1332 Delbrook N Unit J2 · Marco Island, FL 34145

$359,999

2 bd · 1.5 ba · 1,046 sqft · Condo public records · 181 Days on market

Built 1985 $870/mo HOA · 20% of rent

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Why this score? — see what drove the C- 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 +16.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +5.2/10.0
• 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

Ideally located in the heart of Marco Island, this beautifully updated townhouse is just 1.5 miles from the pristine residents' beach. Meticulously maintained, the home features upgrades including newer appliances, a recently replaced A/C and water heater, a newer roof, and impact windows and doors throughout. The thoughtfully designed floor plan offers two upstairs bedrooms and a tiled tub/shower bath, while a convenient half bath on the main level is perfect for guests. Upstairs in-unit laundry adds everyday ease. The kitchen includes a breakfast bar with additional seating, ideal for casual meals or entertaining, and opens to an enclosed back patio with an extra storage room. The property includes two deeded parking spaces located directly in front of the unit, and the community has recently repaved the parking lot. Situated in the desirable San Marco Villas community, residents enjoy access to a large heated pool and hot tub--perfect for relaxing in the Florida sunshine. Centrally located near the Racquet Center, YMCA, library, historical museum, Publix, Mackle Park, and more, this residence offers an exceptional opportunity as a full-time home, seasonal retreat, or vacation rental investment.

Key facts

• Updated townhouse
• Newer roof
• Newer appliances

Tags

• UPDATED TOWNHOUSE
• NEWER APPLIANCES
• RECENTLY REPLACED A/C
• NEWER ROOF
• IMPACT WINDOWS AND DOORS
• UPSTAIRS IN-UNIT LAUNDRY

Property features AI

Other

• Possession: Possession at closing
• Multi-unit information: 1 unit per floor; 148 units in complex; 6 units in building; Building has 2 floors; Sub-condo: SAN MARCO VILLAS (Building J)

Finance

• HOA & community: Quarterly condo fee; Maintenance includes cable, insurance, internet/Wi‑Fi, lawn/land maintenance, pest control (interior & exterior), repairs, reserves, street lights, trash removal; Professional management; Community amenities: BBQ/picnic area, bike and jog path, bike storage, community pool, community spa/hot tub, guest room, internet access, streetlights, vehicle wash area; Non-gated community; Total annual recurring fees: $10,436; Total one-time fees: $150

Exterior

• Parking: 2 assigned parking spaces; Guest parking
• Security: Unmonitored alarm
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise building (1–3 stories); 2-story unit; Rear exposure facing southwest
• Construction: Concrete block construction; Built in 1985
• Exterior features: Stucco exterior; Tile roof; Impact resistant windows; Impact resistant doors; Alarm (unmonitored); Landscaped area view; Central irrigation; Zero lot line

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator/ice maker; Pantry; Breakfast bar / eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom; Master bath with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Pantry; Breakfast bar; Eat-in kitchen; Screened lanai/porch; Turnkey furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $360k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $317k (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; 21 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 $4,270/mo this rent would consume 50% 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 $11k 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.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 20% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $316,799 (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: 1.19% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 7.0

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: -8.1%
• Equity multiple: 0.69×
• Total profit: $-31,574
• Equity at exit: $53,677

10-year hold

• IRR: 6.4%
• Equity multiple: 1.58×
• Total profit: $58,407
• Equity at exit: $31,126

Cash invested: $100,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $4,270 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$238 /mo · $2,852/yr
• Insurance: −$150
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$870
• Vacancy / Maint / Mgmt: −$897
• Net cashflow: $161

