM
14. 2026-05-30
    days on market $409,000 Active 101 DOM
15. 2026-03-19
    price $409,000

    Show marketing remark (1357 chars)

    The Mariner is getting a fresh new look in 2026 -- don't miss out! Beginning in April, all nine buildings at The Mariner will be beautifully transformed with fresh exterior paint in a bright coastal color palette, along with updated lighting and new unit numbers. Best of all, these exciting improvements are being completed within the Reserve -- with no additional assessment to owners. The current owners are sad to leave this friendly, engaging community in such an unbeatable location. They dreamed of a waterview home, found one, and are now ready for someone new to enjoy this special residence. This thoughtfully updated condo features: • Impact windows and sliders • New electrical panel • A/C replaced in 2020 • Hot water heater (2023) • Beautifully renovated primary bath • COREtec flooring throughout • Updated kitchen appliances and lighting This coastal jewel is just steps from the pristine sands of Marco Island Residents Beach and the crystal-clear waters of the Gulf of Mexico. Offering two comfortable bedrooms and two full baths, this light-filled retreat blends relaxation with convenience. Enjoy easy access to the best of Marco Island -- from white-sand beaches and waterfront dining to boutique shopping -- all just moments from your door. Your perfect island getaway awaits.

16. 2026-03-19
    price $409,000 1357-char remark

    Show marketing remark (1357 chars)

    The Mariner is getting a fresh new look in 2026 -- don't miss out! Beginning in April, all nine buildings at The Mariner will be beautifully transformed with fresh exterior paint in a bright coastal color palette, along with updated lighting and new unit numbers. Best of all, these exciting improvements are being completed within the Reserve -- with no additional assessment to owners. The current owners are sad to leave this friendly, engaging community in such an unbeatable location. They dreamed of a waterview home, found one, and are now ready for someone new to enjoy this special residence. This thoughtfully updated condo features: • Impact windows and sliders • New electrical panel • A/C replaced in 2020 • Hot water heater (2023) • Beautifully renovated primary bath • COREtec flooring throughout • Updated kitchen appliances and lighting This coastal jewel is just steps from the pristine sands of Marco Island Residents Beach and the crystal-clear waters of the Gulf of Mexico. Offering two comfortable bedrooms and two full baths, this light-filled retreat blends relaxation with convenience. Enjoy easy access to the best of Marco Island -- from white-sand beaches and waterfront dining to boutique shopping -- all just moments from your door. Your perfect island getaway awaits.

17. 2026-02-18
    listed $415,000 Active

    Show marketing remark (1357 chars)

    The Mariner is getting a fresh new look in 2026 -- don't miss out! Beginning in April, all nine buildings at The Mariner will be beautifully transformed with fresh exterior paint in a bright coastal color palette, along with updated lighting and new unit numbers. Best of all, these exciting improvements are being completed within the Reserve -- with no additional assessment to owners. The current owners are sad to leave this friendly, engaging community in such an unbeatable location. They dreamed of a waterview home, found one, and are now ready for someone new to enjoy this special residence. This thoughtfully updated condo features: • Impact windows and sliders • New electrical panel • A/C replaced in 2020 • Hot water heater (2023) • Beautifully renovated primary bath • COREtec flooring throughout • Updated kitchen appliances and lighting This coastal jewel is just steps from the pristine sands of Marco Island Residents Beach and the crystal-clear waters of the Gulf of Mexico. Offering two comfortable bedrooms and two full baths, this light-filled retreat blends relaxation with convenience. Enjoy easy access to the best of Marco Island -- from white-sand beaches and waterfront dining to boutique shopping -- all just moments from your door. Your perfect island getaway awaits.

18. 2026-02-18
    listed $415,000 Active 1357-char remark

    Show marketing remark (1357 chars)

    The Mariner is getting a fresh new look in 2026 -- don't miss out! Beginning in April, all nine buildings at The Mariner will be beautifully transformed with fresh exterior paint in a bright coastal color palette, along with updated lighting and new unit numbers. Best of all, these exciting improvements are being completed within the Reserve -- with no additional assessment to owners. The current owners are sad to leave this friendly, engaging community in such an unbeatable location. They dreamed of a waterview home, found one, and are now ready for someone new to enjoy this special residence. This thoughtfully updated condo features: • Impact windows and sliders • New electrical panel • A/C replaced in 2020 • Hot water heater (2023) • Beautifully renovated primary bath • COREtec flooring throughout • Updated kitchen appliances and lighting This coastal jewel is just steps from the pristine sands of Marco Island Residents Beach and the crystal-clear waters of the Gulf of Mexico. Offering two comfortable bedrooms and two full baths, this light-filled retreat blends relaxation with convenience. Enjoy easy access to the best of Marco Island -- from white-sand beaches and waterfront dining to boutique shopping -- all just moments from your door. Your perfect island getaway awaits.

19. 2020-02-10
    soldstatus $250,000
20. 2020-01-31
    soldstatus $250,000 Sold
21. 2020-01-16
    status Pending
22. 2020-01-13
    listed $255,000 Active
23. 1999-06-04
    soldstatus $56,800

ⓘ 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: $2,621 · $218/mo
• Projected year-2 tax: $3,395 · $283/mo
• Expected delta: +$774/yr (+$64/mo · 29.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $67,358
• − Mortgage interest: −$22,910
• − Property taxes: −$2,621
• − Insurance: −$7,164
• − Repairs & maintenance: −$5,389
• − Management: −$5,389
• − HOA: −$10,140
• − Depreciation: −$11,898
• Taxable income: $1,847
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $7,106/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

+620.1% since first listed

9 events — show timeline

• 2026-03-19 Price Changed $409,000 NAPLESMLS
• 2026-03-19 Price Changed $409,000 MIML
• 2026-02-18 Listed $415,000 MIML
• 2026-02-18 Listed $415,000 NAPLESMLS
• 2020-02-10 Sold (Public Records) $250,000 Public Records
• 2020-01-31 Sold (MLS) $250,000 NAPLESMLS
• 2020-01-16 Pending — NAPLESMLS
• 2020-01-13 Listed $255,000 NAPLESMLS
• 1999-06-04 Sold (Public Records) $56,800 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,621 · +2.7% YoY. Source: county tax records.