10 Tampa Pl #303 · Marco Island, FL 34145

$9,000

1 bd · 2.0 ba · 728 sqft · Timeshare public records · 982 Days on market

Built 1984 $75/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

TIMESHARE Unit 303 Week #46 (November 16-23 in 2024): Pack your bags and pop down to Marco Island to your perfect vacation spot yearly and enjoy everything Sunrise Bay has to offer! The unit is a 1 bedroom, however, the couch in the living area pulls out to sleep 2 as well. Relax in the pool and/or jacuzzi, fish from the dock or jet off on the resort boat into the bay and explore, and/or pull the boat right up and enjoy a meal at Snook Inn before heading back to the resort just a few minutes away. There are great dining choices within walking distance as well, so there's no need to drive anywhere unless you choose to. No more hassle looking for where you'll vacation year to year ever again;

Key facts

• Garage
• Community pool
• Built 1984

Property features AI

Finance

• Other: Multi-unit building: 5 total floors, 20 units in building/complex, 3 units per floor
• HOA & community: Mandatory HOA (Condo management); Annual master HOA fee of $900; one-time fee $150; HOA covers cable, internet/Wi-Fi, laundry facilities, lawn/land maintenance, pest control (interior & exterior), repairs, reserves, sewer, street lights and maintenance, trash removal and water; Community amenities include BBQ/picnic area, bike storage, community boat dock and slips, gulf boat access, pool, spa/hot tub, community room, fish cleaning station, fishing pier, internet access, library, and private membership opportunities; Community type: Boating, Condo/Hotel, non-gated

Exterior

• Parking: Common parking
• Security: Storm protection with impact-resistant doors and windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential mid-rise (4–7 stories); Unit 303; Rear exposure facing east; Part of Sunrise Bay Condo
• Construction: Concrete block construction; Built in 1984; Built-up or flat roof
• Exterior features: Deck; Fence; Outdoor shower; Impact-resistant doors and windows; Double-hung and sliding windows; Stucco exterior; Oversize lot unit; River frontage; Views of landscaped areas, partial bay, pool/club and river; City-maintained, paved public road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 1 bedroom
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with combo tub/shower and dual sinks
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; High-speed internet available; Walk-in closet; Wheelchair accessible; Window coverings; Breakfast bar and dining in living area; Screened lanai/porch; Turnkey furnished; Great room floor plan; Common elevator; Two ceiling fans; Smoke detector
• Laundry & utility: Common laundry facilities

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath timeshare listed at $9k.

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 $9k).
• Recommended offer: $8k (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.
• 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 $62 of loan paydown is wiped out by about $270 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 982 days — a 12% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $3k; list at $9k implies a 200% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $7,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 982 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. 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: 43.33% ✓
• Cap rate: 398.79%
• Cash-on-cash: 1401.78%
• DSCR: 63.37
• 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: 69.98×
• Total profit: $173,825
• Equity at exit: $1,342

10-year hold

• IRR: —
• Equity multiple: 169.17×
• Total profit: $423,779
• Equity at exit: $778

Cash invested: $2,520 (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: $3,900 medium
• Mortgage (P&I): −$47
• Tax est. 1.5%: −$11 /mo · $135/yr
• Insurance: −$4
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$75
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $2,517

Break-even live

Break-even rent $714

Max offer price $9,000

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: $2,250
• Closing costs: $270
• 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: $75 · $900/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $9,000 Active 982 DOM
2. 2026-06-17
   days on market $9,000 Active 981 DOM
3. 2026-06-16
   days on market $9,000 Active 980 DOM
4. 2026-06-15
   days on market $9,000 Active 979 DOM
5. 2026-06-10
   days on market $9,000 Active 974 DOM
6. 2026-06-09
   days on market $9,000 Active 973 DOM
7. 2026-06-08
   days on market $9,000 Active 972 DOM
8. 2026-06-07
   days on market $9,000 Active 971 DOM
9. 2026-06-02
   days on market $9,000 Active 966 DOM
10. 2026-06-01
    days on market $9,000 Active 965 DOM
11. 2026-05-31
    days on market $9,000 Active 964 DOM
12. 2026-05-30
    days on market $9,000 Active 963 DOM
13. 2026-04-07
    historical
14. 2025-04-07
    listed $9,000 Active
15. 2023-10-10
    listed $9,000 Active
16. 1999-09-14
    soldstatus $3,000

ⓘ 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: −$504
• − Property taxes: −$135
• − Insurance: −$5,164
• − Repairs & maintenance: −$3,744
• − Management: −$3,744
• − HOA: −$900
• − Depreciation: −$262
• Taxable income: $32,347
• Est. tax owed @ 24.0%: −$7,763
• After-tax cash flow: $22,443/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

+200.0% since first listed

4 events — show timeline

• 2026-04-07 Listing Removed — NAPLESMLS
• 2025-04-07 Listed $9,000 NAPLESMLS
• 2023-10-10 Listed $9,000 NAPLESMLS
• 1999-09-14 Sold (Public Records) $3,000 Public Records

Property tax history

-2.1%/yr

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