10 Tampa Pl #501 · Marco Island, FL 34145

$7,000

1 bd · 2.0 ba · 855 sqft · Timeshare · 14 Days on market

Built 1981 $86/mo HOA · 2% of rent

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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

SUNRISE BAY RESORT UNIT 501 WEEK 52 (December 26-Jan. 2) Grab this great opportunity to own a sleep 6 larger unit for a holiday holiday week in historic Olde Marco and spend it in the sun instead of the snow! Weeks 51 (December 19-25) and week 1 (January 2-9) are also available (in different sleep 4 units), so a two or three week package could be in order, as well! Enjoy everything Sunrise Bay has to offer swimming in the pool, relaxing in the jacuzzi, fishing off the dock and cleaning your fresh catch right at the fish cleaning station and grill it on the resort grill under the tiki hut! Enjoy exploring the island on the complimentary resort bikes, and take a short walk to several fantasti

Key facts

• Fishing off the dock
• Tiki hut
• Resort grill

Tags

• FISHING OFF THE DOCK
• FISH CLEANING STATION
• RESORT GRILL
• TIKI HUT
• SHORT WALK TO LOCAL SHOPS

Property features AI

Finance

• Other: Gulf access with no bridges; Boat facilities include slip, composite dock, tiki hut, and water at the dock; River frontage and river view; Irrigation: central
• HOA & community: Mandatory HOA with on-site management; Annual HOA fee of $1,035; HOA maintenance covers cable, internet/WiFi, laundry facilities, lawn/land maintenance, legal/accounting, manager, pest control (interior and exterior), repairs, reserves, sewer, street lights/maintenance, trash removal, and water; Community amenities include common laundry, community boat dock and slips, community gulf boat access, community pool, community room, community spa/hot tub, fish cleaning station, and fishing pier; Community type: Boating, Condo/Hotel, Non-gated

Exterior

• Parking: Common parking; Paved driveway
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential mid-rise (4–7 stories); Unit 501; Rear exposure faces east
• Construction: Concrete block construction; Built in 1981
• Exterior features: Deck; Stucco exterior; Double-hung and sliding windows; Built-up or flat roof

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator/Freezer; In-unit safe
• Bedrooms: One bedroom
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms; Master bath with tub-and-shower combo
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans for additional cooling
• Interior features: Cable pre-wired and high-speed internet available; Smoke detectors; Turnkey furnished; Great room floor plan; Common elevator; Two ceiling fans
• Laundry & utility: Access to common laundry facilities (HOA provided)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath timeshare listed at $7k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $7k).

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; 7 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 $3,819/mo this rent would consume 45% 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 $48 of loan paydown is wiped out by about $210 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $7,000

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 54.56% ✓
• Cap rate: 500.45%
• Cash-on-cash: 1764.84%
• DSCR: 79.53
• GRM: 0.2

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: 87.71×
• Total profit: $169,955
• Equity at exit: $1,044

10-year hold

• IRR: —
• Equity multiple: 212.26×
• Total profit: $414,075
• Equity at exit: $605

Cash invested: $1,960 (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: 0.2×

Monthly cashflow live

• Estimated rent: $3,819 high
• Mortgage (P&I): −$37
• Tax est. 1.5%: −$9 /mo · $105/yr
• Insurance: −$3
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$86
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $2,456

Break-even live

Break-even rent $710

Max offer price $7,000

Occupancy floor 31%

Sensitivity live

Price	-10% $2,461	-5% $2,458	+0% $2,456	+5% $2,454	+10% $2,451
Rent	-10% $2,154	-5% $2,305	+0% $2,456	+5% $2,607	+10% $2,758
Rate	-1.0pp $2,460	-0.5pp $2,458	base $2,456	+0.5pp $2,454	+1.0pp $2,452

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: $1,750
• Closing costs: $210
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 Edington Pl Unit A6 Marco Island, FL	1.0	1.0	570	$4,500	$7.89	22d	1	0.22mi
60 Pelican St W Naples, FL	1.0	1.0	941	$2,875	$3.06	24d	2	0.55mi
750 W Elkcam Cir #315 Marco Island, FL	2.0	2.0	990	$5,600	$5.66	24d	1	1.00mi
761 W Elkcam Cir Unit B110 Marco Island, FL	2.0	2.5	1066	$3,500	$3.28	24d	1	1.03mi
731 W Elkcam Cir Unit A109 Marco Island, FL	2.0	2.5	1066	$2,500	$2.35	24d	1	1.06mi
694 W Elkcam Cir #1123 Marco Island, FL	2.0	2.0	945	$2,530	$2.68	24d	1	1.13mi
651 W Elkcam Cir #815 Marco Island, FL	2.0	2.0	813	$4,700	$5.78	24d	1	1.14mi

HOA detail

• Monthly dues: $86 · $1,032/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-18
   days on market $7,000 Active 14 DOM
2. 2026-06-17
   days on market $7,000 Active 13 DOM
3. 2026-06-16
   days on market $7,000 Active 12 DOM
4. 2026-06-15
   days on market $7,000 Active 11 DOM
5. 2026-06-14
   days on market $7,000 Active 9 DOM
6. 2026-06-10
   days on market $7,000 Active 6 DOM
7. 2026-06-09
   days on market $7,000 Active 5 DOM
8. 2026-06-08
   days on market $7,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $7,000 Active 3 DOM

ⓘ 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: $45,827
• − Mortgage interest: −$392
• − Property taxes: −$105
• − Insurance: −$5,154
• − Repairs & maintenance: −$3,666
• − Management: −$3,666
• − HOA: −$1,032
• − Depreciation: −$204
• Taxable income: $31,608
• Est. tax owed @ 24.0%: −$7,586
• After-tax cash flow: $21,886/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

1 event — show timeline

• 2026-06-04 Listed $7,000 NAPLESMLS