Break-even live

Break-even rent $4,066

Max offer price $359,999

Occupancy floor 91%

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69 Marco Villas E Unit 1546079P Marco Island, FL	2.0	1.0	1151	$3,122	$2.71	14d	1	0.08mi
68 Marco Villas Dr Unit R-5 Marco Island, FL	2.0	2.5	1046	$4,750	$4.54	23d	1	0.12mi
146 Clyburn St Unit I-6 Marco Island, FL	2.0	2.5	1046	$2,000	$1.91	23d	1	0.16mi
1533 San Marco Rd Marco Island, FL	2.0	2.0	1189	$7,500	$6.31	23d	1	0.39mi
324 Waterleaf Ct Marco Island, FL	3.0	2.0	1288	$13,500	$10.48	23d	1	0.80mi
261 S Collier Blvd #309 Marco Island, FL	2.0	2.0	1000	$6,200	$6.20	23d	1	0.98mi
201 S Collier Blvd Unit 3-102 Marco Island, FL	2.0	2.0	808	$5,500	$6.81	23d	1	0.99mi
762 San Marco Rd Unit 4-108 Marco Island, FL	2.0	2.0	814	$4,500	$5.53	23d	1	1.07mi
87 N Collier Blvd Unit J16 Marco Island, FL	2.0	1.5	787	$5,550	$7.05	14d	1	1.11mi
87 N Collier Blvd Marco Island, FL	1.0–2.0	1.0–1.5	663	$5,550	$8.36	23d	3	1.13mi
167 N Collier Blvd Marco Island, FL	2.0	1.0	555	$2,100	$3.78	14d	2	1.14mi
130 N Collier Blvd Unit A6 Marco Island, FL	2.0	1.0	704	$1,900	$2.70	23d	1	1.20mi
58 N Collier Blvd Marco Island, FL	2.0	2.0	1071	$9,750	$9.10	23d	2	1.23mi
100 N Collier Blvd Marco Island, FL	2.0	2.0	1445	$11,750	$8.13	23d	2	1.28mi
140 Seaview Ct Unit 902S Marco Island, FL	2.0	2.0	837	$9,000	$10.75	23d	1	1.29mi
690 Amber Dr Marco Island, FL	3.0	2.0	1499	$8,000	$5.34	23d	1	1.35mi
180 Seaview Ct Marco Island, FL	1.0–2.0	1.5–2.0	721	$4,500	$6.24	23d	2	1.38mi
1080 N Collier Blvd Unit 308 Marco Island, FL	2.0	2.0	1300	$13,400	$10.31	23d	1	1.39mi
651 Seaview Ct Unit B207 Marco Island, FL	2.0	2.0	1075	$6,000	$5.58	23d	1	1.44mi
240 Seaview Ct #413 Marco Island, FL	1.0	1.0	750	$6,500	$8.67	23d	1	1.44mi
240 Seaview Ct #211 Marco Island, FL	2.0	2.0	1075	$11,000	$10.23	21d	1	1.46mi

HOA detail condo

• Monthly dues: $870 · $10,440/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $359,999 Active 181 DOM
2. 2026-06-17
   days on market $359,999 Active 180 DOM
3. 2026-06-16
   days on market $359,999 Active 179 DOM
4. 2026-06-15
   days on market $359,999 Active 178 DOM
5. 2026-06-10
   days on market $359,999 Active 173 DOM
6. 2026-06-09
   days on market $359,999 Active 172 DOM
7. 2026-06-08
   days on market $359,999 Active 171 DOM
8. 2026-06-07
   days on market $359,999 Active 170 DOM
9. 2026-06-03
   days on market $359,999 Active 166 DOM
10. 2026-06-02
    days on market $359,999 Active 165 DOM
11. 2026-06-01
    days on market $359,999 Active 164 DOM
12. 2026-05-31
    days on market $359,999 Active 163 DOM
13. 2026-05-30
    days on market $359,999 Active 162 DOM
14. 2026-04-17
    price $359,999

    Show marketing remark (1216 chars)

    Ideally located in the heart of Marco Island, this beautifully updated townhouse is just 1.5 miles from the pristine residents' beach. Meticulously maintained, the home features upgrades including newer appliances, a recently replaced A/C and water heater, a newer roof, and impact windows and doors throughout. The thoughtfully designed floor plan offers two upstairs bedrooms and a tiled tub/shower bath, while a convenient half bath on the main level is perfect for guests. Upstairs in-unit laundry adds everyday ease. The kitchen includes a breakfast bar with additional seating, ideal for casual meals or entertaining, and opens to an enclosed back patio with an extra storage room. The property includes two deeded parking spaces located directly in front of the unit, and the community has recently repaved the parking lot. Situated in the desirable San Marco Villas community, residents enjoy access to a large heated pool and hot tub--perfect for relaxing in the Florida sunshine. Centrally located near the Racquet Center, YMCA, library, historical museum, Publix, Mackle Park, and more, this residence offers an exceptional opportunity as a full-time home, seasonal retreat, or vacation rental investment.

15. 2026-04-17
    price $359,999 1216-char remark

    Show marketing remark (1216 chars)

    Ideally located in the heart of Marco Island, this beautifully updated townhouse is just 1.5 miles from the pristine residents' beach. Meticulously maintained, the home features upgrades including newer appliances, a recently replaced A/C and water heater, a newer roof, and impact windows and doors throughout. The thoughtfully designed floor plan offers two upstairs bedrooms and a tiled tub/shower bath, while a convenient half bath on the main level is perfect for guests. Upstairs in-unit laundry adds everyday ease. The kitchen includes a breakfast bar with additional seating, ideal for casual meals or entertaining, and opens to an enclosed back patio with an extra storage room. The property includes two deeded parking spaces located directly in front of the unit, and the community has recently repaved the parking lot. Situated in the desirable San Marco Villas community, residents enjoy access to a large heated pool and hot tub--perfect for relaxing in the Florida sunshine. Centrally located near the Racquet Center, YMCA, library, historical museum, Publix, Mackle Park, and more, this residence offers an exceptional opportunity as a full-time home, seasonal retreat, or vacation rental investment.

