61 Greenbrier St Unit 7-105 · Marco Island, FL 34145

$399,900

2 bd · 2.0 ba · 814 sqft · Condo public records · 76 Days on market

Built 1977 $845/mo HOA · 15% of rent

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Why this score? — see what drove the B- 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 +26.5/30.0
• 1% rule +9.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 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

ACROSS THE STREET FROM FAMED RESIDENTS’ BEACH! This updated 2 bedroom, 2 bathroom, FIRST FLOOR Mariner unit features an updated kitchen with granite countertop, BRAND NEW CABINETS, and newer appliances, as well as recently installed fixtures, including but not limited to, master bathroom countertop and sink, toilets, blinds, ceiling fans, chandelier, water heater, and tile throughout the lanai! THE ENTIRE UNIT WAS JUST PAINTED WITH A NEW MASTER BATHROOM SHOWER! This well maintained unit offers the best of both worlds, since the beach access location has provided a strong rental history!

Key facts

• Renovated bathrooms
• Community pool
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• RENOVATED BATHROOMS
• PRIVATE RESIDENTS BEACH
• COMMUNITY POOL
• NEW AC SYSTEM
• FIRST-FLOOR UNIT

Property features AI

Finance

• HOA & community: Mandatory HOA with professional management; Quarterly master HOA fee; HOA maintains cable, internet/Wi-Fi, lawn/land maintenance, exterior pest control, reserves, and trash removal; Community amenities include a pool and picnic/BBQ area; Non-gated community; Total annual recurring HOA fees approximately $10,140

Exterior

• Parking: 1 assigned parking space
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential end-unit in a low-rise (1–3) building; Built in 1977; Concrete block construction with stucco finish; Shingle roof; Single-hung windows; Rear exposure facing east; Zero lot line; Unit 105 in the development
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1977; End-unit
• Exterior features: Patio; Landscaped area view; Reclaimed irrigation

Interior

• Kitchen: Electric cooktop; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/freezer
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire and high-speed internet available; Smoke detectors; Window coverings; Dining area integrated with the living room; Screened lanai/porch; Turnkey furnished; Split bedroom floor plan
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $400k).
• Recommended offer: $376k (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 rising fast (+6.6%/yr); 687 active listings in the ZIP; 27 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 $5,599/mo this rent would consume 66% 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 $3k of loan paydown is wiped out by about $12k 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 $112k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $270k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $375,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.40% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.33%
• DSCR: 1.50
• GRM: 6.0

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-2,941
• Equity at exit: $59,626

10-year hold

• IRR: 13.3%
• Equity multiple: 2.29×
• Total profit: $144,683
• Equity at exit: $34,576

Cash invested: $111,972 (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: 6.0×

Monthly cashflow live

• Estimated rent: $5,599 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$257 /mo · $3,085/yr
• Insurance: −$167
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$845
• Vacancy / Maint / Mgmt: −$1,176
• Net cashflow: $631

