1215 Edington Pl Unit M3 · Marco Island, FL 34145

$249,000

1 bd · 1.0 ba · 570 sqft · Condo public records · 10 Days on market

Built 1970 $935/mo HOA · 23% 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
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• 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

Paradise is calling! Discover the perfect island retreat in this beautifully updated first-floor 1-bedroom, 1-bathroom condo, located just steps from the scenic Marco River. Designed for comfortable coastal living, the kitchen features stainless-steel appliances, granite countertops, and ample cabinet space. Additional upgrades include an updated bathroom, hurricane-impact windows, doors, and sliders, along with tile flooring throughout for easy maintenance and a clean, timeless look. Step outside to your private open patio and embrace the relaxed Florida lifestyle, surrounded by lush tropical landscaping and a charming garden-style setting. Convenience is everywhere, with parking nearby your front door and the community pool nearby for effortless relaxation. Being sold unfurnished, this condo offers the perfect blank canvas to create your own personalized island getaway. For boating enthusiasts, docks may be available for lease, providing easy access to the water and all that Southwest Florida's boating lifestyle has to offer. Ideally situated near popular restaurants and shopping this exceptional condo places the very best of island living right at your fingertips. Whether you're searching for a seasonal getaway, investment opportunity, or full-time residence, this inviting condo offers the perfect blend of comfort, convenience, and island charm.

Key facts

• Community pool
• Private open patio
• Updated bathroom

Tags

• UPDATED BATHROOM
• HURRICANE IMPACT WINDOWS
• PRIVATE OPEN PATIO
• TROPICAL LANDSCAPING
• COMMUNITY POOL

Property features AI

Finance

• Other: One unit in the floor; 1 unit in the building floor layout (building has 8 units, complex has ~100 units); Condo name: Ville De Marco; No commercial use and no RVs allowed
• HOA & community: Monthly condo fee of $935; Professional management; Maintenance covers cable, insurance, internet/WiFi, laundry facilities, lawn/land maintenance, manager, exterior pest control, recreation facilities, reserves, sewer, trash removal and water; Community amenities include bike storage, community boat dock and lift, community pool and fishing pier; Gated community; Total annual recurring fees: $11,220; One-time fees: $150

Exterior

• Parking: Common parking; Paved driveway
• Security: Gated community; Impact resistant windows and doors
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1–3 stories); Corner end-unit with Florida-style design; Rear exposure facing south; Located in Marco Island development
• Construction: Concrete block construction; Stucco exterior finish; Built in 1970; Built-up or flat roof
• Exterior features: Patio; Landscaped view; Seawall and river frontage (waterfront); Central irrigation

Interior

• Kitchen: Microwave; Range; Refrigerator/Freezer
• Bedrooms: One bedroom on the first floor
• Flooring: Tile
• Bathrooms: One full bathroom with shower (master: shower only)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: High-speed internet available; Dining area integrated with living room; Open porch/lanai
• Laundry & utility: Unfurnished (no washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $249k).

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; 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 $7k 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 $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 23% 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 $249,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.60% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 5.2

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: -3.9%
• Equity multiple: 0.84×
• Total profit: $-10,853
• Equity at exit: $37,127

10-year hold

• IRR: 11.3%
• Equity multiple: 2.11×
• Total profit: $77,555
• Equity at exit: $21,529

Cash invested: $69,720 (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: 5.2×

Monthly cashflow live

• Estimated rent: $3,993 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$168 /mo · $2,010/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$935
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $216

Break-even live

Break-even rent $3,720

Max offer price $249,000

Occupancy floor 90%

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: $62,250
• Closing costs: $7,470
• 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	21d	1	0.03mi
850 Palm St Unit C5 Marco Island, FL	1.0	1.0	494	$2,400	$4.86	23d	1	0.05mi

HOA detail condo

• Monthly dues: $935 · $11,220/yr
• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $249,000 Active 10 DOM
2. 2026-06-17
   days on market $249,000 Active 9 DOM
3. 2026-06-16
   days on market $249,000 Active 8 DOM
4. 2026-06-15
   price $249,000 Active 7 DOM
5. 2026-06-15
   days on market $259,000 Active 7 DOM
6. 2026-06-14
   days on market $259,000 Active 5 DOM
7. 2026-06-10
   days on market $259,000 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $259,000 Active 1 DOM

ⓘ 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: $2,010 · $168/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$57/yr (+$5/mo · 2.8%)

ⓘ 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: −$13,948
• − Property taxes: −$2,010
• − Insurance: −$6,364
• − Repairs & maintenance: −$3,833
• − Management: −$3,833
• − HOA: −$11,220
• − Depreciation: −$7,244
• Taxable loss: −$537
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $2,719/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

+317.7% since first listed

17 events — show timeline

• 2026-06-08 Listed $259,000 MIML
• 2026-06-08 Listed $259,000 NAPLESMLS
• 2024-03-05 Sold (Public Records) $255,000 Public Records
• 2024-02-27 Sold (MLS) $255,000 NAPLESMLS
• 2024-02-27 Sold (MLS) $255,000 MIML
• 2024-01-12 Pending — NAPLESMLS
• 2024-01-12 Contingent — MIML
• 2024-01-08 Price Changed $284,900 NAPLESMLS
• 2024-01-08 Price Changed $284,900 MIML
• 2023-10-28 Price Changed $299,900 NAPLESMLS
• 2023-10-28 Price Changed $299,900 MIML
• 2023-10-02 Price Changed $304,900 NAPLESMLS
• 2023-10-02 Price Changed $304,900 MIML
• 2023-09-29 Listed $309,900 NAPLESMLS
• 2023-09-29 Listed $309,900 MIML
• 1999-07-20 Sold (Public Records) $69,000 Public Records
• 1990-12-01 Sold (Public Records) $62,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,010 · +2.0% YoY. Source: county tax records.