10 Tampa Pl #502 · Marco Island, FL 34135

$7,000

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

Built 1984 $86/mo HOA · 3% 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
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

SUNRISE BAY RESORT UNIT 502 WEEK 14 APRIL 3-10. Don't miss this opportunity to own a gorgeous Spring week at Sunrise Bay! Extend your stay and add week 15 in unit 503 as well if you're able. Swim in the pool, relax in the jacuzzi, fish off the dock, and prepare your fresh catch of the day on the resort grill. You might want to take a spin around the island on our free bikes and explore the island. Find several great dining and shopping choices within walking distance

Key facts

• Dock
• Free bikes
• Pool

Tags

• POOL
• JACUZZI
• DOCK
• RESORT GRILL
• FREE BIKES
• DINING AND SHOPPING CHOICES

Property features AI

Finance

• Other: Part of a 20-unit complex with 5 units per floor and 1 floor in the building (mid-rise property context)
• Financial info: Total annual recurring fees listed
• HOA & community: Mandatory HOA (Condo management); Annual HOA fee; HOA covers cable, insurance, internet/Wi‑Fi, laundry facilities, legal/accounting, manager, master association fee, pest control (interior & exterior), repairs, reserves, sewer, street lights, street maintenance, trash removal and water; Community amenities include pool, spa/hot tub, community room, common laundry, community boat dock/slip, fishing pier, fish cleaning station, and internet access; Community type: Boating, Condo/Hotel, Non-Gated

Exterior

• Parking: Common parking
• Security: Manager on-site (community management)
• Utilities: Central water; Central sewer; Cable available; Internet access
• Home design: Residential condo in Sunrise Bay Condo; Mid-rise building (4-7 stories); Built 1984; Concrete block construction; Stucco exterior; Built-up or flat roof; Rear exposure faces east; Located on a dead-end, paved public road
• Construction: Concrete block construction; Stucco finish; Built-up or flat roof; Year built: 1984
• Exterior features: Gazebo; River view; River frontage; Boat dock (private) and community boat dock/slip; Composite dock; Tiki hut; Water available at dock; Fish cleaning station; Fishing pier

Interior

• Kitchen: Microwave; Range; Refrigerator/Freezer
• Bedrooms: 1 bedroom (first floor)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and combo tub/shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable pre-wired; High-speed internet available; Intercom; Turnkey furnished; Great room floor plan; Common elevator access
• Laundry & utility: Common 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 ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k 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 soft (-0.6%/yr); 835 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).
• This rent runs 41% of the median local income ($91k/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 $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 + 0.0% 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.
• 2 sale attempts since 20y 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: 44.28% ✓
• Cap rate: 402.99%
• Cash-on-cash: 1416.76%
• DSCR: 64.04
• GRM: 0.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 57.31×
• Total profit: $110,361
• Equity at exit: $1,044

10-year hold

• IRR: —
• Equity multiple: 111.85×
• Total profit: $217,266
• 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 34135

• Rents YoY: -0.6%
• Active inventory: 835
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $3,099 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: −$651
• Net cashflow: $1,888

Break-even live

Break-even rent $710

Max offer price $7,000

Occupancy floor 34%

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 16 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. 2006-03-24
    listed $7,000

ⓘ 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: $37,191
• − Mortgage interest: −$392
• − Property taxes: −$105
• − Insurance: −$5,154
• − Repairs & maintenance: −$2,975
• − Management: −$2,975
• − HOA: −$1,032
• − Depreciation: −$204
• Taxable income: $24,354
• Est. tax owed @ 24.0%: −$5,845
• After-tax cash flow: $16,805/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: Lee County · 788,662 people
• City population: 16,205
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 48,252
• Household income: $91,380
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 976.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 26% Two or more races 13% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 22% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 21% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -188.86%
• Current HPI: 243.4153
• Rent YoY: ▼ -0.61%
• Metro: Cape Coral-Fort Myers, 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

+0.0% since first listed

2 events — show timeline

• 2026-04-15 Listed $7,000 NAPLESMLS
• 2006-03-24 Listed $7,000 MIML