Break-even live

Break-even rent $4,800

Max offer price $399,900

Occupancy floor 84%

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 N Collier Blvd Unit J16 Marco Island, FL	2.0	1.5	787	$5,550	$7.05	13d	1	0.11mi
762 San Marco Rd Unit 4-108 Marco Island, FL	2.0	2.0	814	$4,500	$5.53	23d	1	0.11mi
87 N Collier Blvd Marco Island, FL	1.0–2.0	1.0–1.5	663	$5,550	$8.36	23d	3	0.13mi
167 N Collier Blvd Marco Island, FL	2.0	1.0	555	$2,100	$3.78	13d	2	0.21mi
130 N Collier Blvd Unit A6 Marco Island, FL	2.0	1.0	704	$1,900	$2.70	23d	1	0.23mi
58 N Collier Blvd Marco Island, FL	2.0	2.0	1071	$9,750	$9.10	23d	2	0.24mi
140 Seaview Ct Unit 902S Marco Island, FL	2.0	2.0	837	$9,000	$10.75	23d	1	0.30mi
140 Seaview Ct #1504 Marco Island, FL	1.0	1.5	610	$2,200	$3.61	23d	1	0.33mi
201 S Collier Blvd Unit 3-102 Marco Island, FL	2.0	2.0	808	$5,500	$6.81	23d	1	0.33mi
180 Seaview Ct Marco Island, FL	1.0–2.0	1.5–2.0	721	$4,500	$6.24	23d	2	0.40mi
261 S Collier Blvd #309 Marco Island, FL	2.0	2.0	1000	$6,200	$6.20	23d	1	0.43mi
240 Seaview Ct #413 Marco Island, FL	1.0	1.0	750	$6,500	$8.67	23d	1	0.50mi
240 Seaview Ct #211 Marco Island, FL	2.0	2.0	1075	$11,000	$10.23	21d	1	0.52mi
651 Seaview Ct Unit B207 Marco Island, FL	2.0	2.0	1075	$6,000	$5.58	23d	1	0.57mi
260 Seaview Ct #604 Marco Island, FL	2.0	2.0	1070	$8,000	$7.48	13d	1	0.58mi
601 Seaview Ct Unit C106 Marco Island, FL	2.0	2.0	964	$5,700	$5.91	23d	1	0.65mi
380 Seaview Ct #305 Marco Island, FL	2.0	2.0	1100	$6,000	$5.45	13d	1	0.73mi
591 Seaview Ct Unit A306 Marco Island, FL	2.0	2.0	964	$6,000	$6.22	23d	1	0.77mi
440 Seaview Ct #912 Marco Island, FL	2.0	2.0	1099	$6,500	$5.91	13d	1	0.81mi
457 Tallwood St #106 Marco Island, FL	1.0	1.0	539	$1,600	$2.97	23d	1	0.91mi
68 Marco Villas Dr Unit R-5 Marco Island, FL	2.0	2.5	1046	$4,750	$4.54	23d	1	1.00mi
146 Clyburn St Unit I-6 Marco Island, FL	2.0	2.5	1046	$2,000	$1.91	23d	1	1.05mi
651 W Elkcam Cir #815 Marco Island, FL	2.0	2.0	813	$4,700	$5.78	23d	1	1.21mi
694 W Elkcam Cir #1123 Marco Island, FL	2.0	2.0	945	$2,530	$2.68	23d	1	1.22mi
731 W Elkcam Cir Unit A109 Marco Island, FL	2.0	2.5	1066	$2,500	$2.35	23d	1	1.29mi
761 W Elkcam Cir Unit B110 Marco Island, FL	2.0	2.5	1066	$3,500	$3.28	23d	1	1.32mi
750 W Elkcam Cir #315 Marco Island, FL	2.0	2.0	990	$5,600	$5.66	23d	1	1.34mi

HOA detail condo

• Monthly dues: $845 · $10,140/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $399,900 Active 76 DOM
2. 2026-06-17
   days on market $399,900 Active 75 DOM
3. 2026-06-16
   days on market $399,900 Active 74 DOM
4. 2026-06-15
   days on market $399,900 Active 73 DOM
5. 2026-06-14
   days on market $399,900 Active 71 DOM
6. 2026-06-10
   days on market $399,900 Active 68 DOM
7. 2026-06-09
   days on market $399,900 Active 67 DOM
8. 2026-06-08
   days on market $399,900 Active 66 DOM
9. 2026-06-07
   days on market $399,900 Active 65 DOM
10. 2026-06-03
    days on market $399,900 Active 61 DOM
11. 2026-06-02
    days on market $399,900 Active 60 DOM
12. 2026-06-01
    days on market $399,900 Active 59 DOM
13. 2026-05-31
    days on market $399,900 Active 58 DOM
14. 2026-05-30
    pricedays on market $399,900 Active 57 DOM
15. 2026-04-03
    listed $409,000 Active
16. 2025-04-28
    historical
17. 2025-04-12
    listed $427,500 Active
18. 2017-10-11
    soldstatus $270,000
19. 2017-10-04
    soldstatus $270,000 Sold 599-char remark

    Show marketing remark (599 chars)

    ACROSS THE STREET FROM FAMED RESIDENTS’ BEACH! This updated 2 bedroom, 2 bathroom, FIRST FLOOR Mariner unit features an updated kitchen with granite countertop, BRAND NEW CABINETS, and newer appliances, as well as recently installed fixtures, including but not limited to, master bathroom countertop and sink, toilets, blinds, ceiling fans, chandelier, water heater, and tile throughout the lanai! THE ENTIRE UNIT WAS JUST PAINTED WITH A NEW MASTER BATHROOM SHOWER! This well maintained unit offers the best of both worlds, since the beach access location has provided a strong rental history!

