761 W Elkcam Cir Unit A101 · Marco Island, FL 34145

$318,900

2 bd · 2.0 ba · 846 sqft · Condo public records · 181 Days on market

Built 1988 $800/mo HOA · 16% of rent ↓ 58% since listing

---

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 +30.0/30.0
• 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
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. Experience island living at its finest in this fully renovated, first-floor end-unit villa in the private Sand Star Villas community on Marco Island. This charming home offers 2 bedrooms and 2 full bathrooms within 846 square feet of thoughtfully updated living space — perfect for full-time residence, seasonal getaways, or vacation rentals. Inside, you’ll enjoy fresh vinyl flooring throughout, freshly painted walls, and a modern kitchen featuring stylish countertops and contemporary appliances. Both bathrooms have been completely remodeled, and convenient in-unit laundry hookups add to the functionality. T

Key facts

• Fully renovated
• Generous lanai
• Modern kitchen

Tags

• FULLY RENOVATED
• MODERN KITCHEN
• REMODELED BATHROOMS
• IN-UNIT LAUNDRY HOOKUPS
• GENEROUS LANAI

Property features AI

Finance

• Other: Part of a complex with 22 units (11 units in the building); Unit is first floor, one floor in the building; Unit is A101 in Sand Star Villas, Marco Island
• HOA & community: Mandatory HOA with professional management; Quarterly condo fee ($2,400); Total annual recurring fees $9,600; HOA covers insurance, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, sewer, street lights, and trash removal; Community amenities include a community pool, sidewalks, and streetlights; Non-gated community

Exterior

• Parking: 2 assigned parking spaces
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential end-unit; Low-rise building (1-3 stories); Rear exposure facing northwest
• Construction: Concrete block construction; Metal roof; Stone exterior finish; Double-hung windows; Built in 1988; End-unit
• Exterior features: Patio; Landscaped area view

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Walk-in closet; Split bedrooms floor plan; Screened lanai/porch; Dining area (living) and breakfast bar; Unfurnished
• Laundry & utility: Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $319k.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $319k).
• Recommended offer: $281k (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; 25 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 $5,086/mo this rent would consume 60% 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $89k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 2y ago; this cycle's ask has dropped $36k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $319k implies a 155% gain — meaningful room to come down on a strong offer.

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 $280,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
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: 1.59% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.98%
• DSCR: 1.71
• 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: 4.6%
• Equity multiple: 1.19×
• Total profit: $16,662
• Equity at exit: $47,549

10-year hold

• IRR: 18.1%
• Equity multiple: 2.84×
• Total profit: $164,099
• Equity at exit: $27,573

Cash invested: $89,292 (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: 5.2×

Monthly cashflow live

• Estimated rent: $5,086 high
• Mortgage (P&I): −$1,672
• Tax from tax record: −$224 /mo · $2,683/yr
• Insurance: −$133
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$800
• Vacancy / Maint / Mgmt: −$1,068
• Net cashflow: $763

Break-even live

Break-even rent $4,121

Max offer price $318,900

Occupancy floor 80%

Sensitivity live

Price	-10% $943	-5% $853	+0% $763	+5% $672	+10% $582
Rent	-10% $361	-5% $562	+0% $763	+5% $964	+10% $1,165
Rate	-1.0pp $923	-0.5pp $844	base $763	+0.5pp $680	+1.0pp $596

