829 W Elkcam Cir Unit 2-208 · Marco Island, FL 34145

$314,900

2 bd · 2.0 ba · 995 sqft · Condo · 48 Days on market

Built 1988 Good condition $775/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 +29.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER. Bring an offer. Remodeled 2 bedroom 2 bath second floor condo overlooking the pool. Laundry is located within the condo. New AC. Impact windows and sliding glass door. Screened lanai, plenty of parking, Great location, short walk to The Esplanade, Farmers Market, Winn Dixie, restaurants and shopping. The beach is 2 miles away. Perfect for your winter getaway, residence or investment. Can lease 12 times per year, 30 day minimum.

Key facts

• New ac
• $775 HOA
• Garage

Tags

• NEW AC
• SHORT WALK TO THE ESPLANADE
• BEACH IS 2 MILES AWAY

Property features AI

Finance

• Other: Possession at closing
• Financial info: Total annual recurring HOA fees reported; One-time fees reported
• HOA & community: Quarterly condo fee; Condo fee billed quarterly (total annual recurring fees reported); Professional management; Community amenities include BBQ/picnic area and community pool; Association maintenance covers cable, lawn/land maintenance, manager, exterior pest control, trash removal and water

Exterior

• Parking: Information not provided
• Security: Impact resistant doors and windows; Double-hung and sliding windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise building (1-3 stories); Built in 1988; Wood-frame construction; Vinyl siding exterior; Rear exposure to the west; Located in Paradise Village development
• Construction: Metal roof; Wood frame construction; Vinyl siding; Built in 1988
• Exterior features: Pool/Club view; Central irrigation; Regular lot; Deeded property restrictions (limited number of vehicles, no RV)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator/Freezer; Range/stove (not specifically stated but cooking appliances implied)
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Dining area combined with living; Screened lanai/porch; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $315k).
• Recommended offer: $305k (3.0% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5,138/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 $2k of loan paydown is wiped out by about $9k 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 $88k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
8. 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.
9. 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: 1.63% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.08%
• DSCR: 1.67
• GRM: 5.1

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $12,431
• Equity at exit: $46,953

10-year hold

• IRR: 17.3%
• Equity multiple: 2.76×
• Total profit: $155,004
• Equity at exit: $27,227

Cash invested: $88,172 (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: 5.1×

Monthly cashflow live

• Estimated rent: $5,138 high
• Mortgage (P&I): −$1,651
• Tax est. 1.5%: −$394 /mo · $4,724/yr
• Insurance: −$131
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$775
• Vacancy / Maint / Mgmt: −$1,079
• Net cashflow: $682

Break-even live

Break-even rent $4,276

Max offer price $314,900

Occupancy floor 82%

Sensitivity live

Price	-10% $899	-5% $790	+0% $682	+5% $573	+10% $464
Rent	-10% $276	-5% $479	+0% $682	+5% $885	+10% $1,088
Rate	-1.0pp $840	-0.5pp $762	base $682	+0.5pp $600	+1.0pp $517