20. 2017-08-10
    status Pending With Contingencies 599-char remark

    Show marketing remark (599 chars)

    ACROSS THE STREET FROM FAMED RESIDENTS’ BEACH! This updated 2 bedroom, 2 bathroom, FIRST FLOOR Mariner unit features an updated kitchen with granite countertop, BRAND NEW CABINETS, and newer appliances, as well as recently installed fixtures, including but not limited to, master bathroom countertop and sink, toilets, blinds, ceiling fans, chandelier, water heater, and tile throughout the lanai! THE ENTIRE UNIT WAS JUST PAINTED WITH A NEW MASTER BATHROOM SHOWER! This well maintained unit offers the best of both worlds, since the beach access location has provided a strong rental history!

21. 2017-04-20
    price $279,900 599-char remark

    Show marketing remark (599 chars)

    ACROSS THE STREET FROM FAMED RESIDENTS’ BEACH! This updated 2 bedroom, 2 bathroom, FIRST FLOOR Mariner unit features an updated kitchen with granite countertop, BRAND NEW CABINETS, and newer appliances, as well as recently installed fixtures, including but not limited to, master bathroom countertop and sink, toilets, blinds, ceiling fans, chandelier, water heater, and tile throughout the lanai! THE ENTIRE UNIT WAS JUST PAINTED WITH A NEW MASTER BATHROOM SHOWER! This well maintained unit offers the best of both worlds, since the beach access location has provided a strong rental history!

22. 2017-03-01
    listed $284,900 Active 599-char remark

    Show marketing remark (599 chars)

    ACROSS THE STREET FROM FAMED RESIDENTS’ BEACH! This updated 2 bedroom, 2 bathroom, FIRST FLOOR Mariner unit features an updated kitchen with granite countertop, BRAND NEW CABINETS, and newer appliances, as well as recently installed fixtures, including but not limited to, master bathroom countertop and sink, toilets, blinds, ceiling fans, chandelier, water heater, and tile throughout the lanai! THE ENTIRE UNIT WAS JUST PAINTED WITH A NEW MASTER BATHROOM SHOWER! This well maintained unit offers the best of both worlds, since the beach access location has provided a strong rental history!

23. 2016-10-25
    historical
24. 2016-09-24
    price $263,000
25. 2016-05-28
    listed $268,000 Active
26. 2013-06-04
    soldstatus $179,000

ⓘ 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: $3,085 · $257/mo
• Projected year-2 tax: $3,319 · $277/mo
• Expected delta: +$234/yr (+$20/mo · 7.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $67,191
• − Mortgage interest: −$22,401
• − Property taxes: −$3,085
• − Insurance: −$7,118
• − Repairs & maintenance: −$5,375
• − Management: −$5,375
• − HOA: −$10,140
• − Depreciation: −$11,633
• Taxable income: $2,063
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $7,077/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

+128.5% since first listed

12 events — show timeline

• 2026-04-03 Listed $409,000 NAPLESMLS
• 2025-04-28 Listing Removed — NAPLESMLS
• 2025-04-12 Listed $427,500 NAPLESMLS
• 2017-10-11 Sold (Public Records) $270,000 Public Records
• 2017-10-04 Sold (MLS) $270,000 NAPLESMLS
• 2017-08-10 Pending — NAPLESMLS
• 2017-04-20 Price Changed $279,900 NAPLESMLS
• 2017-03-01 Listed $284,900 NAPLESMLS
• 2016-10-25 Listing Removed — NAPLESMLS
• 2016-09-24 Price Changed $263,000 NAPLESMLS
• 2016-05-28 Listed $268,000 NAPLESMLS
• 2013-06-04 Sold (Public Records) $179,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,085 · +5.9% YoY. Source: county tax records.