2590 Marshcreek Ln #202 · Island Walk, FL 34119

$430,000

2 bd · 2.0 ba · 1,995 sqft · Condo public records · 238 Days on market

Built 1999 $686/mo HOA · 17% of rent ↓ 7% since listing

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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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Largest floor plan available in the gated community of Huntington Lakes, offering just under 2,000 square feet of living space and a 2-car garage. This well maintained second floor coach home features 2 bedrooms, a den, and 2 full bathrooms with a spacious and open layout. The home has been meticulously maintained by the original owners and includes tile flooring in the main living areas, fresh interior paint, and Everwood by Hunter Douglas 2" wood blinds in the bedrooms and den. Recent updates include a new AC in 2026 with a 10 year manufacturer warranty, reverse osmosis system installed in 2025, and new motors and curtains for the lanai hurricane shutters in 2025. The master bathroom

Key facts

• Gated community
• Long lake views
• Screened lanai

Tags

• UPDATED KITCHEN
• EXPANSIVE OWNERS SUITE
• SCREENED LANAI
• LONG LAKE VIEWS
• GATED COMMUNITY
• RESORT STYLE AMENITIES

Property features AI

Other

• Possession: Possession at closing
• Property information: Located in the Huntington Lakes development, subdivision/unit 202; Deeded restrictions
• Multi-unit information: Part of a complex with 648 units; 4 units in the building; 2 units per floor; single-story building

Finance

• HOA & community: Mandatory HOA (gated community); Master HOA fee approximately $824 quarterly; Condo fee approximately $1,233 quarterly; Total annual recurring fees about $8,228; Total one-time fees about $150; Professional management; HOA maintenance covers cable, internet/WiFi, irrigation water, lawn/land maintenance, pest control (exterior), sewer, trash removal, street lights/maintenance and more; Community amenities include clubhouse, community pool and spa/hot tub, exercise room, sauna, billiards, bocce court, library, community room, BBQ/picnic area, sidewalks and underground utilities

Exterior

• Parking: Attached 2-car garage; Auto garage door
• Security: Security system; Impact resistant windows and doors; Electric shutters; Smoke detector(s)
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential carriage/coach end-unit in a low-rise (1-3) building; Built in 1999; Stucco exterior; Tile roof; South rear exposure
• Construction: Concrete block construction; Impact resistant windows
• Exterior features: Pond view; Lake/water view; Irrigation from lake/canal

Interior

• Kitchen: Electric cooktop; Dishwasher; Garbage disposal; Microwave; Refrigerator with icemaker; Reverse osmosis water filtration; Pantry
• Bedrooms: 2 bedrooms plus den with a split bedroom floor plan
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Four ceiling fans
• Interior features: Cable prewire and high-speed internet available; Laundry tub; Pantry; Smoke detectors; Surround sound wiring; Vaulted/volume ceilings; Window coverings; Dining area in living room and eat-in kitchen; Den/Study, Family Room and Home Office; Screened lanai/porch; Unfurnished
• Laundry & utility: Washer and dryer included; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $430k.

Deal economics

• At list price, monthly cash flow is $-17 ($-200/yr) — negative.
• To cash-flow at today's rent, offer at most $427k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $412k (4.3% below list).
• Recommended offer: $378k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#692 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; Watch: health & safety D, amenities F, commute 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: Veterans Memorial Elementary School (math 78% / reading 79%, grade A, #141 of 2,144 statewide, top 7%, 743 students, 22% FRL); North Naples Middle School (math 79% / reading 73%, grade A, #34 of 571 statewide, top 6%, 903 students, 25% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 22% FRL vs 55% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 72% at this address vs 58% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Collier average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-2.5%/yr); 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 44% of the median local income ($113k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 238 days — a 12% lower offer ($378k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $378,400 (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 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.31×
• Total profit: $-82,558
• Equity at exit: $64,114

10-year hold

• IRR: -23.0%
• Equity multiple: 0.01×
• Total profit: $-118,883
• Equity at exit: $37,179

Cash invested: $120,400 (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 34119

