1023 Anglers Cv Unit E304 · Marco Island, FL 34145

$310,000

1 bd · 1.0 ba · 717 sqft · Condo public records · 37 Days on market

Built 1982 $722/mo HOA · 21% 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 +14.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• 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

Located in the popular waterfront community of Angler's Cove, this residence offers views of the tropical courtyard and pool area below. The floor plan includes an extended living area, impact windows and doors, in-unit washer and dryer, small dishwasher, new toilet, and a walk-in shower with no tub. The A/C was installed in 2022 and the water heater in 2023. Angler's Cove is known for its resort-style amenities and flexible rental policy, including weekly rentals allowed. Community features include direct-access boating, floating docks, two pools, two hot tubs, tennis courts, and nearby waterfront dining. This is a great opportunity for personal use, seasonal enjoyment, or rental potential in the heart of Marco Island.

Key facts

• Floating docks
• Two hot tubs
• Two pools

Tags

• IMPACT WINDOWS
• IN-UNIT WASHER AND DRYER
• DIRECT-ACCESS BOATING
• FLOATING DOCKS
• TWO POOLS
• TWO HOT TUBS

Property features AI

Finance

• Other: No commercial use and no RVs allowed (restrictions)
• Financial info: Condo fee listed as quarterly; total annual and one-time fees recorded
• HOA & community: Quarterly condo fee; On-site management; Condo amenities include bike storage, common laundry, community pool, community spa/hot tub, fish cleaning station, internet access, restaurant, sidewalks, streetlights, tennis court, underground utilities, and vehicle wash area; Community type: boating, non-gated, tennis; Maintenance covered: cable, insurance, internet/WiFi, laundry facilities, lawn/land maintenance, legal/accounting, manager, pest control (exterior and interior), repairs, reserves, street lights, trash removal, water; Total annual recurring fees listed

Exterior

• Parking: Common parking
• Security: Common elevator
• Utilities: Central water; Central sewer; Cable available; Electricity at dock (for marina); Water available at dock
• Home design: Residential mid-rise building (4–7 stories); Florida-style building; Rear exposure to the northeast; Unit E304 (third floor)
• Construction: Concrete block construction; Stucco exterior; Built-up or flat roof; Built in 1982; Seawall
• Exterior features: Deck; Automatic sprinkler system; Tennis court; Screened lanai/porch; Glass porch

Interior

• Kitchen: Island kitchen; Electric cooktop; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom with shower (master: shower only)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewired; Fire sprinkler system; High-speed internet available; Smoke detectors; Window coverings; Turnkey furnished; Great room floor plan
• Laundry & utility: Washer and dryer in residence; Laundry facilities in complex

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $310k.

Deal economics

• At list price, monthly cash flow is $-355 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (20.2% below list).
• Meets the 1% rule at list price ($3k rent vs $310k).
• Recommended offer: $247k (20.2% 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.
• 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 23d 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 41% 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 $2k of loan paydown is wiped out by about $9k 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 37 days — a 3% lower offer ($301k) 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.
• Current owner paid $50k; list at $310k implies a 520% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,285 (20.2% 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 37 days. Have you received any prior offers? Is the seller open to a 20% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.12% ✓
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 7.4

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: -18.5%
• Equity multiple: 0.32×
• Total profit: $-59,169
• Equity at exit: $46,222

10-year hold

• IRR: -2.9%
• Equity multiple: 0.76×
• Total profit: $-20,445
• Equity at exit: $26,803

Cash invested: $86,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $3,482 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$203 /mo · $2,430/yr
• Insurance: −$129
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$722
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $-355

