268 Indies Dr E #101 · Marco Shores-Hammock Bay, FL 34114

$495,000

3 bd · 2.0 ba · 1,537 sqft · Condo public records · 274 Days on market

Built 2024 $520/mo HOA · 8% of rent ↓ 3% since listing

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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
• DSCR +9.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW CONSTRUCTION! MOVE IN READY - and - NO FLOOD INSURANCE REQUIRED!...Antilles presents new Coach Homes just north of Fiddler's Creek and minutes from downtown Naples and Marco Island. The Classic Coach Home's SABA floor plan offers 1537 air conditioned SF and INCLUDES the gorgeous finishes and standards that define luxury resort style living 2025 in Southwest FL, including solid wood cabinetry and doors, Kohler fixtures, stainless kitchen appliances, Quartz countertops, frameless glass shower enclosures, 12' x 24' Porcelain tile, wide profile baseboards as well as Impact glass windows, Impact rated doors and solid CBS construction. Antilles offers a range of resort style amenities at the 5,000 sq.ft. Flamingo Club: 3500 sq. ft. resort pool and spa, sun and shade decks, Tiki Bar area, fire pit and lounge, bocce and pickle ball, putting green, fitness room, and multiple gathering spaces. Ahhh, Antilles...sun, serenity and Southern sweet tea! PHOTOS are of Saba Furnished model; this unit is offered unfurnished.

Key facts

• Solid wood cabinetry
• Gorgeous finishes
• Kohler fixtures

Tags

• NEW CONSTRUCTION
• MOVE IN READY
• NO FLOOD INSURANCE REQUIRED
• GORGEOUS FINISHES
• SOLID WOOD CABINETRY
• KOHLER FIXTURES

Property features AI

Finance

• Financial info: See remarks for restrictions
• HOA & community: Mandatory HOA; Master association fee of $441 quarterly; Condo fee of $1,119 quarterly; Total annual recurring fees $6,240; Professional management; HOA covers insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fee, pest control (exterior), recreation facilities, repairs, reserves, sewer, street lights, street maintenance and water; Community amenities include clubhouse, community pool, spa/hot tub, BBQ/picnic area, bike and jog path, bocce court, business center, community room, concierge services, internet access, library, pickleball, putting green, sidewalk, streetlight, and underground utilities

Exterior

• Parking: Paved parking with 2+ spaces; Attached 1-car garage
• Security: Gated community; Impact resistant windows and doors
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise (1–3) carriage/coach building; Rear exposure faces south
• Construction: Built in 2024; Concrete block construction; Stucco exterior finish; Tile roof; Impact resistant sliding windows
• Exterior features: Patio; Paved private road access; Landscaped area view; Central irrigation

Interior

• Kitchen: Pantry; Dishwasher; Range; Self-cleaning oven; Microwave; Refrigerator/freezer
• Bedrooms: 3 bedrooms with the master on the ground level and a split bedroom layout
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Cable prewire; Fire sprinkler system; Pantry; Smoke detectors; Volume ceilings; Walk-in closet; Guest bath; Guest room; Laundry in residence; Screened lanai/porch; Great room floor plan; Split bedroom layout; Unfurnished
• Laundry & utility: Washer and dryer in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $495k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $495k).
• Recommended offer: $436k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+3.2%/yr); 900 active listings in the ZIP; 28 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 $6,330/mo this rent would consume 85% of the median local household income ($89k/yr) (locally 550% 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 (-1.5%/yr); year-one equity from $3k of loan paydown is wiped out by about $7k 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 (-1.5% appreciation + 3.2% rent growth), your $139k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($436k) 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.

Recommended offer $435,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 3.21% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.26×
• Total profit: $36,598
• Equity at exit: $108,164

10-year hold

• IRR: 13.3%
• Equity multiple: 2.26×
• Total profit: $174,816
• Equity at exit: $104,192

Cash invested: $138,600 (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 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 900
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $6,330 high
• Mortgage (P&I): −$2,596
• Tax from tax record: −$377 /mo · $4,525/yr
• Insurance: −$206
• HOA: −$520
• Vacancy / Maint / Mgmt: −$1,329
• Net cashflow: $1,302

