320 Seaview Ct Unit 2-805 · Marco Island, FL
Flood risk 9/10 · Severe
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 25 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F 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).
- ARV discount +10.6/15.0
- Schools +5.7/10.0
- Rent growth +4.1/5.0
- Condition / age +4.0/5.0
- Livability +3.6/5.0
- 1% rule +0.4/10.0
- Cash flow +0.1/30.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$695,000
320 Seaview Ct Unit 2-805 · Marco Island, FL 34145
2 bd · 2.0 ba · 1,070 sqft · Condo
· 72 Days on market
Built 1981
Garage
$650/sqft
· 7% below area
Est $746k · 7% under
$1310/mo HOA · 35% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Perched on the eighth floor of South Seas West, this two-bedroom, two-bath residence offers sweeping, unobstructed views of the Gulf, the Bay, and the island beyond, all from a single vantage point. From the moment you step inside, the southwest exposure draws your eye straight to the water, casting warm afternoon light across the open living and dining area. The spacious living room flows naturally onto a 26-foot open balcony - the kind of outdoor space where morning coffee and evening sunsets become part of your daily rhythm.
Key facts
- Private boardwalk
- Fitness center
- Tennis courts
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $695k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-4k ($-43k/yr) — negative.
- To cash-flow at today's rent, offer at most $178k (74.4% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $376k (45.9% below list).
- Recommended offer: $178k (74.4% below list) — sets the bar for cash-flow.
- Cap rate 0.9% vs local median 1.6% in Marco Island — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.
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); 804 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
- This rent runs 44% of the median local income ($102k/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 $5k of loan paydown is wiped out by about $21k 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 72 days — a 6% lower offer ($653k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: flood insurance adds $427/mo; HOA is 35% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$178,221
(74.4% below list)
Questions for the listing agent
- 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?
- It's been on market 72 days. Have you received any prior offers? Is the seller open to a 74% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.54% ✗
- Cap rate
- 0.86%
- Cash-on-cash
- -19.39%
- DSCR
- 0.14
- GRM
- 15.4
CMA / ARV
- ARV (median comp)
- $746,404
- List price
- $695,000
- Delta
- -6.89%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 320 Seaview Ct #610 | 0.00mi | 2/2.0 | 1,010 (-6%) | 0mo | $595,000 | $589 | 90 |
| 320 Seaview Ct #304 | 0.00mi | 2/2.0 | 1,132 (+6%) | 1mo | $537,500 | $475 | 90 |
| 58 N Collier Blvd #705 | 0.53mi | 2/2.0 | 1,071 (+0%) | 1mo | $700,000 | $654 | 75 |
| 130 Greenbrier St | 0.53mi | 2/2.0 | 1,012 (-5%) | 0mo | $745,000 | $736 | 66 |
| 180 Seaview Ct #1209 | 0.28mi | 2/2.0 | 846 (-21%) | 0mo | $820,000 | $969 | 61 |
| 180 Seaview Ct #212 | 0.28mi | 2/2.0 | 846 (-21%) | 1mo | $490,000 | $579 | 61 |
| 829 W Elkcam Cir Unit 2-208 | 1.21mi | 2/2.0 | 995 (-7%) | 1mo | $260,000 | $261 | 53 |
| 829 W Elkcam Cir #208 | 1.21mi | 2/2.0 | 995 (-7%) | 1mo | $260,000 | $261 | 53 |
| 730 W Elkcam Cir #302 | 1.08mi | 2/2.0 | 990 (-8%) | 0mo | $525,000 | $530 | 52 |
| 730 W Elkcam Cir #210 | 1.08mi | 2/2.0 | 990 (-8%) | 1mo | $540,000 | $545 | 52 |
| 991 N Barfield Dr #205 | 1.47mi | 2/2.0 | 1,255 (+17%) | 0mo | $650,000 | $518 | 40 |
| 710 W Elkcam Cir #204 | 1.02mi | 2/2.0 | 1,331 (+24%) | 1mo | $550,000 | $413 | 39 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 6.59% rent growth · sell at horizon
5-year hold
- IRR
- -56.7%
- Equity multiple
- -0.67×
- Total profit
- $-324,897
- Equity at exit
- $103,627
10-year hold
- IRR
- -83.3%
- Equity multiple
- -1.62×
- Total profit
- $-509,117
- Equity at exit
- $60,091
Cash invested: $194,600 (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.