Break-even live

Break-even rent $3,932

Max offer price $247,285

Occupancy floor —

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 Palm St Unit C5 Marco Island, FL	1.0	1.0	494	$2,400	$4.86	23d	1	0.86mi
457 Tallwood St #106 Marco Island, FL	1.0	1.0	539	$1,600	$2.97	23d	1	0.88mi
1215 Edington Pl Unit A6 Marco Island, FL	1.0	1.0	570	$4,500	$7.89	21d	1	0.90mi
235 Seaview Ct Unit G8 Marco Island, FL	—	1.0	406	$1,850	$4.56	23d	1	1.35mi
190 N Collier Blvd Unit T2 Marco Island, FL	1.0	1.0	508	$1,800	$3.54	23d	1	1.42mi
240 Seaview Ct #413 Marco Island, FL	1.0	1.0	750	$6,500	$8.67	23d	1	1.43mi
167 N Collier Blvd Marco Island, FL	2.0	1.0	555	$1,850	$3.33	13d	2	1.45mi

HOA detail condo

• Monthly dues: $722 · $8,664/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $310,000 Active 37 DOM
2. 2026-06-17
   days on market $310,000 Active 36 DOM
3. 2026-06-16
   days on market $310,000 Active 35 DOM
4. 2026-06-15
   days on market $310,000 Active 34 DOM
5. 2026-06-14
   days on market $310,000 Active 32 DOM
6. 2026-06-10
   days on market $310,000 Active 29 DOM
7. 2026-06-09
   days on market $310,000 Active 28 DOM
8. 2026-06-08
   days on market $310,000 Active 27 DOM
9. 2026-06-07
   days on market $310,000 Active 26 DOM
10. 2026-06-03
    days on market $310,000 Active 22 DOM
11. 2026-06-02
    days on market $310,000 Active 21 DOM
12. 2026-06-01
    days on market $310,000 Active 20 DOM
13. 2026-05-31
    days on market $310,000 Active 19 DOM
14. 2026-05-30
    days on market $310,000 Active 18 DOM
15. 2026-05-12
    listed $315,000 Active

    Show marketing remark (732 chars)

    Located in the popular waterfront community of Angler's Cove, this residence offers views of the tropical courtyard and pool area below. The floor plan includes an extended living area, impact windows and doors, in-unit washer and dryer, small dishwasher, new toilet, and a walk-in shower with no tub. The A/C was installed in 2022 and the water heater in 2023. Angler's Cove is known for its resort-style amenities and flexible rental policy, including weekly rentals allowed. Community features include direct-access boating, floating docks, two pools, two hot tubs, tennis courts, and nearby waterfront dining. This is a great opportunity for personal use, seasonal enjoyment, or rental potential in the heart of Marco Island.

16. 2026-05-12
    listed $315,000 Active 732-char remark

    Show marketing remark (732 chars)

    Located in the popular waterfront community of Angler's Cove, this residence offers views of the tropical courtyard and pool area below. The floor plan includes an extended living area, impact windows and doors, in-unit washer and dryer, small dishwasher, new toilet, and a walk-in shower with no tub. The A/C was installed in 2022 and the water heater in 2023. Angler's Cove is known for its resort-style amenities and flexible rental policy, including weekly rentals allowed. Community features include direct-access boating, floating docks, two pools, two hot tubs, tennis courts, and nearby waterfront dining. This is a great opportunity for personal use, seasonal enjoyment, or rental potential in the heart of Marco Island.

17. 1994-08-17
    soldstatus $50,000
18. 1994-01-14
    soldstatus $88,900

ⓘ 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: $2,430 · $203/mo
• Projected year-2 tax: $2,573 · $214/mo
• Expected delta: +$143/yr (+$12/mo · 5.9%)

ⓘ 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 · 28 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: $41,785
• − Mortgage interest: −$17,365
• − Property taxes: −$2,430
• − Insurance: −$6,668
• − Repairs & maintenance: −$3,343
• − Management: −$3,343
• − HOA: −$8,664
• − Depreciation: −$9,018
• Taxable loss: −$9,046
• Est. tax savings @ 24.0%: +$2,171
• After-tax cash flow: $-2,089/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

+254.3% since first listed

4 events — show timeline

• 2026-05-12 Listed $315,000 MIML
• 2026-05-12 Listed $315,000 NAPLESMLS
• 1994-08-17 Sold (Public Records) $50,000 Public Records
• 1994-01-14 Sold (Public Records) $88,900 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,430 · +2.6% YoY. Source: county tax records.