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: $79,725
• Closing costs: $9,567
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
761 W Elkcam Cir Unit B110 Marco Island, FL	2.0	2.5	1066	$3,500	$3.28	25d	1	0.03mi
750 W Elkcam Cir #315 Marco Island, FL	2.0	2.0	990	$5,600	$5.66	25d	1	0.03mi
731 W Elkcam Cir Unit A109 Marco Island, FL	2.0	2.5	1066	$2,500	$2.35	25d	1	0.06mi
694 W Elkcam Cir #1123 Marco Island, FL	2.0	2.0	945	$2,530	$2.68	25d	1	0.09mi
651 W Elkcam Cir #815 Marco Island, FL	2.0	2.0	813	$4,700	$5.78	25d	1	0.10mi
457 Tallwood St #106 Marco Island, FL	1.0	1.0	539	$1,600	$2.97	25d	1	0.68mi
591 Seaview Ct Unit A306 Marco Island, FL	2.0	2.0	964	$6,000	$6.22	25d	1	0.90mi
601 Seaview Ct Unit C106 Marco Island, FL	2.0	2.0	964	$5,700	$5.91	25d	1	0.95mi
651 Seaview Ct Unit B207 Marco Island, FL	2.0	2.0	1075	$6,000	$5.58	25d	1	0.96mi
440 Seaview Ct #912 Marco Island, FL	2.0	2.0	1099	$6,500	$5.91	15d	1	1.05mi
380 Seaview Ct #305 Marco Island, FL	2.0	2.0	1100	$6,000	$5.45	15d	1	1.05mi
260 Seaview Ct #604 Marco Island, FL	2.0	2.0	1070	$8,000	$7.48	15d	1	1.11mi
240 Seaview Ct #413 Marco Island, FL	1.0	1.0	750	$6,500	$8.67	25d	1	1.13mi
1215 Edington Pl Unit A6 Marco Island, FL	1.0	1.0	570	$4,500	$7.89	23d	1	1.14mi
240 Seaview Ct #211 Marco Island, FL	2.0	2.0	1075	$11,000	$10.23	23d	1	1.14mi
167 N Collier Blvd Marco Island, FL	2.0	1.0	555	$2,100	$3.78	15d	2	1.15mi
130 N Collier Blvd Unit A6 Marco Island, FL	2.0	1.0	704	$1,900	$2.70	25d	1	1.22mi
180 Seaview Ct Marco Island, FL	1.0–2.0	1.5–2.0	721	$4,500	$6.24	25d	2	1.25mi
140 Seaview Ct Unit 902S Marco Island, FL	2.0	2.0	837	$9,000	$10.75	25d	1	1.26mi
140 Seaview Ct #1504 Marco Island, FL	1.0	1.5	610	$2,200	$3.61	25d	1	1.26mi
87 N Collier Blvd Unit J16 Marco Island, FL	2.0	1.5	787	$5,550	$7.05	15d	1	1.30mi
87 N Collier Blvd Marco Island, FL	1.0–2.0	1.0–1.5	663	$5,550	$8.36	25d	3	1.31mi
58 N Collier Blvd Marco Island, FL	2.0	2.0	1071	$9,750	$9.10	25d	2	1.40mi
60 Pelican St W Naples, FL	1.0	1.0	941	$2,875	$3.06	25d	2	1.40mi
762 San Marco Rd Unit 4-108 Marco Island, FL	2.0	2.0	814	$4,500	$5.53	25d	1	1.40mi

HOA detail condo

• Monthly dues: $800 · $9,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-07
   statusdays on market $318,900 Pending 181 DOM
2. 2026-06-03
   days on market $318,900 Active 180 DOM
3. 2026-06-02
   days on market $318,900 Active 179 DOM
4. 2026-06-01
   days on market $318,900 Active 178 DOM
5. 2026-05-31
   days on market $318,900 Active 177 DOM
6. 2026-05-30
   days on market $318,900 Active 176 DOM
7. 2026-04-21
   price $318,900
8. 2026-03-06
   price $325,000
9. 2026-01-31
   price $335,000
10. 2026-01-08
    price $345,000
11. 2025-12-05
    listed $354,900 Active
12. 2025-11-21
    historical
13. 2025-11-12
    status Active
14. 2025-10-23
    listed $359,000 Active
15. 2025-10-07
    listed $359,000 Active
16. 2025-09-26
    historical
17. 2025-08-18
    price $364,500
18. 2025-08-18
    price $364,500
19. 2025-08-03
    status Active
20. 2025-07-04
    historical Pending with Contingency
21. 2025-07-03
    price $369,900
22. 2025-07-03
    price $369,900
23. 2025-06-13
    price $379,900
24. 2025-06-13
    price $379,900
25. 2025-05-02
    price $389,900
26. 2025-05-02
    price $389,900
27. 2025-04-03
    price $399,900
28. 2025-04-03
    price $399,900
29. 2025-03-16
    status Active
30. 2025-03-16
    listed $415,000 Active
31. 2025-02-28
    price $415,000
32. 2025-02-28
    status Active
33. 2025-02-27
    historical
34. 2025-02-01
    price $429,000
35. 2025-02-01
    price $429,000
36. 2025-01-25
    listed $439,900 Active
37. 2024-12-27
    historical
38. 2024-12-18
    price $439,900
39. 2024-11-01
    price $450,000
40. 2024-11-01
    price $450,000
41. 2024-10-29
    listed $475,000 Active
42. 2024-09-27
    listed $475,000 Active
43. 2024-05-16
    historical
44. 2024-05-08
    price $355,000
45. 2024-05-08
    price $355,000
46. 2024-04-02
    price $364,900
47. 2024-04-02
    price $364,900
48. 2024-02-29
    price $375,000
49. 2024-02-29
    price $375,000
50. 2024-02-07
    price $384,900