• Rents YoY: -2.5%
• Active inventory: 590
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $4,117 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$149 /mo · $1,783/yr
• Insurance: −$179
• HOA: −$686
• Vacancy / Maint / Mgmt: −$864
• Net cashflow: $-17

Break-even live

Break-even rent $4,138

Max offer price $427,060

Occupancy floor 95%

Sensitivity live

Price	-10% $227	-5% $105	+0% $-17	+5% $-138	+10% $-260
Rent	-10% $-342	-5% $-179	+0% $-17	+5% $146	+10% $309
Rate	-1.0pp $200	-0.5pp $93	base $-17	+0.5pp $-128	+1.0pp $-241

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Marshcreek Ln #201 Naples, FL	3.0	2.0	1765	$2,595	$1.47	15d	1	0.02mi
2525 Aspen Creek Ln #101 Naples, FL	3.0	2.0	1532	$4,500	$2.94	25d	1	0.11mi
2720 Cypress Trace Cir Naples, FL	2.0–3.0	2.0	1283	$2,100	$1.64	25d	3	0.16mi
2710 Cypress Trace Cir Naples, FL	2.0	2.0	1213	$3,425	$2.82	25d	2	0.16mi
2700 Cypress Trace Cir #3112 Naples, FL	2.0	2.0	1232	$2,100	$1.70	25d	1	0.18mi
2690 Cypress Trace Cir #3212 Naples, FL	2.0	2.0	1232	$5,300	$4.30	25d	1	0.21mi
2730 Cypress Trace Cir Unit 1 Naples, FL	2.0	2.0	1232	$5,500	$4.46	25d	1	0.22mi
2740 Cypress Trace Cir Naples, FL	2.0	2.0	1493	$3,488	$2.34	25d	3	0.24mi
2920 Cypress Trace Cir #204 Naples, FL	2.0	2.0	1625	$5,500	$3.38	25d	1	0.27mi
6655 Huntington Lakes Cir #204 Naples, FL	3.0	2.0	1315	$3,500	$2.66	25d	1	0.28mi
6880 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1231	$3,750	$3.05	25d	1	0.29mi
2870 Cypress Trace Cir #1713 Naples, FL	2.0	2.0	1414	$2,900	$2.05	25d	1	0.29mi
2820 Cypress Trace Cir Naples, FL	2.0	2.0	1254	$3,748	$2.99	25d	3	0.30mi
2880 Cypress Trace Cir #103 Naples, FL	2.0	2.0	1372	$5,500	$4.01	25d	1	0.30mi
11762 Quail Village Way Naples, FL	3.0	2.5	1800	$3,800	$2.11	25d	1	0.33mi
6544 Huntington Lakes Cir Unit 9-204 Naples, FL	3.0	2.0	1382	$4,250	$3.08	25d	1	0.34mi
2855 Cypress Trace Cir #102 Naples, FL	2.0	2.0	1232	$2,000	$1.62	15d	1	0.34mi
2855 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,800	$3.90	15d	1	0.34mi
2835 Cypress Trace Cir Unit 1049710P Naples, FL	3.0	2.0	1248	$4,110	$3.29	15d	1	0.34mi
2895 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,500	$3.65	25d	1	0.35mi
2895 Cypress Trace Cir #104 Naples, FL	2.0	2.0	1252	$4,800	$3.83	25d	1	0.35mi
2790 Cypress Trace Cir Naples, FL	2.0	2.0	1537	$5,000	$3.25	25d	2	0.36mi
11672 Quail Village Way Unit 130-3 Naples, FL	2.0	2.0	1934	$4,000	$2.07	25d	1	0.43mi
10033 Heather Ln Unit 5-502 Naples, FL	3.0	2.0	1774	$2,300	$1.30	25d	1	0.53mi
5705 Heron Ln #806 Naples, FL	2.0	2.0	1540	$7,000	$4.55	25d	1	0.54mi
5693 Heron Ln #502 Naples, FL	2.0	2.0	1490	$6,800	$4.56	25d	1	0.56mi
10020 Heather Ln Unit 9-904 Naples, FL	3.0	2.0	1640	$2,350	$1.43	25d	1	0.58mi
3435 Laurelgreens Ln S Unit 1 Naples, FL	3.0	2.0	1758	$6,000	$3.41	25d	1	0.58mi
3435 Laurel Greens Ln S #201 Naples, FL	3.0	2.0	1708	$3,000	$1.76	25d	1	0.59mi
3455 Laurel Greens Ln S #103 Naples, FL	3.0	2.0	1758	$5,500	$3.13	25d	1	0.64mi
5765 Grande Reserve Way Unit 7-702 Naples, FL	2.0	2.0	1800	$7,500	$4.17	25d	1	0.66mi
3465 Laurel Greens Ln S #103 Naples, FL	2.0	2.0	1789	$2,550	$1.43	25d	1	0.66mi
5657 Whisperwood Blvd #204 Naples, FL	2.0	2.0	1793	$6,000	$3.35	25d	1	0.67mi
5645 Whisperwood Blvd #504 Naples, FL	2.0	2.0	1793	$6,000	$3.35	25d	1	0.69mi
5632 Whisperwood Blvd #1601 Naples, FL	3.0	2.0	1856	$8,000	$4.31	25d	1	0.71mi
3425 Grand Cypress Dr #102 Naples, FL	3.0	2.0	1763	$6,500	$3.69	25d	1	0.75mi
3445 Grand Cypress Dr #202 Naples, FL	3.0	2.0	1853	$6,500	$3.51	25d	1	0.79mi
5945 Paradise Cir Naples, FL	3.0	3.5	2564	$3,610	$1.41	25d	1	0.81mi
5935 Northridge Dr Naples, FL	2.0	2.0	1671	$2,995	$1.79	25d	1	0.84mi
5105 Cedar Springs Dr #101 Naples, FL	2.0	2.0	1650	$7,000	$4.24	25d	1	0.87mi

