5601 Cobalto Way · Ave Maria, FL 34142

$349,900

3 bd · 2.5 ba · 847 sqft · SingleFamily public records · 41 Days on market

Built 2024 Excellent condition 3,920 sqft lot 2-car garage $413/sqft · 118% above area Est $388k · 10% under $221/mo HOA · 8% 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).

• ARV discount +11.9/15.0
• Cash flow +7.0/30.0
• Schools +6.0/10.0
• Condition / age +4.8/5.0
• Appreciation +4.5/10.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• DSCR +1.2/10.0

Listing remarks

3 Bedroom, loft/den, 2 full and one-half bathroom, 2,051 square feet of living area and a 2-CAR GARAGE. This home is in move in ready condition, very lightly lived in! Features include quartz countertops, white modern cabinetry, stainless steel appliances, new ceiling fans in all rooms and lighting including new dining room chandelier. Ave Maria features a water park, nearby golf courses, a town center that includes a Publix supermarket, local restaurants, cafe, shops, on site medical services that includes a walk-in urgent care clinic, dentist and eye care.

Key facts

• Quartz countertops
• New ceiling fans
• Grade a schools

Tags

• QUARTZ COUNTERTOPS
• WHITE MODERN CABINETRY
• STAINLESS STEEL APPLIANCES
• NEW CEILING FANS
• NEW DINING ROOM CHANDELIER
• GRADE A SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $350k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-947 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (47.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (18.2% below list).
• Recommended offer: $183k (47.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Estates Elementary School (math 70% / reading 67%, grade B+, #409 of 2,144 statewide, top 20%, 862 students, 53% FRL); Corkscrew Middle School (math 68% / reading 59%, grade B+, #109 of 571 statewide, top 19%, 958 students, 43% FRL); Palmetto Ridge High School (math 43% / reading 51%, grade D-, #207 of 667 statewide, top 32%, 2,347 students, 38% FRL).
• Market conditions: Rents rising (+3.0%/yr); 695 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $2,862/mo this rent would consume 55% of the median local household income ($62k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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 41 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,600 (47.8% 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 41 days. Have you received any prior offers? Is the seller open to a 48% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.38%
• DSCR: 0.72
• GRM: 10.2

CMA / ARV

• ARV (median comp): $388,117
• List price: $349,900
• Delta: -9.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-1.05% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.11×
• Total profit: $-87,040
• Equity at exit: $83,652

10-year hold

• IRR: -14.7%
• Equity multiple: -0.27×
• Total profit: $-124,186
• Equity at exit: $87,153

Cash invested: $97,972 (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 34142

• Home prices YoY: -0.5%
• Rents YoY: 3.0%
• Active inventory: 695
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,862 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$580 /mo · $6,956/yr
• Insurance: −$146
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$221
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-947

Break-even live

Break-even rent $4,061

Max offer price $182,600

Occupancy floor —

Sensitivity live

Price	-10% $-749	-5% $-848	+0% $-947	+5% $-1,046	+10% $-1,145
Rent	-10% $-1,173	-5% $-1,060	+0% $-947	+5% $-834	+10% $-721
Rate	-1.0pp $-771	-0.5pp $-858	base $-947	+0.5pp $-1,038	+1.0pp $-1,130

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: $87,475
• Closing costs: $10,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5360 Brin Way Ave Maria, FL	4.0	2.5	1088	$2,495	$2.29	164d	1	0.97mi
5360 Brin Way Ave Maria, FL	4.0	3.0	1088	$2,495	$2.29	10d	1	0.97mi

Property features AI

Finance

• Other: Property is part of a larger development of approximately 300 unitsPossession at closingLot is regular-shaped with central irrigation
• HOA & community: Mandatory HOAMonthly HOA fee of $152Master HOA fee of $209 paid quarterlyOne-time fees applyProfessional managementCommunity is non-gatedCommunity maintenance includes lawn/land maintenance, recreation facilities, street lightsOn-site amenities include clubhouse, community pool, exercise room, sauna, pickleball, bike/jog path, sidewalks, dog park, BBQ/picnic area, business center, billiards, concierge services, internet access

Exterior

• Parking: Attached 2-car garagePaved driveway
• Security: Impact resistant doorsImpact resistant windows
• Utilities: Central waterCentral sewerCable available
• Home design: Single-family residenceTwo-story floor planRear exposure faces southeastLocated in Ave Maria community (Silverwood subdivision)
• Construction: Concrete block constructionStucco exteriorTile roofBuilt in 2024
• Exterior features: PatioAutomatic sprinkler systemLandscaped area viewNo RV allowed

