886 Park Ave #402 · Marco Island, FL 34145

$369,000

2 bd · 2.0 ba · 1,023 sqft · Condo public records · 136 Days on market

Built 2004 $886/mo HOA · 21% 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 +16.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +5.1/10.0
• 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

Roman Plaza is centrally located on Marco Island view outstanding views of Veteran's Park and just a short distance to the concert bandshell, restaurants, grocery shopping, and dining and entertainment at the Esplanade. There is a Farmer's Market at Veterans Park on Wednesday mornings to visit and shop. Unit 402 is freshly painted and the owner has had Samsung stainless steel appliances installed. This 2 bedroom, 2 bathroom condo has been a successful rental investment and ready for new owners to enjoy or to also use as a rental property.

Key facts

• Freshly painted
• Outstanding views
• $886 HOA

Tags

• OUTSTANDING VIEWS
• FRESHLY PAINTED
• SUCCESSFUL RENTAL INVESTMENT

Property features AI

Finance

• Financial info: Total annual recurring HOA fees approximately $10,632; One-time fees approximately $100
• HOA & community: Quarterly condo fee; Condo fee covers insurance, lawn/land maintenance, management, exterior pest control, reserves, and trash removal; Community pool; Professional management; Non-gated community

Exterior

• Parking: 1 assigned parking space; Guest parking; Paved parking
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential condominium in a mid-rise (4-7) building; Unit 402; Rear exposure faces south; Part of ROMAN PLAZA development
• Construction: Concrete block construction; Tile roof; Built in 2004
• Exterior features: Stucco exterior finish; Sliding windows; City view; Central irrigation

Interior

• Kitchen: Pantry; Dishwasher; Garbage disposal; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 2 bedrooms with a split-bedroom floor plan
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with dual sinks
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans (3)
• Interior features: Cable prewire; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Open porch/lanai; Great room; Dining area combined with living
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $369k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (10.3% below list).
• Meets the 1% rule at list price ($4k rent vs $369k).
• Recommended offer: $325k (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.
• 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $4,290/mo this rent would consume 51% 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 $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 136 days — a 12% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 21y 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 $124k; list at $369k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,720 (12.0% 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 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 1.16% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 7.2

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: -14.6%
• Equity multiple: 0.45×
• Total profit: $-56,699
• Equity at exit: $55,019

10-year hold

• IRR: 0.8%
• Equity multiple: 1.07×
• Total profit: $6,849
• Equity at exit: $31,904

Cash invested: $103,320 (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: 7.2×

Monthly cashflow live

• Estimated rent: $4,290 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$202 /mo · $2,427/yr
• Insurance: −$154
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$886
• Vacancy / Maint / Mgmt: −$901
• Net cashflow: $-215

Break-even live

Break-even rent $4,562

Max offer price $331,082

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-110	+0% $-215	+5% $-319	+10% $-424
Rent	-10% $-554	-5% $-384	+0% $-215	+5% $-45	+10% $124
Rate	-1.0pp $-29	-0.5pp $-121	base $-215	+0.5pp $-310	+1.0pp $-408