HOA detail condo

• Monthly dues: $686 · $8,232/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-07
   statusdays on market $430,000 Pending 238 DOM
2. 2026-06-03
   days on market $430,000 Active 237 DOM
3. 2026-06-02
   days on market $430,000 Active 236 DOM
4. 2026-06-01
   days on market $430,000 Active 235 DOM
5. 2026-05-31
   days on market $430,000 Active 234 DOM
6. 2026-05-30
   days on market $430,000 Active 233 DOM
7. 2026-04-11
   price $430,000
8. 2026-03-27
   price $439,000
9. 2026-03-04
   price $444,999
10. 2026-01-05
    price $449,900
11. 2025-10-09
    listed $460,000 Active

ⓘ 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: $1,783 · $149/mo
• Projected year-2 tax: $3,569 · $297/mo
• Expected delta: +$1,786/yr (+$149/mo · 100.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,398
• − Mortgage interest: −$24,087
• − Property taxes: −$1,783
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,952
• − Management: −$3,952
• − HOA: −$8,232
• − Depreciation: −$12,509
• Taxable loss: −$7,266
• Est. tax savings @ 24.0%: +$1,744
• After-tax cash flow: $1,544/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 — Island Walk

• Score: 64/100
• State rank: #692
• US rank: #14444

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B+ Health & safety D User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 36,807
• Household income: $113,391
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 741.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 17% · Canada, Jamaica, Dominican Republic
• Languages at home: 78% English-only · Spanish 15% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -243.12%
• Current HPI: 269.3208
• Rent YoY: ▼ -2.51%
• 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

-6.5% since first listed

5 events — show timeline

• 2026-04-11 Price Changed $430,000 NAPLESMLS
• 2026-03-27 Price Changed $439,000 NAPLESMLS
• 2026-03-04 Price Changed $444,999 NAPLESMLS
• 2026-01-05 Price Changed $449,900 NAPLESMLS
• 2025-10-09 Listed $460,000 NAPLESMLS

Property tax history

+1.0%/yr

Latest (2025): $1,783 · +2.6% YoY. Source: county tax records.