1215 Edington Pl Unit J5 · Marco Island, FL 34145

$319,900

1 bd · 1.0 ba · 570 sqft · Condo public records · 263 Days on market

Built 1970 $879/mo HOA · 22% of rent

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Why this score? — see what drove the C- 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 +17.6/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 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 MLS

VIEW! VIEW! VIEW! It's just amazing from this second-floor turnkey furnished condo. A gem on the Marco River! With two incredible vistas of the Marco River & community pool. The community HOA includes water/sewer, cable TV, a fishing pier, parking, with boat slips available. The unit has a washer/dryer, a new (Cat 4-rated) roof, new windows & front door. Wildlife surrounds Villa de Marco, with dolphins, rays, pelicans, ospreys, & manatees as frequent visitors. The community is vibrant with activities (water exercise, fishing, card & food gatherings, and many volunteer opportunities). Also, a fantastic rental opportunity too! Located in the Olde Marco area of Marco Island this condo is a short distance from several popular Marco Island restaurants and shopping. Fishing is great from your private pier and boat docks

Key facts

• Boat slips
• Fishing pier
• Community pool

Tags

• COMMUNITY POOL
• FISHING PIER
• BOAT SLIPS
• NEW ROOF
• NEW WINDOWS
• FRONT DOOR

Property features AI

Finance

• Other: Gulf access with no bridges
• HOA & community: Monthly condo fee; Condo management; Community amenities include bike storage, clubhouse, community boat dock and ramp, community pool, and fishing pier; Community type: Boating; Maintenance covered: cable, insurance, lawn/land maintenance, manager, exterior pest control, sewer, trash removal, water; Total annual recurring fees reported; One-time fees reported

Exterior

• Parking: Common parking
• Utilities: Central water; Assessment-paid sewer; Cable available
• Home design: Residential low-rise building (1–3 stories); 2-story building; Rear exposure faces south; Unit located in section 5, lot/unit 5
• Construction: Concrete block construction; Shingle roof; Built in 1970
• Exterior features: Stucco exterior; Casement windows; Impact resistant windows; Below-ground private pool; River frontage with seawall; Pool/club and river views; Private road access; No commercial or RV allowed

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 1 bedroom (first-floor)
• Flooring: Marble; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Window coverings; Turnkey furnished; Eat-in kitchen
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (9.7% below list).
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $282k (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.
• 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; 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 $3,993/mo this rent would consume 47% 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 $10k 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.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% of rent.
• 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 $281,512 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.25% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 6.7

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: -14.0%
• Equity multiple: 0.47×
• Total profit: $-47,292
• Equity at exit: $47,698

10-year hold

• IRR: 1.7%
• Equity multiple: 1.15×
• Total profit: $13,527
• Equity at exit: $27,659

Cash invested: $89,572 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,993 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$213 /mo · $2,555/yr
• Insurance: −$133
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$879
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $-175

Break-even live

Break-even rent $4,214

Max offer price $288,990

Occupancy floor 99%

Sensitivity live

Price	-10% $6	-5% $-84	+0% $-175	+5% $-266	+10% $-356
Rent	-10% $-490	-5% $-333	+0% $-175	+5% $-17	+10% $140
Rate	-1.0pp $-14	-0.5pp $-94	base $-175	+0.5pp $-258	+1.0pp $-342

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	23d	1	0.03mi
850 Palm St Unit C5 Marco Island, FL	1.0	1.0	494	$2,400	$4.86	25d	1	0.05mi

HOA detail condo

• Monthly dues: $879 · $10,548/yr
• Likely covers: watersewercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-22
   days on market $319,900 Active 263 DOM
2. 2026-06-18
   days on market $319,900 Active 260 DOM
3. 2026-06-17
   days on market $319,900 Active 259 DOM
4. 2026-06-16
   days on market $319,900 Active 258 DOM
5. 2026-06-15
   days on market $319,900 Active 257 DOM
6. 2026-06-10
   days on market $319,900 Active 252 DOM
7. 2026-06-09
   days on market $319,900 Active 251 DOM
8. 2026-06-08
   days on market $319,900 Active 250 DOM
9. 2026-06-07
   days on market $319,900 Active 249 DOM
10. 2026-06-03
    days on market $319,900 Active 245 DOM
11. 2026-06-02
    days on market $319,900 Active 244 DOM
12. 2026-06-01
    days on market $319,900 Active 243 DOM
13. 2026-05-31
    days on market $319,900 Active 242 DOM
14. 2026-05-30
    days on market $319,900 Active 241 DOM
15. 2026-03-04
    price $319,900

