240 N Collier Blvd Unit D7 · Marco Island, FL 34145

$199,000

1 bd · 1.0 ba · 508 sqft · Condo public records · 48 Days on market

Built 1969 $601/mo HOA · 22% 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 +20.7/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 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

Great income producing second level, one bedroom, one bathroom condominium with tenant in place through 11/26. Impact windows and front door have been installed. When sitting on your front balcony enjoy views of the heated pool, clubhouse, and lush, mature landscaping around the complex. Seabreeze is a short distance to Resident's Beach, restaurants and shopping.

Key facts

• Clubhouse
• Front balcony
• $601 HOA

Tags

• IMPACT WINDOWS AND DOORS
• FRONT BALCONY
• HEATED COMMUNITY POOL
• CLUBHOUSE
• LUSH MATURE LANDSCAPING

Property features AI

Finance

• Other: Part of a complex with 120 units and 10 units in this building; 2 units per floor and 1 floor in this building; Subject to lease possession
• HOA & community: Monthly condo fee of $601.25; Professional management; Maintenance covers cable, insurance, irrigation water, laundry facilities, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, reserves, street lights, and trash removal; Community amenities include BBQ/picnic area, bike storage, clubhouse, common laundry, community pool, extra storage, and sidewalks; Non-gated community; Total annual recurring fees $7,212; total one-time fees $150

Exterior

• Parking: No RV allowed
• Security: Impact resistant windows and doors
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise building (1–3 stories); Rear exposure facing north; Part of the SEABREEZE development
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 1969
• Exterior features: Storage; Landscaped area view; Pool/club view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom (unit level not specified)
• Flooring: Tile
• Bathrooms: 1 full bathroom with combo tub and shower
• Heating & cooling: Ceiling fans; Window unit cooling
• Interior features: Cable prewire; Smoke detectors; Window coverings; Partially furnished; Dining area open to living room; Balcony; Other floor plan
• Laundry & utility: Common laundry (in complex)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (14.0% below list).
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $171k (14.0% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Tommie Barfield Elementary School (math 84% / reading 75%, grade A, #116 of 2,144 statewide, top 6%, 464 students, 30% FRL); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 689 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% of the median local income ($102k/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 $1k of loan paydown is wiped out by about $6k 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 48 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $63k; list at $199k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% of rent.
• 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 $171,091 (14.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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: 1.37% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 6.1

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: -15.0%
• Equity multiple: 0.44×
• Total profit: $-31,467
• Equity at exit: $29,672

10-year hold

• IRR: 1.5%
• Equity multiple: 1.13×
• Total profit: $7,324
• Equity at exit: $17,206

Cash invested: $55,720 (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: 689
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,732 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$162 /mo · $1,943/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$601
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-158

Break-even live

Break-even rent $2,932

Max offer price $171,091

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-102	+0% $-158	+5% $-214	+10% $-271
Rent	-10% $-374	-5% $-266	+0% $-158	+5% $-50	+10% $58
Rate	-1.0pp $-58	-0.5pp $-107	base $-158	+0.5pp $-210	+1.0pp $-262

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 N Collier Blvd Unit T2 Marco Island, FL	1.0	1.0	508	$1,800	$3.54	25d	1	0.11mi
235 Seaview Ct Unit G8 Marco Island, FL	—	1.0	406	$1,850	$4.56	25d	1	0.11mi
167 N Collier Blvd Marco Island, FL	2.0	1.0	555	$1,850	$3.33	15d	2	0.18mi
130 N Collier Blvd Unit A6 Marco Island, FL	2.0	1.0	704	$1,900	$2.70	25d	1	0.21mi
240 Seaview Ct #413 Marco Island, FL	1.0	1.0	750	$6,500	$8.67	25d	1	0.21mi
140 Seaview Ct #1504 Marco Island, FL	1.0	1.5	610	$2,200	$3.61	25d	1	0.25mi
180 Seaview Ct Marco Island, FL	1.0–2.0	1.5–2.0	721	$3,450	$4.78	25d	2	0.26mi
87 N Collier Blvd Marco Island, FL	1.0–2.0	1.0–1.5	663	$1,800	$2.71	25d	3	0.33mi
457 Tallwood St #106 Marco Island, FL	1.0	1.0	539	$1,600	$2.97	25d	1	0.81mi