Break-even live

Break-even rent $4,682

Max offer price $495,000

Occupancy floor 74%

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
262 Indies Dr E Unit 101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	23d	1	0.01mi
286 Indies Dr E Unit 202 Naples, FL	3.0	2.0	1509	$3,200	$2.12	23d	1	0.01mi
244 Indies Dr E #101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	21d	1	0.03mi
268 Indies Dr E #102 Naples, FL	2.0	2.0	1537	$7,500	$4.88	23d	1	0.05mi
232 Indies Dr E #101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	23d	1	0.06mi
8526 Pepper Tree Way Naples, FL	3.0	2.0	1990	$6,900	$3.47	23d	1	0.11mi
8482 Bent Creek Way Naples, FL	3.0	2.0	2064	$8,000	$3.88	23d	1	0.12mi
163 Indies Dr E #106 Naples, FL	3.0	2.0	1698	$7,500	$4.42	23d	1	0.17mi
163 Indies Dr E #206 Naples, FL	3.0	2.0	1698	$6,000	$3.53	23d	1	0.17mi
163 Indies Dr E #203 Naples, FL	2.0	2.0	1448	$7,200	$4.97	23d	1	0.17mi
172 Indies Dr E #101 Naples, FL	3.0	2.0	1980	$7,500	$3.79	13d	1	0.21mi
172 Indies Dr E Unit 8-102 Naples, FL	2.0	2.0	1980	$8,500	$4.29	23d	1	0.21mi
8375 Whisper Trace Ln #202 Naples, FL	3.0	2.0	2106	$3,000	$1.42	21d	1	0.23mi
8365 Whisper Trace Way Unit L204 Naples, FL	3.0	2.0	1752	$6,500	$3.71	13d	1	0.30mi
8355 Whisper Trace Way Unit K104 Naples, FL	3.0	2.0	1674	$6,500	$3.88	13d	1	0.30mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	13d	1	0.67mi
3930 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1950	$2,530	$1.30	13d	1	0.71mi
3940 Deer Crossing Ct Unit 4-203 Naples, FL	3.0	2.0	2166	$7,500	$3.46	23d	1	0.71mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	23d	1	0.73mi
3985 Deer Crossing Ct #201 Naples, FL	3.0	2.0	1981	$5,795	$2.93	23d	1	0.74mi
3975 Deer Crossing Ct #201 Naples, FL	3.0	2.0	2101	$7,500	$3.57	23d	1	0.75mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	23d	1	0.76mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	13d	1	0.76mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	13d	1	0.79mi
9571 Mussorie Ct Naples, FL	3.0	3.5	2117	$12,500	$5.90	23d	1	1.21mi
9104 Cherry Oaks Trl Naples, FL	3.0	2.0	1876	$5,000	$2.67	23d	1	1.32mi
1042 Mainsail Dr #822 Naples, FL	3.0	2.0	1276	$1,895	$1.49	23d	1	1.49mi
3149 Aviamar Cir #101 Naples, FL	3.0	2.0	1890	$7,500	$3.97	13d	1	1.50mi

HOA detail condo

• Monthly dues: $520 · $6,240/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $495,000 Active 274 DOM
2. 2026-06-17
   days on market $495,000 Active 273 DOM
3. 2026-06-16
   days on market $495,000 Active 272 DOM
4. 2026-06-15
   days on market $495,000 Active 271 DOM
5. 2026-06-10
   days on market $495,000 Active 266 DOM
6. 2026-06-09
   days on market $495,000 Active 265 DOM
7. 2026-06-08
   days on market $495,000 Active 264 DOM
8. 2026-06-07
   days on market $495,000 Active 263 DOM
9. 2026-06-03
   days on market $495,000 Active 259 DOM
10. 2026-06-02
    days on market $495,000 Active 258 DOM
11. 2026-06-01
    days on market $495,000 Active 257 DOM
12. 2026-05-31
    days on market $495,000 Active 256 DOM
13. 2026-05-30
    days on market $495,000 Active 255 DOM
14. 2025-09-17
    price $495,000 1027-char remark

    Show marketing remark (1027 chars)

