10 Tampa Pl #503 · Marco Island, FL 34145

$7,000

1 bd · 2.0 ba · 855 sqft · Timeshare · 64 Days on market

Built 1984 $86/mo HOA · 2% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

SUNRISE BAY RESORT UNIT 503 WEEK 7 FEB. 14-21: Don't miss this rare opportunity to own a prime winter/ seasonal week at Sunrise Bay Resort! Week 8 is also available, giving you an opportunity to secure the last two weeks of a prime month to escape the cold and enjoy the warmth along with everything Sunrise Bay has to offer. Have fun fishing off the dock/pier, clean your fresh catch right at the dock cleaning station and grill on the outdoor grilling station under the tiki hut! Swim in the pool, heat up in the jacuzzi, take an excursion in the resort boat, bike around charming Old Marco on resort bikes, or walk to several shops and fine dining spots right within walking distance.

Key facts

• Walking distance
• Free bikes
• Tiki hut grill area

Tags

• TOP FLOOR
• FISH CLEANING STATION
• TIKI HUT GRILL AREA
• FREE BIKES
• WALKING DISTANCE

Property features AI

Finance

• Other: Five units per floor; 20 units in building/complex; single-floor unit
• HOA & community: Mandatory HOA; HOA fee $1,035 annually; Condo management; Maintenance covers cable, insurance, internet/WiFi, laundry facilities, legal/accounting, manager, pest control (interior & exterior), repairs, reserves, sewer, street lights and maintenance, trash removal; Community amenities include common laundry, community boat slip, community gulf boat access, pool, community room, spa/hot tub, fish cleaning station, and fishing pier; Community type: Boating, Condo/Hotel, Non-gated

Exterior

• Parking: Common parking
• Security: Community managed (Condo)
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential condo in Sunrise Bay Condo; Mid-rise building (4–7 stories); Built in 1984; Rear exposure east; Gulf access with no bridges
• Construction: Concrete block construction; Stucco exterior; Built-up or flat roof; Built in 1984
• Exterior features: Deck; River view; River frontage; Dead-end lot; Paved public road access; Irrigation (central)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and tub/shower combo
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Turnkey furnished; Great room floor plan; Elevator access (common); Two ceiling fans
• Laundry & utility: Community laundry facilities

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath timeshare listed at $7k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $7k).
• Recommended offer: $7k (6.0% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,819/mo this rent would consume 45% 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 $48 of loan paydown is wiped out by about $210 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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.
• 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $6,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 54.56% ✓
• Cap rate: 500.45%
• Cash-on-cash: 1764.84%
• DSCR: 79.53
• GRM: 0.2

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: —
• Equity multiple: 87.71×
• Total profit: $169,955
• Equity at exit: $1,044

10-year hold

• IRR: —
• Equity multiple: 212.26×
• Total profit: $414,075
• Equity at exit: $605

Cash invested: $1,960 (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: 0.2×

Monthly cashflow live

• Estimated rent: $3,819 high
• Mortgage (P&I): −$37
• Tax est. 1.5%: −$9 /mo · $105/yr
• Insurance: −$3
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$86
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $2,456

Break-even live

Break-even rent $710

Max offer price $7,000

Occupancy floor 31%

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: $1,750
• Closing costs: $210
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.22mi
60 Pelican St W Naples, FL	1.0	1.0	941	$2,875	$3.06	23d	2	0.55mi
750 W Elkcam Cir #315 Marco Island, FL	2.0	2.0	990	$5,600	$5.66	23d	1	1.00mi
761 W Elkcam Cir Unit B110 Marco Island, FL	2.0	2.5	1066	$3,500	$3.28	23d	1	1.03mi
731 W Elkcam Cir Unit A109 Marco Island, FL	2.0	2.5	1066	$2,500	$2.35	23d	1	1.06mi
694 W Elkcam Cir #1123 Marco Island, FL	2.0	2.0	945	$2,530	$2.68	23d	1	1.13mi
651 W Elkcam Cir #815 Marco Island, FL	2.0	2.0	813	$4,700	$5.78	23d	1	1.14mi

HOA detail

• Monthly dues: $86 · $1,032/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-18
   days on market $7,000 Active 64 DOM
2. 2026-06-17
   days on market $7,000 Active 63 DOM
3. 2026-06-16
   days on market $7,000 Active 62 DOM
4. 2026-06-15
   days on market $7,000 Active 61 DOM
5. 2026-06-14
   days on market $7,000 Active 59 DOM
6. 2026-06-10
   days on market $7,000 Active 56 DOM
7. 2026-06-09
   days on market $7,000 Active 55 DOM
8. 2026-06-08
   days on market $7,000 Active 54 DOM
9. 2026-06-07
   days on market $7,000 Active 53 DOM
10. 2026-06-03
    days on market $7,000 Active 49 DOM
11. 2026-06-02
    days on market $7,000 Active 48 DOM
12. 2026-06-01
    days on market $7,000 Active 47 DOM
13. 2026-05-31
    days on market $7,000 Active 46 DOM
14. 2026-05-30
    days on market $7,000 Active 45 DOM
15. 2026-04-15
    listed $7,000 Active
16. 2025-10-06
    soldstatus $7,599 Sold 687-char remark

    Show marketing remark (687 chars)

    SUNRISE BAY RESORT UNIT 503 WEEK 7 FEB. 14-21: Don't miss this rare opportunity to own a prime winter/ seasonal week at Sunrise Bay Resort! Week 8 is also available, giving you an opportunity to secure the last two weeks of a prime month to escape the cold and enjoy the warmth along with everything Sunrise Bay has to offer. Have fun fishing off the dock/pier, clean your fresh catch right at the dock cleaning station and grill on the outdoor grilling station under the tiki hut! Swim in the pool, heat up in the jacuzzi, take an excursion in the resort boat, bike around charming Old Marco on resort bikes, or walk to several shops and fine dining spots right within walking distance.