HOA detail condo

• Monthly dues: $601 · $7,212/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $199,000 Active 48 DOM
2. 2026-06-18
   days on market $199,000 Active 45 DOM
3. 2026-06-17
   days on market $199,000 Active 44 DOM
4. 2026-06-16
   days on market $199,000 Active 43 DOM
5. 2026-06-15
   days on market $199,000 Active 42 DOM
6. 2026-06-14
   days on market $199,000 Active 40 DOM
7. 2026-06-10
   days on market $199,000 Active 37 DOM
8. 2026-06-09
   days on market $199,000 Active 36 DOM
9. 2026-06-08
   days on market $199,000 Active 35 DOM
10. 2026-06-07
    days on market $199,000 Active 34 DOM
11. 2026-06-03
    days on market $199,000 Active 30 DOM
12. 2026-06-02
    days on market $199,000 Active 29 DOM
13. 2026-06-01
    days on market $199,000 Active 28 DOM
14. 2026-05-31
    days on market $199,000 Active 27 DOM
15. 2026-05-30
    days on market $199,000 Active 26 DOM
16. 2026-05-04
    listed $199,000 Active 368-char remark

    Show marketing remark (368 chars)

    Great income producing second level, one bedroom, one bathroom condominium with tenant in place through 11/26. Impact windows and front door have been installed. When sitting on your front balcony enjoy views of the heated pool, clubhouse, and lush, mature landscaping around the complex. Seabreeze is a short distance to Resident's Beach, restaurants and shopping.

17. 2026-05-04
    listed $199,000 Active

    Show marketing remark (368 chars)

    Great income producing second level, one bedroom, one bathroom condominium with tenant in place through 11/26. Impact windows and front door have been installed. When sitting on your front balcony enjoy views of the heated pool, clubhouse, and lush, mature landscaping around the complex. Seabreeze is a short distance to Resident's Beach, restaurants and shopping.

18. 2025-06-30
    historical
19. 2025-03-04
    price $262,250
20. 2025-03-04
    price $262,250
21. 2025-01-26
    price $269,000
22. 2025-01-26
    price $269,000
23. 2024-07-02
    price $279,900
24. 2024-07-02
    price $279,900
25. 2024-04-23
    listed $285,000 Active
26. 2024-04-22
    listed $285,000 Active
27. 1993-12-30
    soldstatus $63,000
28. 1993-12-01
    soldstatus $62,500

ⓘ 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: $1,943 · $162/mo
• Projected year-2 tax: $1,943 · $162/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $32,779
• − Mortgage interest: −$11,147
• − Property taxes: −$1,943
• − Insurance: −$6,114
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − HOA: −$7,212
• − Depreciation: −$5,789
• Taxable loss: −$4,670
• Est. tax savings @ 24.0%: +$1,121
• After-tax cash flow: $-775/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

+218.4% since first listed

13 events — show timeline

• 2026-05-04 Listed $199,000 NAPLESMLS
• 2026-05-04 Listed $199,000 MIML
• 2025-06-30 Listing Removed — NAPLESMLS
• 2025-03-04 Price Changed $262,250 NAPLESMLS
• 2025-03-04 Price Changed $262,250 MIML
• 2025-01-26 Price Changed $269,000 NAPLESMLS
• 2025-01-26 Price Changed $269,000 MIML
• 2024-07-02 Price Changed $279,900 NAPLESMLS
• 2024-07-02 Price Changed $279,900 MIML
• 2024-04-23 Listed $285,000 NAPLESMLS
• 2024-04-22 Listed $285,000 MIML
• 1993-12-30 Sold (Public Records) $63,000 Public Records
• 1993-12-01 Sold (Public Records) $62,500 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,943 · +7.8% YoY. Source: county tax records.