    NEW CONSTRUCTION! MOVE IN READY - and - NO FLOOD INSURANCE REQUIRED!...Antilles presents new Coach Homes just north of Fiddler's Creek and minutes from downtown Naples and Marco Island. The Classic Coach Home's SABA floor plan offers 1537 air conditioned SF and INCLUDES the gorgeous finishes and standards that define luxury resort style living 2025 in Southwest FL, including solid wood cabinetry and doors, Kohler fixtures, stainless kitchen appliances, Quartz countertops, frameless glass shower enclosures, 12' x 24' Porcelain tile, wide profile baseboards as well as Impact glass windows, Impact rated doors and solid CBS construction. Antilles offers a range of resort style amenities at the 5,000 sq.ft. Flamingo Club: 3500 sq. ft. resort pool and spa, sun and shade decks, Tiki Bar area, fire pit and lounge, bocce and pickle ball, putting green, fitness room, and multiple gathering spaces. Ahhh, Antilles...sun, serenity and Southern sweet tea! PHOTOS are of Saba Furnished model; this unit is offered unfurnished.

15. 2025-09-17
    listed $495,000 Active

    Show marketing remark (1027 chars)

    NEW CONSTRUCTION! MOVE IN READY - and - NO FLOOD INSURANCE REQUIRED!...Antilles presents new Coach Homes just north of Fiddler's Creek and minutes from downtown Naples and Marco Island. The Classic Coach Home's SABA floor plan offers 1537 air conditioned SF and INCLUDES the gorgeous finishes and standards that define luxury resort style living 2025 in Southwest FL, including solid wood cabinetry and doors, Kohler fixtures, stainless kitchen appliances, Quartz countertops, frameless glass shower enclosures, 12' x 24' Porcelain tile, wide profile baseboards as well as Impact glass windows, Impact rated doors and solid CBS construction. Antilles offers a range of resort style amenities at the 5,000 sq.ft. Flamingo Club: 3500 sq. ft. resort pool and spa, sun and shade decks, Tiki Bar area, fire pit and lounge, bocce and pickle ball, putting green, fitness room, and multiple gathering spaces. Ahhh, Antilles...sun, serenity and Southern sweet tea! PHOTOS are of Saba Furnished model; this unit is offered unfurnished.

16. 2025-07-17
    listed $510,000 Active 1027-char remark

    Show marketing remark (1027 chars)

    NEW CONSTRUCTION! MOVE IN READY - and - NO FLOOD INSURANCE REQUIRED!...Antilles presents new Coach Homes just north of Fiddler's Creek and minutes from downtown Naples and Marco Island. The Classic Coach Home's SABA floor plan offers 1537 air conditioned SF and INCLUDES the gorgeous finishes and standards that define luxury resort style living 2025 in Southwest FL, including solid wood cabinetry and doors, Kohler fixtures, stainless kitchen appliances, Quartz countertops, frameless glass shower enclosures, 12' x 24' Porcelain tile, wide profile baseboards as well as Impact glass windows, Impact rated doors and solid CBS construction. Antilles offers a range of resort style amenities at the 5,000 sq.ft. Flamingo Club: 3500 sq. ft. resort pool and spa, sun and shade decks, Tiki Bar area, fire pit and lounge, bocce and pickle ball, putting green, fitness room, and multiple gathering spaces. Ahhh, Antilles...sun, serenity and Southern sweet tea! PHOTOS are of Saba Furnished model; this unit is offered unfurnished.

ⓘ 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: $4,525 · $377/mo
• Projected year-2 tax: $4,525 · $377/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $75,963
• − Mortgage interest: −$27,728
• − Property taxes: −$4,525
• − Insurance: −$2,475
• − Repairs & maintenance: −$6,077
• − Management: −$6,077
• − HOA: −$6,240
• − Depreciation: −$14,400
• Taxable income: $8,441
• Est. tax owed @ 24.0%: −$2,026
• After-tax cash flow: $13,595/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 Shores-Hammock Bay

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 23,559
• Household income: $89,334
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 550.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 5% Romanian 4% Lithuanian 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -1.48%
• Current HPI: 266.5545
• Rent YoY: ▲ 3.21%
• 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

-2.9% since first listed

3 events — show timeline

• 2025-09-17 Price Changed $495,000 MIML
• 2025-09-17 Listed $495,000 NAPLESMLS
• 2025-07-17 Listed $510,000 MIML

Property tax history

+6.5%/yr

Latest (2025): $4,525 · +6.5% YoY. Source: county tax records.