5701 Mayflower Way #1302 · Ave Maria, FL 34142

$312,900

2 bd · 2.0 ba · 1,538 sqft · Condo public records · 139 Days on market

Built 2021 $799/mo HOA · 25% 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 +7.5/15.0
• Cash flow +7.2/30.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0

Listing remarks

This partially FURNISHED, FIRST FLOOR carriage home is located in the 55+ Del Webb Naples community and showcases the popular EGRET FLOOR PLAN with 2 bedrooms plus a den. Thoughtfully upgraded and beautifully styled, this home features CUSTOM electronic window treatments, colorful designer wallpaper, custom lighting, and TILE laid on the diagonal throughout the main living areas. The bright and spacious KITCHEN and dining area is designed for both function and style, offering white cabinetry, quartz countertops, and convenient roll-out drawers. The inviting PRIMARY SUITE features a generous walk-in closet and an en-suite bathroom with dual sinks and a walk-in shower. A well-appointed guest

Key facts

• Private pool
• Impact glass windows
• Sunset views

Tags

• FIRST FLOOR CARRIAGE HOME
• ENCLOSED LANAI
• SUNSET VIEWS
• SCREENED FRONT LANAI
• IMPACT GLASS WINDOWS
• PRIVATE POOL

Property features AI

Finance

• Financial info: Total units in complex: 24; units in building: 8; one unit per floor; building has 2 floors
• HOA & community: Mandatory HOA; HOA fees billed quarterly; Master HOA fee $203 quarterly; HOA fee $794 quarterly; Condo fee $1,269 quarterly; Professional management; Maintenance covers cable, golf course, internet/Wi‑Fi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, repairs, reserves, sewer, street lights, street maintenance, and water; Community amenities include clubhouse, community pool and spa/hot tub, exercise room, tennis, pickleball, basketball, golf course (non-equity), putting green, play area, dog park, bike/jog paths, library, restaurant, beauty salon, hobby room, billiards, shopping, sidewalks, streetlights, underground utilities; Gated golf-course community; Total annual recurring fees $9,064; Total one-time fees $1,920; One-time other fee $295; One-time special assessment fee $1,375

Exterior

• Parking: Attached garage (1 car); Paved driveway
• Security: Gated community
• Utilities: Central water (assessment paid); Central sewer; Cable available
• Home design: Residential carriage/coach style; Low-rise building (1-3 stories); Built in 2021; Rear exposure facing west; Located in Ave Maria development
• Construction: Concrete block construction
• Exterior features: Screened lanai/porch; Patio; Automatic sprinkler system; Impact resistant windows and doors; Stucco exterior; Tile roof; Gated community

Interior

• Kitchen: Island; Pantry; Electric cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator/freezer
• Bedrooms: 2 bedrooms plus den; First-floor bedroom; Split bedrooms layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire; French doors; Pantry; Smoke detectors; Walk-in closet; Window coverings; Great room; Split bedroom floor plan; Partially furnished
• Laundry & utility: Washer and dryer in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $313k.

Deal economics

• At list price, monthly cash flow is $-430 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (24.3% below list).
• Meets the 1% rule at list price ($3k rent vs $313k).
• Recommended offer: $237k (24.3% 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.
• Market conditions: Rents rising (+3.0%/yr); 449 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,145/mo this rent would consume 61% of the median local household income ($62k/yr) (locally 1093% 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 (-1.1%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 139 days — a 12% lower offer ($275k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,020 (24.3% 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 139 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 4.65%
• Cash-on-cash: -5.88%
• DSCR: 0.74
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.7%
• Equity multiple: 0.42×
• Total profit: $-51,246
• Equity at exit: $74,807

10-year hold

• IRR: -6.8%
• Equity multiple: 0.39×
• Total profit: $-53,644
• Equity at exit: $77,937

Cash invested: $87,612 (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: 449
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,145 high
• Mortgage (P&I): −$1,641
• Tax from tax record: −$344 /mo · $4,126/yr
• Insurance: −$130
• HOA: −$799
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-430