ⓘ 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: $2,683 · $224/mo
• Projected year-2 tax: $2,683 · $224/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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: $61,035
• − Mortgage interest: −$17,863
• − Property taxes: −$2,683
• − Insurance: −$6,713
• − Repairs & maintenance: −$4,883
• − Management: −$4,883
• − HOA: −$9,600
• − Depreciation: −$9,277
• Taxable income: $5,133
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $7,921/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

-57.8% since first listed

51 events — show timeline

• 2026-04-21 Price Changed $318,900 NAPLESMLS
• 2026-03-06 Price Changed $325,000 NAPLESMLS
• 2026-01-31 Price Changed $335,000 NAPLESMLS
• 2026-01-08 Price Changed $345,000 NAPLESMLS
• 2025-12-05 Listed $354,900 NAPLESMLS
• 2025-11-21 Listing Removed — NAPLESMLS
• 2025-11-12 Relisted — MIML
• 2025-10-23 Listed $359,000 NAPLESMLS
• 2025-10-07 Listed $359,000 MIML
• 2025-09-26 Listing Removed — NAPLESMLS
• 2025-08-18 Price Changed $364,500 NAPLESMLS
• 2025-08-18 Price Changed $364,500 MIML
• 2025-08-03 Relisted — MIML
• 2025-07-04 Contingent — MIML
• 2025-07-03 Price Changed $369,900 NAPLESMLS
• 2025-07-03 Price Changed $369,900 MIML
• 2025-06-13 Price Changed $379,900 NAPLESMLS
• 2025-06-13 Price Changed $379,900 MIML
• 2025-05-02 Price Changed $389,900 NAPLESMLS
• 2025-05-02 Price Changed $389,900 MIML
• 2025-04-03 Price Changed $399,900 NAPLESMLS
• 2025-04-03 Price Changed $399,900 MIML
• 2025-03-16 Relisted — MIML
• 2025-03-16 Listed $415,000 NAPLESMLS
• 2025-02-28 Price Changed $415,000 MIML
• 2025-02-28 Relisted — MIML
• 2025-02-27 Listing Removed — NAPLESMLS
• 2025-02-01 Price Changed $429,000 NAPLESMLS
• 2025-02-01 Price Changed $429,000 MIML
• 2025-01-25 Listed $439,900 NAPLESMLS
• 2024-12-27 Listing Removed — NAPLESMLS
• 2024-12-18 Price Changed $439,900 MIML
• 2024-11-01 Price Changed $450,000 NAPLESMLS
• 2024-11-01 Price Changed $450,000 MIML
• 2024-10-29 Listed $475,000 NAPLESMLS
• 2024-09-27 Listed $475,000 MIML
• 2024-05-16 Listing Removed — NAPLESMLS
• 2024-05-08 Price Changed $355,000 NAPLESMLS
• 2024-05-08 Price Changed $355,000 MIML
• 2024-04-02 Price Changed $364,900 NAPLESMLS
• 2024-04-02 Price Changed $364,900 MIML
• 2024-02-29 Price Changed $375,000 NAPLESMLS
• 2024-02-29 Price Changed $375,000 MIML
• 2024-02-07 Price Changed $384,900 NAPLESMLS
• 2024-02-07 Price Changed $384,900 MIML
• 2024-01-14 Listed $394,900 NAPLESMLS
• 2024-01-12 Listed $394,900 MIML
• 2000-12-08 Sold (Public Records) $125,000 Public Records
• 1998-01-09 Sold (Public Records) $190,000 Public Records
• 1997-12-31 Sold (Public Records) $82,000 Public Records
• 1994-08-19 Sold (Public Records) $755,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $2,683 · -3.5% YoY. Source: county tax records.