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	24d	1	0.11mi
761 W Elkcam Cir Unit B110 Marco Island, FL	2.0	2.5	1066	$3,500	$3.28	24d	1	0.13mi
731 W Elkcam Cir Unit A109 Marco Island, FL	2.0	2.5	1066	$2,500	$2.35	24d	1	0.18mi
694 W Elkcam Cir #1123 Marco Island, FL	2.0	2.0	945	$2,530	$2.68	24d	1	0.23mi
651 W Elkcam Cir #815 Marco Island, FL	2.0	2.0	813	$4,700	$5.78	24d	1	0.24mi
457 Tallwood St #106 Marco Island, FL	1.0	1.0	539	$1,600	$2.97	24d	1	0.80mi
1215 Edington Pl Unit A6 Marco Island, FL	1.0	1.0	570	$4,500	$7.89	22d	1	1.00mi
591 Seaview Ct Unit A306 Marco Island, FL	2.0	2.0	964	$6,000	$6.22	24d	1	1.01mi
601 Seaview Ct Unit C106 Marco Island, FL	2.0	2.0	964	$5,700	$5.91	24d	1	1.07mi
651 Seaview Ct Unit B207 Marco Island, FL	2.0	2.0	1075	$6,000	$5.58	24d	1	1.09mi
440 Seaview Ct #912 Marco Island, FL	2.0	2.0	1099	$6,500	$5.91	14d	1	1.16mi
380 Seaview Ct #305 Marco Island, FL	2.0	2.0	1100	$6,000	$5.45	14d	1	1.16mi
260 Seaview Ct #604 Marco Island, FL	2.0	2.0	1070	$8,000	$7.48	14d	1	1.23mi
240 Seaview Ct #413 Marco Island, FL	1.0	1.0	750	$6,500	$8.67	24d	1	1.25mi
60 Pelican St W Naples, FL	1.0	1.0	941	$2,875	$3.06	24d	2	1.27mi
240 Seaview Ct #211 Marco Island, FL	2.0	2.0	1075	$11,000	$10.23	22d	1	1.27mi
167 N Collier Blvd Marco Island, FL	2.0	1.0	555	$2,100	$3.78	14d	2	1.29mi
130 N Collier Blvd Unit A6 Marco Island, FL	2.0	1.0	704	$1,900	$2.70	24d	1	1.35mi
180 Seaview Ct Marco Island, FL	1.0–2.0	1.5–2.0	721	$4,500	$6.24	24d	2	1.38mi
140 Seaview Ct Unit 902S Marco Island, FL	2.0	2.0	837	$9,000	$10.75	24d	1	1.39mi
140 Seaview Ct #1504 Marco Island, FL	1.0	1.5	610	$2,200	$3.61	24d	1	1.39mi
87 N Collier Blvd Unit J16 Marco Island, FL	2.0	1.5	787	$5,550	$7.05	14d	1	1.43mi
87 N Collier Blvd Marco Island, FL	1.0–2.0	1.0–1.5	663	$5,550	$8.36	24d	3	1.45mi

HOA detail condo

• Monthly dues: $775 · $9,300/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $314,900 Active 48 DOM
2. 2026-06-17
   days on market $314,900 Active 47 DOM
3. 2026-06-16
   days on market $314,900 Active 46 DOM
4. 2026-06-15
   days on market $314,900 Active 45 DOM
5. 2026-06-14
   remarks 449-char remark
6. 2026-06-14
   days on market $314,900 Active 43 DOM
7. 2026-06-10
   days on market $314,900 Active 40 DOM
8. 2026-06-09
   days on market $314,900 Active 39 DOM
9. 2026-06-08
   days on market $314,900 Active 38 DOM
10. 2026-06-07
    days on market $314,900 Active 37 DOM
11. 2026-06-03
    days on market $314,900 Active 33 DOM
12. 2026-06-02
    days on market $314,900 Active 32 DOM
13. 2026-06-01
    days on market $314,900 Active 31 DOM
14. 2026-05-31
    days on market $314,900 Active 30 DOM
15. 2026-05-30
    days on market $314,900 Active 29 DOM
16. 2026-05-01
    listed $314,900 Active
17. 2026-01-08
    listed $2,300

ⓘ 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 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: $61,662
• − Mortgage interest: −$17,639
• − Property taxes: −$4,724
• − Insurance: −$6,693
• − Repairs & maintenance: −$4,933
• − Management: −$4,933
• − HOA: −$9,300
• − Depreciation: −$9,161
• Taxable income: $4,279
• Est. tax owed @ 24.0%: −$1,027
• After-tax cash flow: $7,153/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This remodeled townhouse is in good condition with a fresh paint job and new AC. It offers a great location and is perfect for a winter getaway or investment.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Replace ceiling fans — Clean and updated fans can improve air circulation and add a modern touch.
• Both Install smart home devices — Smart home devices can increase convenience and add value for both buyers and renters.
• Both Add smart locks — Smart locks can enhance security and provide a modern touch for both buyers and renters.
• Both Install smart thermostat — A smart thermostat can improve energy efficiency and provide a modern touch for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace ceiling fans — Clean and updated fans can improve air circulation and add a modern touch. ↑
• Both Install smart home devices — Smart home devices can increase convenience and add value for both buyers and renters. ↑
• Both Add smart locks — Smart locks can enhance security and provide a modern touch for both buyers and renters. ↑
• Both Install smart thermostat — A smart thermostat can improve energy efficiency and provide a modern touch for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+13591.3% since first listed

2 events — show timeline

• 2026-05-01 Listed $314,900 NAPLESMLS
• 2026-01-08 Listed for Rent $2,300 FGCMLS