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 N Collier Blvd #408 Marco Island, FL	2.0	2.0	1400	$6,000	$4.29	25d	1	0.19mi
694 W Elkcam Cir #1123 Marco Island, FL	2.0	2.0	945	$2,530	$2.68	25d	1	0.26mi
651 W Elkcam Cir #815 Marco Island, FL	2.0	2.0	813	$4,700	$5.78	25d	1	0.26mi
731 W Elkcam Cir Unit A109 Marco Island, FL	2.0	2.5	1066	$2,500	$2.35	25d	1	0.31mi
761 W Elkcam Cir Unit B110 Marco Island, FL	2.0	2.5	1066	$3,500	$3.28	25d	1	0.35mi
1080 N Collier Blvd Unit 308 Marco Island, FL	2.0	2.0	1300	$13,400	$10.31	25d	1	0.36mi
750 W Elkcam Cir #315 Marco Island, FL	2.0	2.0	990	$5,600	$5.66	25d	1	0.38mi
324 Waterleaf Ct Marco Island, FL	3.0	2.0	1288	$13,500	$10.48	25d	1	0.55mi
991 N Barfield Dr #401 Marco Island, FL	2.0	2.0	1396	$9,000	$6.45	25d	1	0.67mi
651 Seaview Ct Unit B207 Marco Island, FL	2.0	2.0	1075	$6,000	$5.58	25d	1	0.72mi
591 Seaview Ct Unit A306 Marco Island, FL	2.0	2.0	964	$6,000	$6.22	25d	1	0.73mi
601 Seaview Ct Unit C208 Marco Island, FL	2.0	2.0	1170	$6,800	$5.81	25d	1	0.74mi
601 Seaview Ct Unit C106 Marco Island, FL	2.0	2.0	964	$5,700	$5.91	25d	1	0.74mi
167 N Collier Blvd Marco Island, FL	2.0	1.0	555	$2,100	$3.78	15d	2	0.84mi
380 Seaview Ct #305 Marco Island, FL	2.0	2.0	1100	$6,000	$5.45	15d	1	0.87mi
320 Seaview Ct #2004 Marco Island, FL	2.0	2.0	1132	$8,000	$7.07	25d	1	0.88mi
320 Seaview Ct #1208 Marco Island, FL	2.0	2.0	1154	$10,000	$8.67	25d	1	0.88mi
240 Seaview Ct #413 Marco Island, FL	1.0	1.0	750	$6,500	$8.67	25d	1	0.88mi
260 Seaview Ct #1505 Marco Island, FL	2.0	2.0	1166	$8,500	$7.29	25d	1	0.88mi
260 Seaview Ct #404 Marco Island, FL	2.0	2.0	1132	$5,995	$5.30	15d	1	0.88mi
260 Seaview Ct #604 Marco Island, FL	2.0	2.0	1070	$8,000	$7.48	15d	1	0.88mi
440 Seaview Ct #912 Marco Island, FL	2.0	2.0	1099	$6,500	$5.91	15d	1	0.89mi
240 Seaview Ct #211 Marco Island, FL	2.0	2.0	1075	$11,000	$10.23	23d	1	0.90mi
130 N Collier Blvd Unit A6 Marco Island, FL	2.0	1.0	704	$1,900	$2.70	25d	1	0.91mi
140 Seaview Ct Unit 902S Marco Island, FL	2.0	2.0	837	$9,000	$10.75	25d	1	0.97mi
87 N Collier Blvd Unit J16 Marco Island, FL	2.0	1.5	787	$5,550	$7.05	15d	1	0.98mi
180 Seaview Ct Marco Island, FL	1.0–2.0	1.5–2.0	721	$4,500	$6.24	25d	2	0.98mi
87 N Collier Blvd Marco Island, FL	1.0–2.0	1.0–1.5	663	$5,550	$8.36	25d	3	1.00mi
100 N Collier Blvd Marco Island, FL	2.0	2.0	1445	$11,750	$8.13	25d	2	1.04mi
762 San Marco Rd Unit 4-108 Marco Island, FL	2.0	2.0	814	$4,500	$5.53	25d	1	1.08mi
58 N Collier Blvd Marco Island, FL	2.0	2.0	1071	$9,750	$9.10	25d	2	1.09mi
201 S Collier Blvd Unit 3-102 Marco Island, FL	2.0	2.0	808	$5,500	$6.81	25d	1	1.30mi
69 Marco Villas E Unit 1546079P Marco Island, FL	2.0	1.0	1151	$3,122	$2.71	15d	1	1.38mi
261 S Collier Blvd #309 Marco Island, FL	2.0	2.0	1000	$6,200	$6.20	25d	1	1.39mi
68 Marco Villas Dr Unit R-5 Marco Island, FL	2.0	2.5	1046	$4,750	$4.54	25d	1	1.40mi
146 Clyburn St Unit I-6 Marco Island, FL	2.0	2.5	1046	$2,000	$1.91	25d	1	1.45mi

HOA detail condo

• Monthly dues: $886 · $10,632/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $369,000 Active 136 DOM
2. 2026-06-18
   days on market $369,000 Active 133 DOM
3. 2026-06-17
   days on market $369,000 Active 132 DOM
4. 2026-06-16
   days on market $369,000 Active 131 DOM
5. 2026-06-15
   days on market $369,000 Active 130 DOM
6. 2026-06-14
   days on market $369,000 Active 128 DOM
7. 2026-06-10
   days on market $369,000 Active 125 DOM
8. 2026-06-09
   days on market $369,000 Active 124 DOM
9. 2026-06-08
   days on market $369,000 Active 123 DOM
10. 2026-06-07
    days on market $369,000 Active 122 DOM
11. 2026-06-03
    days on market $369,000 Active 118 DOM
12. 2026-06-02
    days on market $369,000 Active 117 DOM
13. 2026-06-01
    days on market $369,000 Active 116 DOM
14. 2026-05-31
    days on market $369,000 Active 115 DOM
15. 2026-05-30
    days on market $369,000 Active 114 DOM
16. 2026-02-05
    listed $369,000 Active 544-char remark