Active competition Active MLS
- For sale now
- 26 active · 9 under contract
- Median asking
- $740,000 ($683/sqft)
- Median days on market
- 175 d
- This list price
- 35% of active listings are priced below it
- ARV vs active asking
- +2.1% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 34145
- Rents YoY
- 6.6%
- Active inventory
- 804
- Price-to-rent
- 15.4×
Monthly cashflow live
↻
- Estimated rent
- $3,757 medium interval (Pro) →
- Mortgage (P&I)
- −$3,645
- Tax est. 1.5%
- −$869 /mo · $10,425/yr
- Insurance
- −$290
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$1,310
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$789
- Net cashflow
- $-3,571
Break-even live
Break-even rent
$8,278
Max offer price
$178,221
Occupancy floor
—
Sensitivity live
| Price | -10% $-3,091 | -5% $-3,331 | +0% $-3,571 | +5% $-3,811 | +10% $-4,052 |
|---|---|---|---|---|---|
| Rent | -10% $-3,868 | -5% $-3,720 | +0% $-3,571 | +5% $-3,423 | +10% $-3,275 |
| Rate | -1.0pp $-3,221 | -0.5pp $-3,395 | base $-3,571 | +0.5pp $-3,751 | +1.0pp $-3,935 |
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
- $173,750
- Closing costs
- $20,850
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 320 Seaview Ct Marco Island, FL | 2.0 | 2.0 | 1300 | $3,500 | $2.69 | 6d | 1 | 0.00mi |
| 320 Seaview Ct #1208 Marco Island, FL | 2.0 | 2.0 | 1154 | $10,000 | $8.67 | 119d | 1 | 0.00mi |
| 320 Seaview Ct #2004 Marco Island, FL | 2.0 | 2.0 | 1132 | $8,000 | $7.07 | 119d | 1 | 0.00mi |
| 260 Seaview Ct #1505 Marco Island, FL | 2.0 | 2.0 | 1166 | $8,500 | $7.29 | 119d | 1 | 0.07mi |
| 260 Seaview Ct #404 Marco Island, FL | 2.0 | 2.0 | 1132 | $5,995 | $5.30 | 109d | 1 | 0.07mi |
| 260 Seaview Ct #604 Marco Island, FL | 2.0 | 2.0 | 1070 | $8,000 | $7.48 | 109d | 1 | 0.07mi |
| 260 Seaview Ct #1609 Marco Island, FL | 2.0 | 2.0 | 1010 | $7,000 | $6.93 | 6d | 1 | 0.07mi |
| 380 Seaview Ct #305 Marco Island, FL | 2.0 | 2.0 | 1100 | $6,000 | $5.45 | 109d | 1 | 0.09mi |
| 240 Seaview Ct #211 Marco Island, FL | 2.0 | 2.0 | 1075 | $11,000 | $10.23 | 117d | 1 | 0.14mi |
| 601 Seaview Ct Unit C208 Marco Island, FL | 2.0 | 2.0 | 1170 | $6,800 | $5.81 | 119d | 1 | 0.14mi |
| 601 Seaview Ct Unit C106 Marco Island, FL | 2.0 | 2.0 | 964 | $5,700 | $5.91 | 119d | 1 | 0.14mi |
| 601 Seaview Ct Unit C208 Marco Island, FL | 2.0 | 2.0 | 1170 | $6,800 | $5.81 | 6d | 1 | 0.14mi |
| 240 Seaview Ct #413 Marco Island, FL | 1.0 | 1.0 | 750 | $2,500 | $3.33 | 6d | 1 | 0.15mi |
| 440 Seaview Ct #912 Marco Island, FL | 2.0 | 2.0 | 1099 | $6,500 | $5.91 | 109d | 1 | 0.17mi |
| 440 Seaview Ct #409 Marco Island, FL | 2.0 | 2.0 | 1010 | $4,150 | $4.11 | 6d | 1 | 0.17mi |
| 651 Seaview Ct Unit B207 Marco Island, FL | 2.0 | 2.0 | 1075 | $6,000 | $5.58 | 119d | 1 | 0.17mi |
| 591 Seaview Ct Unit A306 Marco Island, FL | 2.0 | 2.0 | 964 | $6,000 | $6.22 | 119d | 1 | 0.21mi |
| 180 Seaview Ct #111 Marco Island, FL | 2.0 | 2.0 | 1038 | $4,500 | $4.34 | 6d | 1 | 0.28mi |
| 180 Seaview Ct Marco Island, FL | 1.0–2.0 | 1.5–2.0 | 721 | $4,500 | $6.24 | 119d | 2 | 0.28mi |
| 240 N Collier Blvd Marco Island, FL | 2.0 | 1.0 | 555 | $4,750 | $8.56 | 6d | 2 | 0.33mi |
| 140 Seaview Ct Unit 902S Marco Island, FL | 2.0 | 2.0 | 837 | $9,000 | $10.75 | 119d | 1 | 0.37mi |
| 140 Seaview Ct Unit 902S Marco Island, FL | 2.0 | 2.0 | 837 | $9,500 | $11.35 | 6d | 1 | 0.37mi |
| 130 N Collier Blvd Marco Island, FL | 1.0 | 1.0 | 604 | $1,675 | $2.77 | 6d | 2 | 0.41mi |
| 130 N Collier Blvd Unit B2 Marco Island, FL | 1.0 | 1.0 | 700 | $1,750 | $2.50 | 0d | 1 | 0.42mi |
| 130 N Collier Blvd Unit A6 Marco Island, FL | 2.0 | 1.0 | 704 | $1,900 | $2.70 | 119d | 1 | 0.42mi |
