10 Tampa Pl #301 · Marco Island, FL 34145

$9,500

1 bd · 2.0 ba · 855 sqft · Timeshare public records · 380 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

SUNRISE BAY RESORT UNIT 301 WEEK 8: Don't miss this extremely rare opportunity to own a February week in an end unit that sleeps 6 at Sunrise Bay Resort on beautiful Marco Island, Florida! Escape the cold and bask in the sun by the resort pool, in the spa, on the dock, or out on the water in the community boat that's available for your enjoyment. Fish off the dock and clean your fish right there at the dock fish cleaning station. Sunrise Bay Resort is a hidden gem right in historic Old Marco, near shops and restaurants, all within walking distance. Once an owner, come back at other times for $900 per week, as well as family members and relatives. If you're unable to come on your designated

Key facts

• Resort pool
• End unit
• Community boat

Tags

• END UNIT
• RESORT POOL
• COMMUNITY BOAT
• DOCK FISH CLEANING STATION
• HISTORIC OLD MARCO

Property features AI

Finance

• Other: Part of Sunrise Bay Condo (non-gated, boating-focused community); 20 units in the complex; 20 units in the building across 5 floors; 3 units per floor
• HOA & community: Mandatory condo association; Master HOA fee $900 annually; Association covers internet/WiFi access, laundry facilities, lawn/land maintenance, pest control (interior and exterior), sewer, water, trash removal, repairs, reserves, master association fee management and legal/accounting; Community amenities include BBQ/picnic area, community boat dock and slip, community gulf boat access, community pool, spa/hot tub, community room, internet access, fishing pier, fish cleaning station

Exterior

• Parking: Common parking
• Security: Underground utilities
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential mid-rise building (4–7 stories); Unit 301; Rear exposure faces east; Gulf access with no bridges
• Construction: Concrete block construction; Stucco exterior finish; Built-up or flat roof; Built in 1984
• Exterior features: Deck; Pool/club and river views; River frontage; Central irrigation; Boat access with boat slip and dock included; water available at dock; Community fishing pier and fish cleaning station

Interior

• Kitchen: Microwave; Range; Refrigerator/Freezer; Safe
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower and dual sinks
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: High-speed internet available; Smoke detectors; Turnkey furnished; Great room floor plan; Screened balcony; Common elevator; Two ceiling fans
• Laundry & utility: Common laundry (community laundry facilities)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath timeshare listed at $10k.

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 $10k).
• 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; 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 $66 of loan paydown is wiped out by about $285 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 380 days — a 12% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $8,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 380 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: 40.20% ✓
• Cap rate: 369.61%
• Cash-on-cash: 1297.58%
• DSCR: 58.73
• 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: 64.59×
• Total profit: $169,143
• Equity at exit: $1,416

10-year hold

• IRR: —
• Equity multiple: 156.20×
• Total profit: $412,826
• Equity at exit: $821

Cash invested: $2,660 (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): −$50
• Tax est. 1.5%: −$12 /mo · $142/yr
• Insurance: −$4
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$75
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $2,450

Break-even live

Break-even rent $718

Max offer price $9,500

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: $2,375
• Closing costs: $285
• 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: $75 · $900/yr
• Likely covers: waterpool

Listing history 15 events

1. 2026-06-18
   days on market $9,500 Active 380 DOM
2. 2026-06-17
   days on market $9,500 Active 379 DOM
3. 2026-06-16
   days on market $9,500 Active 378 DOM
4. 2026-06-15
   days on market $9,500 Active 377 DOM
5. 2026-06-10
   days on market $9,500 Active 372 DOM
6. 2026-06-09
   days on market $9,500 Active 371 DOM
7. 2026-06-08
   days on market $9,500 Active 370 DOM
8. 2026-06-07
   days on market $9,500 Active 369 DOM
9. 2026-06-02
   days on market $9,500 Active 364 DOM
10. 2026-06-01
    days on market $9,500 Active 363 DOM
11. 2026-05-31
    days on market $9,500 Active 362 DOM
12. 2026-05-30
    days on market $9,500 Active 361 DOM
13. 2026-03-28
    historical
14. 2025-06-03
    listed $9,500 Active
15. 2025-04-07
    listed $9,000 Active

ⓘ 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: −$532
• − Property taxes: −$142
• − Insurance: −$5,166
• − Repairs & maintenance: −$3,666
• − Management: −$3,666
• − HOA: −$900
• − Depreciation: −$276
• Taxable income: $31,478
• Est. tax owed @ 24.0%: −$7,555
• After-tax cash flow: $21,842/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

+5.6% since first listed

3 events — show timeline

• 2026-03-28 Listing Removed — NAPLESMLS
• 2025-06-03 Listed $9,500 NAPLESMLS
• 2025-04-07 Listed $9,000 NAPLESMLS

Property tax history

-1.2%/yr

Latest (2025): $932 · +2.7% YoY. Source: county tax records.