10 Tampa Pl #404 · Marco Island, FL 34145

$7,000

1 bd · 2.0 ba · 728 sqft · Timeshare public records · 15 Days on market

Built 1981 $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

SUNRISE BAY RESORT UNIT 404 WEEK 51 (December 19-26) If you'd love to spend the Christmas holiday on beautiful Marco Island, this is your chance! Ditch the ice & snow and bask in the sun by the pool, on the dock, or on the upper sundeck at Sunrise Bay Resort. Walk to great local shops & eateries, bike around the island on the free resort bikes and enjoy the warm outdoor weather. Week 52 (Dec. 26-Jan. 2 )and week 1 (Jan 2-9) are also available, making it possible to give yourself a 2 or 3 week Christmas-New Year holiday adventure. Don't miss this amazing opportunity to OWN the holiday!

Key facts

• Garage
• Community pool
• Built 1981

Property features AI

Finance

• Other: Gulf access with no bridges; Community provides water at dock and composite dock; boat slip and dock included
• HOA & community: Mandatory condo association; Annual master HOA fee of $1,035; Condo management; HOA maintenance covers internet/Wi‑Fi, laundry facilities, lawn/land maintenance, legal/accounting, on-site manager, exterior and interior pest control, repairs, reserves, sewer, street lights and maintenance, trash removal and water; Community amenities include common laundry, community boat dock and slips, gulf boat access, community pool, community spa/hot tub, community room, fish cleaning station, internet access, and streetlights

Exterior

• Parking: Common parking
• Security: Underground utilities (reduces exposure to outages)
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential condominium in Sunrise Bay Condo; Mid-rise building (4–7 stories); Built in 1981; Rear exposure faces north; Unit number 404
• Construction: Concrete block construction
• Exterior features: Stucco exterior; Double-hung and sliding windows; Built-up or flat roof; River view; River frontage; Dead-end street; City-maintained, paved public road; Central irrigation

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/freezer; Safe
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire / high-speed internet available; Smoke detectors; Dining area combined with living (Great Room); Screened lanai/porch; Turnkey furnished; Common elevator; Two ceiling fans
• Laundry & utility: Common laundry (in community)

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 $3k ($30k/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 (1.5% 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; 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 $3,900/mo this rent would consume 46% 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 15 days — a 2% lower offer ($7k) is reasonable based on typical stale-listing flexibility.

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 $6,895 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 55.71% ✓
• Cap rate: 511.42%
• Cash-on-cash: 1804.02%
• DSCR: 81.27
• GRM: 0.1

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: 89.95×
• Total profit: $174,336
• Equity at exit: $1,044

10-year hold

• IRR: —
• Equity multiple: 217.57×
• Total profit: $424,482
• 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: 0.1×

Monthly cashflow live

• Estimated rent: $3,900 medium
• 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: −$819
• Net cashflow: $2,520

Break-even live

Break-even rent $710

Max offer price $7,000

Occupancy floor 30%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 Palm St Unit C5 Marco Island, FL	1.0	1.0	494	$2,400	$4.86	23d	1	0.16mi
1215 Edington Pl Unit A6 Marco Island, FL	1.0	1.0	570	$4,500	$7.89	21d	1	0.22mi

HOA detail

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

Listing history 10 events

1. 2026-06-18
   days on market $7,000 Active 15 DOM
2. 2026-06-17
   days on market $7,000 Active 14 DOM
3. 2026-06-16
   days on market $7,000 Active 13 DOM
4. 2026-06-15
   days on market $7,000 Active 12 DOM
5. 2026-06-14
   days on market $7,000 Active 10 DOM
6. 2026-06-10
   days on market $7,000 Active 7 DOM
7. 2026-06-09
   days on market $7,000 Active 6 DOM
8. 2026-06-08
   days on market $7,000 Active 5 DOM
9. 2026-06-07
   remarks 595-char remark
10. 2026-06-07
    listed $7,000 Active 4 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 · 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: $46,799
• − Mortgage interest: −$392
• − Property taxes: −$105
• − Insurance: −$5,154
• − Repairs & maintenance: −$3,744
• − Management: −$3,744
• − HOA: −$1,032
• − Depreciation: −$204
• Taxable income: $32,425
• Est. tax owed @ 24.0%: −$7,782
• After-tax cash flow: $22,458/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

1 event — show timeline

• 2026-06-03 Listed $7,000 NAPLESMLS

Property tax history

-2.1%/yr

Latest (2025): $794 · +2.7% YoY. Source: county tax records.