    Show marketing remark (846 chars)

    VIEW! VIEW! VIEW! It's just amazing from this second-floor turnkey furnished condo. A gem on the Marco River! With two incredible vistas of the Marco River & community pool. The community HOA includes water/sewer, cable TV, a fishing pier, parking, with boat slips available. The unit has a washer/dryer, a new (Cat 4-rated) roof, new windows & front door. Wildlife surrounds Villa de Marco, with dolphins, rays, pelicans, ospreys, & manatees as frequent visitors. The community is vibrant with activities (water exercise, fishing, card & food gatherings, and many volunteer opportunities). Also, a fantastic rental opportunity too! Located in the Olde Marco area of Marco Island this condo is a short distance from several popular Marco Island restaurants and shopping. Fishing is great from your private pier and boat docks

16. 2026-03-04
    price $319,900 846-char remark

    Show marketing remark (846 chars)

    VIEW! VIEW! VIEW! It's just amazing from this second-floor turnkey furnished condo. A gem on the Marco River! With two incredible vistas of the Marco River & community pool. The community HOA includes water/sewer, cable TV, a fishing pier, parking, with boat slips available. The unit has a washer/dryer, a new (Cat 4-rated) roof, new windows & front door. Wildlife surrounds Villa de Marco, with dolphins, rays, pelicans, ospreys, & manatees as frequent visitors. The community is vibrant with activities (water exercise, fishing, card & food gatherings, and many volunteer opportunities). Also, a fantastic rental opportunity too! Located in the Olde Marco area of Marco Island this condo is a short distance from several popular Marco Island restaurants and shopping. Fishing is great from your private pier and boat docks

17. 2026-01-05
    price $329,900

    Show marketing remark (846 chars)

    VIEW! VIEW! VIEW! It's just amazing from this second-floor turnkey furnished condo. A gem on the Marco River! With two incredible vistas of the Marco River & community pool. The community HOA includes water/sewer, cable TV, a fishing pier, parking, with boat slips available. The unit has a washer/dryer, a new (Cat 4-rated) roof, new windows & front door. Wildlife surrounds Villa de Marco, with dolphins, rays, pelicans, ospreys, & manatees as frequent visitors. The community is vibrant with activities (water exercise, fishing, card & food gatherings, and many volunteer opportunities). Also, a fantastic rental opportunity too! Located in the Olde Marco area of Marco Island this condo is a short distance from several popular Marco Island restaurants and shopping. Fishing is great from your private pier and boat docks

18. 2026-01-05
    price $329,900 846-char remark

    Show marketing remark (846 chars)

    VIEW! VIEW! VIEW! It's just amazing from this second-floor turnkey furnished condo. A gem on the Marco River! With two incredible vistas of the Marco River & community pool. The community HOA includes water/sewer, cable TV, a fishing pier, parking, with boat slips available. The unit has a washer/dryer, a new (Cat 4-rated) roof, new windows & front door. Wildlife surrounds Villa de Marco, with dolphins, rays, pelicans, ospreys, & manatees as frequent visitors. The community is vibrant with activities (water exercise, fishing, card & food gatherings, and many volunteer opportunities). Also, a fantastic rental opportunity too! Located in the Olde Marco area of Marco Island this condo is a short distance from several popular Marco Island restaurants and shopping. Fishing is great from your private pier and boat docks

19. 2025-10-01
    listed $349,900 Active

    Show marketing remark (846 chars)

    VIEW! VIEW! VIEW! It's just amazing from this second-floor turnkey furnished condo. A gem on the Marco River! With two incredible vistas of the Marco River & community pool. The community HOA includes water/sewer, cable TV, a fishing pier, parking, with boat slips available. The unit has a washer/dryer, a new (Cat 4-rated) roof, new windows & front door. Wildlife surrounds Villa de Marco, with dolphins, rays, pelicans, ospreys, & manatees as frequent visitors. The community is vibrant with activities (water exercise, fishing, card & food gatherings, and many volunteer opportunities). Also, a fantastic rental opportunity too! Located in the Olde Marco area of Marco Island this condo is a short distance from several popular Marco Island restaurants and shopping. Fishing is great from your private pier and boat docks