Break-even live

Break-even rent $3,689

Max offer price $237,020

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: $78,225
• Closing costs: $9,387
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5705 Mayflower Way #1407 Ave Maria, FL	2.0	2.0	1536	$2,250	$1.46	23d	1	0.04mi
5697 Mayflower Way Ave Maria, FL	2.0	2.0	1538	$2,495	$1.62	23d	1	0.05mi
5728 Mayflower Way Ave Maria, FL	3.0	3.0	2087	$2,650	$1.27	23d	1	0.10mi
5690 Mayflower Way #601 Ave Maria, FL	3.0	2.0	1815	$5,500	$3.03	23d	1	0.11mi
5690 Mayflower Way Ave Maria, FL	3.0	2.0	1815	$3,295	$1.82	23d	1	0.11mi
5769 Mayflower Way Ave Maria, FL	2.0	2.0	1554	$4,000	$2.57	23d	1	0.14mi
5709 Constitution St Ave Maria, FL	2.0	2.0	1900	$2,400	$1.26	23d	1	0.19mi
5935 Mayflower Way Ave Maria, FL	2.0	2.0	1460	$2,550	$1.75	23d	1	0.40mi
5988 Mayflower Way Ave Maria, FL	2.0	2.0	1602	$5,200	$3.25	23d	1	0.46mi
5309 Beckton Rd Ave Maria, FL	3.0	2.5	2051	$2,395	$1.17	23d	1	0.53mi
5538 Useppa Dr Ave Maria, FL	2.0	2.5	1850	$10,995	$5.94	23d	1	0.74mi
5374 Ferris Ave Ave Maria, FL	3.0	2.5	1933	$2,350	$1.22	23d	1	0.78mi
5657 Agostino Way Ave Maria, FL	3.0	2.5	1981	$2,400	$1.21	13d	1	0.81mi
5661 Agostino Way Ave Maria, FL	3.0	2.5	2200	$2,350	$1.07	13d	1	0.81mi
5474 Cassidy Ln Ave Maria, FL	3.0	2.5	2032	$2,650	$1.30	23d	1	0.82mi
5435 Pikewood Ct Ave Maria, FL	2.0	2.5	1850	$3,695	$2.00	21d	1	0.83mi
6421 Liberty St Ave Maria, FL	3.0	2.0	1922	$5,800	$3.02	23d	1	0.85mi
5573 Cobalto Way Unit 5573 Ave Maria, FL	3.0	2.0	1921	$2,400	$1.25	13d	1	0.87mi
5573 Cobalto Way Ave Maria, FL	3.0	2.0	1921	$2,400	$1.25	13d	1	0.87mi
6441 Liberty St Ave Maria, FL	3.0	2.0	1685	$5,795	$3.44	23d	1	0.88mi
6168 Harmony Dr Immokalee, FL	3.0	2.0	1570	$5,495	$3.50	13d	1	0.92mi
5574 Cassidy Ln Ave Maria, FL	3.0	2.0	1630	$2,250	$1.38	21d	1	0.95mi
8010 Helena Ct Ave Maria, FL	2.0	2.0	1554	$2,500	$1.61	21d	1	0.96mi
6189 Harmony Dr Immokalee, FL	3.0	2.0	1558	$6,295	$4.04	23d	1	0.96mi
5265 Messina St Ave Maria, FL	3.0	2.5	1929	$4,995	$2.59	23d	1	0.97mi
5476 Katia Ct Ave Maria, FL	3.0	2.5	1983	$4,300	$2.17	23d	1	0.99mi
6205 Harmony Dr Immokalee, FL	3.0	2.0	1558	$5,000	$3.21	23d	1	0.99mi
5639 Argento Dr Ave Maria, FL	3.0	2.5	1400	$2,500	$1.79	23d	1	1.01mi
5688 Cassidy Ln Ave Maria, FL	2.0	2.0	1366	$2,500	$1.83	13d	1	1.02mi
5716 Cassidy Ln Ave Maria, FL	3.0	2.5	1933	$2,300	$1.19	23d	1	1.03mi
5322 Nevola Ave Ave Maria, FL	3.0	3.0	1918	$2,700	$1.41	13d	1	1.05mi
5478 Double Eagle Cir #3521 Ave Maria, FL	2.0	2.0	1569	$4,995	$3.18	23d	1	1.08mi
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	23d	1	1.11mi
5835 Double Eagle Cir #4726 Ave Maria, FL	2.0	2.0	1154	$2,095	$1.82	13d	1	1.11mi
6012 Ellerston WAY #1121 Ave Maria, FL	3.0	2.0	2110	$6,295	$2.98	23d	1	1.11mi
5651 Double Eagle Cir #4316 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	23d	1	1.11mi
5629 Double Eagle Cir #4218 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	23d	1	1.11mi
6039 Ellerston WAY #2017 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	23d	1	1.11mi
5710 Melbourne Ct #6511 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	23d	1	1.11mi
5629 Double Eagle Cir #4217 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	23d	1	1.11mi

HOA detail condo

• Monthly dues: $799 · $9,588/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $312,900 Active 139 DOM
2. 2026-06-17
   days on market $312,900 Active 138 DOM
3. 2026-06-16
   days on market $312,900 Active 137 DOM
4. 2026-06-15
   days on market $312,900 Active 136 DOM
5. 2026-06-14
   days on market $312,900 Active 134 DOM
6. 2026-06-10
   days on market $312,900 Active 131 DOM
7. 2026-06-09
   days on market $312,900 Active 130 DOM
8. 2026-06-08
   days on market $312,900 Active 129 DOM
9. 2026-06-07
   days on market $312,900 Active 128 DOM
10. 2026-06-03
    days on market $312,900 Active 124 DOM
11. 2026-06-02
    days on market $312,900 Active 123 DOM
12. 2026-06-01
    days on market $312,900 Active 122 DOM
13. 2026-05-31
    days on market $312,900 Active 121 DOM
14. 2026-05-30
    days on market $312,900 Active 120 DOM
15. 2026-01-30
    listed $312,900 Active

ⓘ 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: $4,126 · $344/mo
• Projected year-2 tax: $4,126 · $344/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥111°F today · 28 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: $37,740
• − Mortgage interest: −$17,527
• − Property taxes: −$4,126
• − Insurance: −$1,564
• − Repairs & maintenance: −$3,019
• − Management: −$3,019
• − HOA: −$9,588
• − Depreciation: −$9,103
• Taxable loss: −$10,207
• Est. tax savings @ 24.0%: +$2,450
• After-tax cash flow: $-2,705/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 — 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 · 396,295 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: 1093.0

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: 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%
• Common ancestry: Hispanic 8% Slovak 1% Serbian 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 34% English-only · Spanish 53% French/Haitian/Cajun 12%

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

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

1 event — show timeline

• 2026-01-30 Listed $312,900 NAPLESMLS

Property tax history

+29.7%/yr

Latest (2025): $4,126 · +8.4% YoY. Source: county tax records.