17. 2025-09-04
    soldstatus $7,500 Sold 608-char remark

    Show marketing remark (608 chars)

    SUNRISE BAY RESORT UNIT 503 WEEKS 6 FEBRUARY 7-14: RUN, DON'T WALK to grab this incredible opportunity to own an extremely rare prime seasonal week at Sunrise Bay Resort. Come and enjoy everything Sunrise Bay has to offer, with fishing, boating, biking, barbecuing, local shopping and dining within walking distance, and sun & fun in the pool and/or jacuzzi. Flex your week/s if unable to come at your designated time, or rent them out and still come back another time for $900 per week. There are great options and perks, and great flexibility. Don't wait, as these prime winter weeks won't last long.

18. 2025-08-03
    status Pending 687-char remark

    Show marketing remark (687 chars)

    SUNRISE BAY RESORT UNIT 503 WEEK 7 FEB. 14-21: Don't miss this rare opportunity to own a prime winter/ seasonal week at Sunrise Bay Resort! Week 8 is also available, giving you an opportunity to secure the last two weeks of a prime month to escape the cold and enjoy the warmth along with everything Sunrise Bay has to offer. Have fun fishing off the dock/pier, clean your fresh catch right at the dock cleaning station and grill on the outdoor grilling station under the tiki hut! Swim in the pool, heat up in the jacuzzi, take an excursion in the resort boat, bike around charming Old Marco on resort bikes, or walk to several shops and fine dining spots right within walking distance.

19. 2025-07-16
    price $7,500 608-char remark

    Show marketing remark (687 chars)

    SUNRISE BAY RESORT UNIT 503 WEEK 7 FEB. 14-21: Don't miss this rare opportunity to own a prime winter/ seasonal week at Sunrise Bay Resort! Week 8 is also available, giving you an opportunity to secure the last two weeks of a prime month to escape the cold and enjoy the warmth along with everything Sunrise Bay has to offer. Have fun fishing off the dock/pier, clean your fresh catch right at the dock cleaning station and grill on the outdoor grilling station under the tiki hut! Swim in the pool, heat up in the jacuzzi, take an excursion in the resort boat, bike around charming Old Marco on resort bikes, or walk to several shops and fine dining spots right within walking distance.

20. 2025-07-16
    status Pending 608-char remark

    Show marketing remark (687 chars)

    SUNRISE BAY RESORT UNIT 503 WEEK 7 FEB. 14-21: Don't miss this rare opportunity to own a prime winter/ seasonal week at Sunrise Bay Resort! Week 8 is also available, giving you an opportunity to secure the last two weeks of a prime month to escape the cold and enjoy the warmth along with everything Sunrise Bay has to offer. Have fun fishing off the dock/pier, clean your fresh catch right at the dock cleaning station and grill on the outdoor grilling station under the tiki hut! Swim in the pool, heat up in the jacuzzi, take an excursion in the resort boat, bike around charming Old Marco on resort bikes, or walk to several shops and fine dining spots right within walking distance.

21. 2025-07-16
    listed $7,500 Active 687-char remark

    Show marketing remark (687 chars)

    SUNRISE BAY RESORT UNIT 503 WEEK 7 FEB. 14-21: Don't miss this rare opportunity to own a prime winter/ seasonal week at Sunrise Bay Resort! Week 8 is also available, giving you an opportunity to secure the last two weeks of a prime month to escape the cold and enjoy the warmth along with everything Sunrise Bay has to offer. Have fun fishing off the dock/pier, clean your fresh catch right at the dock cleaning station and grill on the outdoor grilling station under the tiki hut! Swim in the pool, heat up in the jacuzzi, take an excursion in the resort boat, bike around charming Old Marco on resort bikes, or walk to several shops and fine dining spots right within walking distance.

22. 2025-06-28
    listed $15,000 Active 608-char remark

    Show marketing remark (608 chars)

    SUNRISE BAY RESORT UNIT 503 WEEKS 6 FEBRUARY 7-14: RUN, DON'T WALK to grab this incredible opportunity to own an extremely rare prime seasonal week at Sunrise Bay Resort. Come and enjoy everything Sunrise Bay has to offer, with fishing, boating, biking, barbecuing, local shopping and dining within walking distance, and sun & fun in the pool and/or jacuzzi. Flex your week/s if unable to come at your designated time, or rent them out and still come back another time for $900 per week. There are great options and perks, and great flexibility. Don't wait, as these prime winter weeks won't last long.

23. 2003-08-25
    listed $6,500

ⓘ 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 · 26 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: $45,827
• − Mortgage interest: −$392
• − Property taxes: −$105
• − Insurance: −$5,154
• − Repairs & maintenance: −$3,666
• − Management: −$3,666
• − HOA: −$1,032
• − Depreciation: −$204
• Taxable income: $31,608
• Est. tax owed @ 24.0%: −$7,586
• After-tax cash flow: $21,886/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

+7.7% since first listed

9 events — show timeline

• 2026-04-15 Listed $7,000 NAPLESMLS
• 2025-10-06 Sold (MLS) $7,599 NAPLESMLS
• 2025-09-04 Sold (MLS) $7,500 NAPLESMLS
• 2025-08-03 Pending — NAPLESMLS
• 2025-07-16 Price Changed $7,500 NAPLESMLS
• 2025-07-16 Pending — NAPLESMLS
• 2025-07-16 Listed $7,500 NAPLESMLS
• 2025-06-28 Listed $15,000 NAPLESMLS
• 2003-08-25 Listed $6,500 MIML