Interior

• Kitchen: Kitchen islandElectric cooktopSelf-cleaning ovenMicrowaveDishwasherDisposalRefrigerator/freezer
• Bedrooms: 3 bedrooms plus denMaster bedroom upstairs
• Flooring: CarpetTile
• Bathrooms: Two full bathroomsOne half bathroomMaster bath with separate tub and shower
• Heating & cooling: Central electric heatCentral electric air conditioningCeiling fans
• Interior features: FoyerHigh-speed internet availableLaundry tubSmoke detectorsDen (study)LoftOpen porch / lanaiUnfurnished
• Laundry & utility: Washer and dryer includedWasher/dryer hookupDryerAuto garage door

HOA detail $221/mo · $2,652/yr

• Likely covers: water

Listing history 50 events

1. 2026-11-08
   days on market $349,900 Active 41 DOM
2. 2026-11-07
   days on market $349,900 Active 40 DOM
3. 2026-11-07
   price $349,900 Active 39 DOM
4. 2026-11-06
   days on market $359,900 Active 39 DOM
5. 2026-11-05
   days on market $359,900 Active 38 DOM
6. 2026-11-04
   days on market $359,900 Active 37 DOM
7. 2026-11-02
   days on market $359,900 Active 35 DOM
8. 2026-11-01
   days on market $359,900 Active 34 DOM
9. 2026-10-31
   days on market $359,900 Active 33 DOM
10. 2026-10-30
    days on market $359,900 Active 32 DOM
11. 2026-10-29
    days on market $359,900 Active 31 DOM
12. 2026-10-28
    days on market $359,900 Active 30 DOM
13. 2026-10-27
    days on market $359,900 Active 29 DOM
14. 2026-10-26
    days on market $359,900 Active 28 DOM
15. 2026-10-25
    days on market $359,900 Active 27 DOM
16. 2026-10-24
    days on market $359,900 Active 26 DOM
17. 2026-10-23
    days on market $359,900 Active 25 DOM
18. 2026-10-22
    days on market $359,900 Active 24 DOM
19. 2026-10-21
    days on market $359,900 Active 23 DOM
20. 2026-10-20
    days on market $359,900 Active 22 DOM
21. 2026-10-19
    days on market $359,900 Active 21 DOM
22. 2026-10-18
    days on market $359,900 Active 20 DOM
23. 2026-10-17
    days on market $359,900 Active 19 DOM
24. 2026-10-16
    days on market $359,900 Active 18 DOM
25. 2026-10-15
    days on market $359,900 Active 17 DOM
26. 2026-10-14
    days on market $359,900 Active 16 DOM
27. 2026-10-13
    days on market $359,900 Active 15 DOM
28. 2026-10-12
    days on market $359,900 Active 14 DOM
29. 2026-10-11
    days on market $359,900 Active 13 DOM
30. 2026-10-10
    pricedays on market $359,900 Active 12 DOM
31. 2026-10-09
    days on market $379,900 Active 11 DOM
32. 2026-10-08
    days on market $379,900 Active 10 DOM
33. 2026-10-07
    days on market $379,900 Active 9 DOM
34. 2026-10-07
    days on market $379,900 Active 8 DOM
35. 2026-10-05
    days on market $379,900 Active 7 DOM
36. 2026-10-04
    days on market $379,900 Active 6 DOM
37. 2026-10-04
    days on market $379,900 Active 5 DOM
38. 2026-10-02
    days on market $379,900 Active 4 DOM
39. 2026-10-01
    days on market $379,900 Active 3 DOM
40. 2026-09-30
    days on market $379,900 Active 2 DOM
41. 2026-09-28
    pricedays on marketlisting id $379,900 Active 1 DOM
42. 2026-06-23
    days on market $329,999 Active 60 DOM
43. 2026-06-21
    days on market $329,999 Active 59 DOM
44. 2026-06-18
    days on market $329,999 Active 56 DOM
45. 2026-06-17
    days on market $329,999 Active 55 DOM
46. 2026-06-16
    days on market $329,999 Active 54 DOM
47. 2026-06-15
    days on market $329,999 Active 53 DOM
48. 2026-06-14
    days on market $329,999 Active 51 DOM
49. 2026-06-10
    days on market $329,999 Active 48 DOM
50. 2026-06-09
    days on market $329,999 Active 47 DOM

ⓘ 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: $6,956 · $580/mo
• Projected year-2 tax: $6,956 · $580/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 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,342
• − Mortgage interest: −$19,600
• − Property taxes: −$6,956
• − Insurance: −$6,868
• − Repairs & maintenance: −$2,747
• − Management: −$2,747
• − HOA: −$2,652
• − Depreciation: −$10,179
• Taxable loss: −$17,407
• Est. tax savings @ 24.0%: +$4,178
• After-tax cash flow: $-7,187/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This immaculately maintained 2024-built home in the Silverwood Community of Ave Maria, Florida, is move-in ready with a great location and community amenities.