    Show marketing remark (544 chars)

    Roman Plaza is centrally located on Marco Island view outstanding views of Veteran's Park and just a short distance to the concert bandshell, restaurants, grocery shopping, and dining and entertainment at the Esplanade. There is a Farmer's Market at Veterans Park on Wednesday mornings to visit and shop. Unit 402 is freshly painted and the owner has had Samsung stainless steel appliances installed. This 2 bedroom, 2 bathroom condo has been a successful rental investment and ready for new owners to enjoy or to also use as a rental property.

17. 2026-02-05
    listed $369,000 Active

    Show marketing remark (544 chars)

    Roman Plaza is centrally located on Marco Island view outstanding views of Veteran's Park and just a short distance to the concert bandshell, restaurants, grocery shopping, and dining and entertainment at the Esplanade. There is a Farmer's Market at Veterans Park on Wednesday mornings to visit and shop. Unit 402 is freshly painted and the owner has had Samsung stainless steel appliances installed. This 2 bedroom, 2 bathroom condo has been a successful rental investment and ready for new owners to enjoy or to also use as a rental property.

18. 2026-01-22
    listed $2,200
19. 2021-03-29
    historical
20. 2021-01-18
    status Active
21. 2020-12-25
    historical
22. 2020-12-20
    listed $254,900 Active
23. 2012-04-05
    soldstatus $124,000
24. 2012-04-02
    soldstatus $124,000
25. 2012-03-30
    soldstatus $124,000
26. 2011-07-26
    listed $135,000
27. 2011-07-12
    listed $135,000
28. 2011-07-11
    historical
29. 2010-11-01
    listed $145,000
30. 2010-01-16
    listed $150,000
31. 2009-12-15
    listed $145,000
32. 2009-12-11
    historical
33. 2009-11-03
    listed $169,900
34. 2005-11-21
    listed $399,999
35. 2005-02-02
    listed $500,000
36. 2004-06-04
    soldstatus $219,900

ⓘ 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: $2,427 · $202/mo
• Projected year-2 tax: $3,063 · $255/mo
• Expected delta: +$635/yr (+$53/mo · 26.2%)

ⓘ 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 · 30 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: $51,479
• − Mortgage interest: −$20,670
• − Property taxes: −$2,427
• − Insurance: −$6,964
• − Repairs & maintenance: −$4,118
• − Management: −$4,118
• − HOA: −$10,632
• − Depreciation: −$10,735
• Taxable loss: −$8,185
• Est. tax savings @ 24.0%: +$1,964
• After-tax cash flow: $-611/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

+67.8% since first listed

21 events — show timeline

• 2026-02-05 Listed $369,000 NAPLESMLS
• 2026-02-05 Listed $369,000 MIML
• 2026-01-22 Listed for Rent $2,200 APPFOLIO
• 2021-03-29 Listing Removed — NAPLESMLS
• 2021-01-18 Relisted — NAPLESMLS
• 2020-12-25 Listing Removed — NAPLESMLS
• 2020-12-20 Listed $254,900 NAPLESMLS
• 2012-04-05 Sold (MLS) $124,000 MIML
• 2012-04-02 Sold (Public Records) $124,000 Public Records
• 2012-03-30 Sold (MLS) $124,000 NAPLESMLS
• 2011-07-26 Listed $135,000 MIML
• 2011-07-12 Listed $135,000 NAPLESMLS
• 2011-07-11 Listing Removed — NAPLESMLS
• 2010-11-01 Listed $145,000 MIML
• 2010-01-16 Listed $150,000 MIML
• 2009-12-15 Listed $145,000 NAPLESMLS
• 2009-12-11 Listing Removed — NAPLESMLS
• 2009-11-03 Listed $169,900 NAPLESMLS
• 2005-11-21 Listed $399,999 MIML
• 2005-02-02 Listed $500,000 MIML
• 2004-06-04 Sold (Public Records) $219,900 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,427 · +3.9% YoY. Source: county tax records.