16. 2025-12-19
    listed $380,000 Active

    Show marketing remark (1216 chars)

    Ideally located in the heart of Marco Island, this beautifully updated townhouse is just 1.5 miles from the pristine residents' beach. Meticulously maintained, the home features upgrades including newer appliances, a recently replaced A/C and water heater, a newer roof, and impact windows and doors throughout. The thoughtfully designed floor plan offers two upstairs bedrooms and a tiled tub/shower bath, while a convenient half bath on the main level is perfect for guests. Upstairs in-unit laundry adds everyday ease. The kitchen includes a breakfast bar with additional seating, ideal for casual meals or entertaining, and opens to an enclosed back patio with an extra storage room. The property includes two deeded parking spaces located directly in front of the unit, and the community has recently repaved the parking lot. Situated in the desirable San Marco Villas community, residents enjoy access to a large heated pool and hot tub--perfect for relaxing in the Florida sunshine. Centrally located near the Racquet Center, YMCA, library, historical museum, Publix, Mackle Park, and more, this residence offers an exceptional opportunity as a full-time home, seasonal retreat, or vacation rental investment.

17. 2025-12-19
    listed $380,000 Active 1216-char remark

    Show marketing remark (1216 chars)

    Ideally located in the heart of Marco Island, this beautifully updated townhouse is just 1.5 miles from the pristine residents' beach. Meticulously maintained, the home features upgrades including newer appliances, a recently replaced A/C and water heater, a newer roof, and impact windows and doors throughout. The thoughtfully designed floor plan offers two upstairs bedrooms and a tiled tub/shower bath, while a convenient half bath on the main level is perfect for guests. Upstairs in-unit laundry adds everyday ease. The kitchen includes a breakfast bar with additional seating, ideal for casual meals or entertaining, and opens to an enclosed back patio with an extra storage room. The property includes two deeded parking spaces located directly in front of the unit, and the community has recently repaved the parking lot. Situated in the desirable San Marco Villas community, residents enjoy access to a large heated pool and hot tub--perfect for relaxing in the Florida sunshine. Centrally located near the Racquet Center, YMCA, library, historical museum, Publix, Mackle Park, and more, this residence offers an exceptional opportunity as a full-time home, seasonal retreat, or vacation rental investment.

18. 2023-05-28
    soldstatus $375,000 Closed 513-char remark

    Show marketing remark (513 chars)

    Rarely available gem in the heart of Marco Island. Perfect for a vacation get away or investment. San Marco Villas allows the unit to be rented 3 times a year for a minimum of 30days and a maximum of a year. Located next to the Marco Island Racquet Center for all you Pickleball and Tennis lovers. 1 mile to the beach restaurants and shops. Here is your chance to own your own piece of paradise. Completely turnkey and furnished all you need to bring is your toothbrush and bathing suit. Ready to Show and Sell !!

19. 2023-05-26
    soldstatus $375,000
20. 2023-05-01
    status Pending 513-char remark

    Show marketing remark (513 chars)

    Rarely available gem in the heart of Marco Island. Perfect for a vacation get away or investment. San Marco Villas allows the unit to be rented 3 times a year for a minimum of 30days and a maximum of a year. Located next to the Marco Island Racquet Center for all you Pickleball and Tennis lovers. 1 mile to the beach restaurants and shops. Here is your chance to own your own piece of paradise. Completely turnkey and furnished all you need to bring is your toothbrush and bathing suit. Ready to Show and Sell !!

21. 2023-04-13
    listed $399,000 Active 513-char remark

    Show marketing remark (513 chars)

    Rarely available gem in the heart of Marco Island. Perfect for a vacation get away or investment. San Marco Villas allows the unit to be rented 3 times a year for a minimum of 30days and a maximum of a year. Located next to the Marco Island Racquet Center for all you Pickleball and Tennis lovers. 1 mile to the beach restaurants and shops. Here is your chance to own your own piece of paradise. Completely turnkey and furnished all you need to bring is your toothbrush and bathing suit. Ready to Show and Sell !!

22. 2010-04-01
    soldstatus $140,000
23. 2010-03-31
    soldstatus $140,000
24. 2010-01-19
    listed $169,000
25. 1997-09-19
    soldstatus $82,900

ⓘ 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: $2,852 · $238/mo
• Projected year-2 tax: $2,988 · $249/mo
• Expected delta: +$136/yr (+$11/mo · 4.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $51,240
• − Mortgage interest: −$20,166
• − Property taxes: −$2,852
• − Insurance: −$2,597
• − Repairs & maintenance: −$4,099
• − Management: −$4,099
• − HOA: −$10,440
• − Depreciation: −$10,473
• Taxable loss: −$3,486
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $2,772/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

+334.3% since first listed

12 events — show timeline

• 2026-04-17 Price Changed $359,999 NAPLESMLS
• 2026-04-17 Price Changed $359,999 MIML
• 2025-12-19 Listed $380,000 MIML
• 2025-12-19 Listed $380,000 NAPLESMLS
• 2023-05-28 Sold (MLS) $375,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-26 Sold (Public Records) $375,000 Public Records
• 2023-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-13 Listed $399,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-01 Sold (Public Records) $140,000 Public Records
• 2010-03-31 Sold (MLS) $140,000 NAPLESMLS
• 2010-01-19 Listed $169,000 NAPLESMLS
• 1997-09-19 Sold (Public Records) $82,900 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,852 · +9.0% YoY. Source: county tax records.