Value-add opportunities

• Both Paint the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replace the carpet with hardwood or tile flooring — Hardwood or tile flooring can increase both resale and rental value. ↑
• Both Install smart home technology — Smart home technology can increase both resale and rental value by adding modern amenities and convenience. ↑

D Composite school gradezoned avg 60/100

Zoned Schools

Elementary Estates Elementary School B+ FL #409/2,144 Nat'l #4,125/41,679 Middle Corkscrew Middle School B+ FL #109/571 Nat'l #1,406/14,009 High Palmetto Ridge High School D- FL #207/667 Nat'l #6,330/17,239

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 — Ave Maria

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

Census & demographics

• Census place: Ave Maria, FL
• County: Collier County · 420,858 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 35,149
• Household income: $62,333
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 39% Black 19% White 16% Native American 7%
• Hispanic origin (detail): Mexican 43% Puerto Rican 3% Cuban 2% Dominican 1%
• Languages at home: 34% English-only · Spanish 53% French/Haitian/Cajun 12%

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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: ▼ -1.05%
• Current HPI: 226.9105
• Rent YoY: ▲ 2.95%
• Metro: Naples-Marco Island, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Property is part of a larger development of approximately 300 unitsPossession at closingLot is regular-shaped with central irrigation
• HOA & community: Mandatory HOAMonthly HOA fee of $152Master HOA fee of $209 paid quarterlyOne-time fees applyProfessional managementCommunity is non-gatedCommunity maintenance includes lawn/land maintenance, recreation facilities, street lightsOn-site amenities include clubhouse, community pool, exercise room, sauna, pickleball, bike/jog path, sidewalks, dog park, BBQ/picnic area, business center, billiards, concierge services, internet access

Exterior

• Parking: Attached 2-car garagePaved driveway
• Security: Impact resistant doorsImpact resistant windows
• Utilities: Central waterCentral sewerCable available
• Home design: Single-family residenceTwo-story floor planRear exposure faces southeastLocated in Ave Maria community (Silverwood subdivision)
• Construction: Concrete block constructionStucco exteriorTile roofBuilt in 2024
• Exterior features: PatioAutomatic sprinkler systemLandscaped area viewNo RV allowed

Interior

• Kitchen: Kitchen islandElectric cooktopSelf-cleaning ovenMicrowaveDishwasherDisposalRefrigerator/freezer
• Bedrooms: 3 bedrooms plus denMaster bedroom upstairs
• Flooring: CarpetTile
• Bathrooms: Two full bathroomsOne half bathroomMaster bath with separate tub and shower
• Heating & cooling: Central electric heatCentral electric air conditioningCeiling fans
• Interior features: FoyerHigh-speed internet availableLaundry tubSmoke detectorsDen (study)LoftOpen porch / lanaiUnfurnished
• Laundry & utility: Washer and dryer includedWasher/dryer hookupDryerAuto garage door

Price history

+13229.6% since first listed

22 events — show timeline

• 2026-10-09 Price Changed $359,900 NAPLESMLS
• 2026-09-28 Listed $379,900 NAPLESMLS
• 2026-06-23 Listing Removed — NAPLESMLS
• 2026-04-23 Listed $329,999 NAPLESMLS
• 2026-04-21 Price Changed $329,999 NAPLESMLS
• 2026-04-21 Listing Removed — NAPLESMLS
• 2026-02-16 Price Changed $339,999 NAPLESMLS
• 2026-02-06 Price Changed $359,999 NAPLESMLS
• 2026-01-17 Listing Removed — NAPLESMLS
• 2026-01-02 Price Changed $374,999 NAPLESMLS
• 2025-11-08 Price Changed $384,999 NAPLESMLS
• 2025-10-25 Listed $399,999 NAPLESMLS
• 2025-05-05 Listing Removed — NAPLESMLS
• 2025-04-25 Rental Removed $2,350 NAPLESMLS
• 2025-04-16 Listed for Rent $2,350 NAPLESMLS
• 2025-04-07 Listed $429,000 NAPLESMLS
• 2025-03-19 Rental Removed $2,400 NAPLESMLS
• 2025-03-07 Listed for Rent $2,400 NAPLESMLS
• 2025-02-02 Rental Removed $2,350 NAPLESMLS
• 2025-01-14 Price Changed $2,350 NAPLESMLS
• 2024-12-19 Price Changed $2,500 NAPLESMLS
• 2024-11-06 Listed for Rent $2,700 NAPLESMLS

Property tax history

+151.2%/yr

Latest (2025): $6,956 · +151.2% YoY. Source: county tax records.