| 100 N Collier Blvd Marco Island, FL | 2.0 | 2.0 | 1445 | $11,750 | $8.13 | 119d | 2 | 0.44mi |
| 100 N Collier Blvd #5 Marco Island, FL | 2.0 | 2.0 | 1445 | $13,500 | $9.34 | 6d | 1 | 0.44mi |
| 167 N Collier Blvd Marco Island, FL | 2.0 | 1.0 | 555 | $2,100 | $3.78 | 109d | 2 | 0.45mi |
| 167 N Collier Blvd Unit L5 Marco Island, FL | 2.0 | 1.0 | 704 | $2,100 | $2.98 | 6d | 1 | 0.45mi |
| 58 N Collier Blvd Marco Island, FL | 2.0 | 2.0 | 1155 | $9,750 | $8.44 | 6d | 3 | 0.52mi |
| 87 N Collier Blvd Marco Island, FL | 1.0–2.0 | 1.0–1.5 | 663 | $5,550 | $8.36 | 119d | 3 | 0.54mi |
| 87 N Collier Blvd Unit J16 Marco Island, FL | 2.0 | 1.5 | 787 | $5,550 | $7.05 | 109d | 1 | 0.55mi |
| 87 N Collier Blvd Unit E6 Marco Island, FL | 2.0 | 1.5 | 787 | $3,995 | $5.08 | 6d | 1 | 0.55mi |
| 762 San Marco Rd Unit 4-108 Marco Island, FL | 2.0 | 2.0 | 814 | $4,500 | $5.53 | 119d | 1 | 0.65mi |
| 740 N Collier Blvd #408 Marco Island, FL | 2.0 | 2.0 | 1400 | $6,000 | $4.29 | 119d | 1 | 0.86mi |
| 324 Waterleaf Ct Marco Island, FL | 3.0 | 2.0 | 1288 | $13,500 | $10.48 | 119d | 1 | 0.89mi |
| 201 S Collier Blvd Unit 3-102 Marco Island, FL | 2.0 | 2.0 | 808 | $5,500 | $6.81 | 119d | 1 | 0.92mi |
| 201 S Collier Blvd Unit 1 Marco Island, FL | 2.0 | 2.0 | 808 | $5,500 | $6.81 | 6d | 1 | 0.92mi |
| 651 W Elkcam Cir #815 Marco Island, FL | 2.0 | 2.0 | 813 | $4,700 | $5.78 | 119d | 1 | 1.00mi |
| 261 S Collier Blvd #309 Marco Island, FL | 2.0 | 2.0 | 1000 | $6,200 | $6.20 | 119d | 1 | 1.02mi |
Property features AI
Finance
- Other
- Multi-unit building: 215 units in building, 430 units in complex, 8 units per floor
- Financial info
- Total annual recurring HOA feesOne-time HOA fees
- HOA & community
- Monthly condo feeProfessional managementMaintenance covers cable, insurance, internet/Wi-Fi, laundry facilities, lawn/land maintenance, manager, exterior pest control, recreation facilities, reserves, security, sewer, street lights, trash removal, and waterCommunity amenities: BBQ/picnic area, beach access, bike storage, community boat dock, community pool, community room, electric vehicle charging, exercise room, extra storage, internet access, pickleball, trash chute, vehicle wash areaCommunity types: boating, gated, tennis
Exterior
- Parking
- Common covered parkingUnder-building open parkingElectric vehicle charging availableAttached garage (1 garage space)
- Security
- Community security included in maintenance
- Utilities
- Central waterCentral sewerCable available
- Home design
- Residential condo in South Seas ClubHigh-rise (8+ stories)Rear exposure facing southwestUnit 805
- Construction
- Concrete block constructionBuilt in 1981
- Exterior features
- StorageBuilt-up/flat roofImpact resistant windows and doorsManual shuttersSliding windowsStucco exteriorGulf frontageCity and gulf viewsPrivate road accessDock lease with water and electricity at dockGulf access (no bridges)
Interior
- Kitchen
- DishwasherMicrowaveRangeRefrigerator
- Bedrooms
- 2 bedrooms — split bedroom floor plan
- Flooring
- Tile
- Bathrooms
- 2 full bathroomsMaster bathroom with shower only
- Heating & cooling
- Central electric heatCentral electric coolingCeiling fans
- Interior features
- FoyerHigh-speed internet availableSmoke detectorsWindow coveringsBalconyOpen porch/lanaiCommon elevatorTurnkey furnished
- Laundry & utility
- Common laundry facilities
HOA detail $1,310/mo · $15,720/yr condo
- Likely covers
- water
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 45 events
-
2026-09-24days on market $695,000 Active 72 DOM
-
2026-09-23days on market $695,000 Active 71 DOM
-
2026-09-22pricedays on market $695,000 Active 70 DOM
-
2026-09-21days on market $740,000 Active 69 DOM
-