20. 2025-10-01
    listed $349,900 Active 846-char remark

    Show marketing remark (846 chars)

    VIEW! VIEW! VIEW! It's just amazing from this second-floor turnkey furnished condo. A gem on the Marco River! With two incredible vistas of the Marco River & community pool. The community HOA includes water/sewer, cable TV, a fishing pier, parking, with boat slips available. The unit has a washer/dryer, a new (Cat 4-rated) roof, new windows & front door. Wildlife surrounds Villa de Marco, with dolphins, rays, pelicans, ospreys, & manatees as frequent visitors. The community is vibrant with activities (water exercise, fishing, card & food gatherings, and many volunteer opportunities). Also, a fantastic rental opportunity too! Located in the Olde Marco area of Marco Island this condo is a short distance from several popular Marco Island restaurants and shopping. Fishing is great from your private pier and boat docks

21. 2025-08-31
    historical
22. 2025-03-19
    price $360,000
23. 2025-03-18
    price $360,000
24. 2025-03-12
    price $385,000
25. 2025-03-12
    price $385,000
26. 2025-02-15
    price $399,000
27. 2025-02-14
    price $399,000
28. 2025-01-24
    price $415,000
29. 2025-01-24
    price $415,000
30. 2024-11-20
    price $445,000
31. 2024-11-20
    price $445,000
32. 2024-08-10
    listed $459,000 Active
33. 2024-08-09
    listed $459,000 Active
34. 2016-12-02
    soldstatus $230,000
35. 2016-11-30
    price $230,000
36. 2016-11-29
    price $250,000
37. 2016-11-29
    soldstatus $230,000 Sold
38. 2016-11-29
    soldstatus $230,000
39. 2016-11-06
    status Pending
40. 2016-10-03
    listed $250,000 Active
41. 2016-10-01
    listed $250,000
42. 2011-07-01
    soldstatus $163,000
43. 1996-07-03
    soldstatus $87,000

ⓘ 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: $2,555 · $213/mo
• Projected year-2 tax: $2,655 · $221/mo
• Expected delta: +$100/yr (+$8/mo · 3.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 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: $47,915
• − Mortgage interest: −$17,919
• − Property taxes: −$2,555
• − Insurance: −$6,718
• − Repairs & maintenance: −$3,833
• − Management: −$3,833
• − HOA: −$10,548
• − Depreciation: −$9,306
• Taxable loss: −$6,798
• Est. tax savings @ 24.0%: +$1,632
• After-tax cash flow: $-468/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

+267.7% since first listed

29 events — show timeline

• 2026-03-04 Price Changed $319,900 NAPLESMLS
• 2026-03-04 Price Changed $319,900 MIML
• 2026-01-05 Price Changed $329,900 NAPLESMLS
• 2026-01-05 Price Changed $329,900 MIML
• 2025-10-01 Listed $349,900 MIML
• 2025-10-01 Listed $349,900 NAPLESMLS
• 2025-08-31 Listing Removed — NAPLESMLS
• 2025-03-19 Price Changed $360,000 NAPLESMLS
• 2025-03-18 Price Changed $360,000 MIML
• 2025-03-12 Price Changed $385,000 NAPLESMLS
• 2025-03-12 Price Changed $385,000 MIML
• 2025-02-15 Price Changed $399,000 NAPLESMLS
• 2025-02-14 Price Changed $399,000 MIML
• 2025-01-24 Price Changed $415,000 NAPLESMLS
• 2025-01-24 Price Changed $415,000 MIML
• 2024-11-20 Price Changed $445,000 NAPLESMLS
• 2024-11-20 Price Changed $445,000 MIML
• 2024-08-10 Listed $459,000 NAPLESMLS
• 2024-08-09 Listed $459,000 MIML
• 2016-12-02 Sold (Public Records) $230,000 Public Records
• 2016-11-30 Price Changed $230,000 NAPLESMLS
• 2016-11-29 Sold (MLS) $230,000 MIML
• 2016-11-29 Sold (MLS) $230,000 NAPLESMLS
• 2016-11-29 Price Changed $250,000 NAPLESMLS
• 2016-11-06 Pending — NAPLESMLS
• 2016-10-03 Listed $250,000 NAPLESMLS
• 2016-10-01 Listed $250,000 MIML
• 2011-07-01 Sold (Public Records) $163,000 Public Records
• 1996-07-03 Sold (Public Records) $87,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,555 · -4.5% YoY. Source: county tax records.