2026-09-20days on market $740,000 Active 68 DOM
-
2026-09-18days on market $740,000 Active 66 DOM
-
2026-09-17days on market $740,000 Active 65 DOM
-
2026-09-16days on market $740,000 Active 64 DOM
-
2026-09-15days on market $740,000 Active 63 DOM
-
2026-09-14days on market $740,000 Active 62 DOM
-
2026-09-13days on market $740,000 Active 61 DOM
-
2026-09-12days on market $740,000 Active 60 DOM
-
2026-09-11days on market $740,000 Active 59 DOM
-
2026-09-05days on market $740,000 Active 53 DOM
-
2026-09-04status $740,000 Active 52 DOM
-
2026-07-10status $740,000 Pending With Contingencies 52 DOM
-
2026-07-09days on market $740,000 Active 52 DOM
-
2026-07-08days on market $740,000 Active 51 DOM
-
2026-07-07days on market $740,000 Active 50 DOM
-
2026-07-06days on market $740,000 Active 49 DOM
-
2026-07-05days on market $740,000 Active 48 DOM
-
2026-07-04days on market $740,000 Active 47 DOM
-
2026-07-03days on market $740,000 Active 46 DOM
-
2026-07-02days on market $740,000 Active 45 DOM
-
2026-07-01days on market $740,000 Active 44 DOM
-
2026-06-30days on market $740,000 Active 43 DOM
-
2026-06-29days on market $740,000 Active 42 DOM
-
2026-06-28days on market $740,000 Active 41 DOM
-
2026-06-28days on market $740,000 Active 40 DOM
-
2026-06-27days on market $740,000 Active 39 DOM
-
2026-06-25days on market $740,000 Active 37 DOM
-
2026-06-23days on market $740,000 Active 35 DOM
-
2026-06-21days on market $740,000 Active 34 DOM
-
2026-06-18days on market $740,000 Active 31 DOM
-
2026-06-17days on market $740,000 Active 30 DOM
-
2026-06-16days on market $740,000 Active 29 DOM
-
2026-06-15days on market $740,000 Active 28 DOM
-
2026-06-14days on market $740,000 Active 26 DOM
-
2026-06-10days on market $740,000 Active 23 DOM
-
2026-06-09days on market $740,000 Active 22 DOM
-
2026-06-08days on market $740,000 Active 21 DOM
-
2026-06-07days on market $740,000 Active 20 DOM
-
2026-06-03days on market $740,000 Active 16 DOM
-
2026-06-03remarks 699-char remark
-
2026-06-03$740,000 Active 15 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 · 25 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $45,086
- − Mortgage interest
- −$38,931
- − Property taxes
- −$10,425
- − Insurance
- −$8,594
- − Repairs & maintenance
- −$3,607
- − Management
- −$3,607
- − HOA
- −$15,720
- − Depreciation
- −$20,218
- Taxable loss
- −$56,015
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$13,444
- After-tax cash flow
- $-29,413/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
80/100
None rehab
This well-maintained, move-in-ready condo offers stunning views and a spacious layout, ideal for both resale and rental markets.
Value-add opportunities
- Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
- Both Reorganizing furniture for better flow — Improved layout can make the space more functional and visually appealing ↑
- Both Updating light fixtures — Modern light fixtures can enhance the ambiance and increase the home's value ↑
D
Composite school gradezoned avg 57/100
Zoned Schools
Elementary
Tommie Barfield Elementary School
A
FL #116/2,144
Nat'l #1,230/41,679
Middle
Manatee Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
Lely High School
F
FL #304/667
Nat'l #8,293/17,239
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
B
Composite livability gradescore 71/100
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 · 420,858 people
- City population
- 16,205
- Metro
- Naples-Marco Island, FL
- Population (ZIP)
- 16,205
- Household income
- $101,523
- Rent vs Own
- Severe rent burden
- 11% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-05-18 Listed $740,000 NAPLESMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…