6052 Ellerston Way #1712 · Ave Maria, FL 34142

$350,000

3 bd · 2.0 ba · 1,741 sqft · Condo public records · 150 Days on market

Built 2022 $1284/mo HOA · 26% 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 +15.4/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• Appreciation +4.5/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Perfectly positioned in The National Golf & Country Club at Ave Maria, this highly desirable first-floor Arrowhead model coach home offers serene privacy and stunning lake and golf course views from its cul-de-sac setting. Featuring 3 bedrooms and 2 bathrooms across 1,741 square feet, the thoughtfully designed split-bedroom floor plan blends comfort with effortless flow. The open-concept kitchen is a standout, complete with a center island, walk-in pantry, custom tile backsplash, and seamless connection to the living and dining areas—ideal for both everyday living and entertaining. Natural light fills the space, highlighting crown molding throughout, designer accent walls, and f

Key facts

• Open-concept kitchen
• First floor living
• Cul-de-sac setting

Tags

• FIRST FLOOR LIVING
• CUL-DE-SAC SETTING
• LAKE AND GOLF COURSE VIEWS
• OPEN-CONCEPT KITCHEN
• CENTER ISLAND
• WALK-IN PANTRY

Property features AI

Finance

• Other: Part of a 4-unit building; single floor unit
• Financial info: Total annual recurring community fees reported; Total one-time fees reported
• HOA & community: Mandatory HOA/Condo with condo management; Quarterly HOA and master HOA fees; Mandatory club fee (quarterly); One-time mandatory club fee; One-time other fee; Maintenance covers cable, golf course, insurance, internet/WiFi, irrigation water, legal/accounting, manager, exterior pest control, recreation facilities, security, street lights, street maintenance, trash removal and water; Community amenities include community pool and spa, fitness/ exercise rooms, full service spa, golf course (golf-bundled), tennis, pickleball, bocce, putting green, racquetball, shuffleboard, restaurant, beauty salon, business center, community room, guest rooms, underground utilities, sidewalks and streetlights; Gated golf and tennis community; private membership options

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Guarded gate
• Utilities: Water assessments paid; Sewer assessments paid; Cable available
• Home design: Residential carriage/coach unit in a low-rise building (1–3 stories); Rear of property faces west; Located in Ave Maria development
• Construction: Built in 2022; Concrete block construction; Stucco exterior; Tile roof; Impact-resistant windows and doors; Foundation type not specified
• Exterior features: Screened lanai/porch; Patio; Automatic sprinkler system; Water feature/display; Lake frontage/view; Golf course view

Interior

• Kitchen: Kitchen island; Walk-in pantry; Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator / freezer
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Primary bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Cable prewire; Fire sprinkler system; High-speed internet available; Pantry; Smoke detectors; Wheelchair access; Window coverings; Split bedroom floor plan; 4 ceiling fans
• Laundry & utility: Laundry in residence; Washer and dryer included; Freezer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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); 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); 449 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,941/mo this rent would consume 95% 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 $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 150 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $35k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 5.9

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: -4.2%
• Equity multiple: 0.82×
• Total profit: $-17,754
• Equity at exit: $83,676

10-year hold

• IRR: 2.8%
• Equity multiple: 1.27×
• Total profit: $26,126
• Equity at exit: $87,178

Cash invested: $98,000 (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: 5.9×

Monthly cashflow live

• Estimated rent: $4,941 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$501 /mo · $6,015/yr
• Insurance: −$146
• HOA: −$1,284
• Vacancy / Maint / Mgmt: −$1,038
• Net cashflow: $137

Break-even live

Break-even rent $4,768

Max offer price $350,000

Occupancy floor 92%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6044 Ellerston Way #1511 Ave Maria, FL	2.0	2.0	1741	$2,695	$1.55	19d	1	0.05mi
6047 Ellerston Way Unit 1 Ave Maria, FL	2.0	2.0	1366	$2,500	$1.83	23d	1	0.05mi
6040 Ellerston Way #1411 Ave Maria, FL	3.0	2.0	1741	$2,695	$1.55	23d	1	0.10mi
6011 Ellerston Way #811 Ave Maria, FL	3.0	2.0	1741	$2,595	$1.49	14d	1	0.16mi
5943 Sunningdale St Ave Maria, FL	3.0	2.5	1850	$10,995	$5.94	23d	1	0.23mi
5967 Sunningdale St Ave Maria, FL	3.0	2.0	2061	$3,500	$1.70	23d	1	0.27mi
5897 Sunningdale St Ave Maria, FL	2.0	3.0	2000	$7,495	$3.75	23d	1	0.29mi
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	14d	3	0.31mi
5997 Berwick Ln Ave Maria, FL	3.0	3.0	2247	$6,995	$3.11	23d	1	0.37mi
6046 National Blvd Ave Maria, FL	2.0	2.0	1154	$4,395	$3.81	23d	2	0.37mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	23d	2	0.37mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	14d	1	0.37mi
6058 National Blvd #343 Ave Maria, FL	2.0	2.0	1194	$4,000	$3.35	23d	1	0.38mi
5985 Berwick Ln Ave Maria, FL	2.0	2.0	2061	$10,995	$5.33	23d	1	0.39mi
5981 Berwick Ln Ave Maria, FL	3.0	3.0	2224	$5,995	$2.70	23d	1	0.40mi
5856 Sunningdale St Ave Maria, FL	4.0	3.0	2247	$8,995	$4.00	23d	1	0.41mi
6023 Ellerston Way #1823 Ave Maria, FL	3.0	2.0	1695	$2,995	$1.77	23d	1	0.41mi
6082 National Blvd Ave Maria, FL	2.0	2.0	1366	$4,145	$3.03	23d	2	0.46mi
5937 Berwick Ln Ave Maria, FL	3.0	2.0	2061	$4,995	$2.42	23d	1	0.51mi
5835 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	23d	1	0.51mi
5938 Berwick Ln Ave Maria, FL	3.0	3.0	2247	$10,995	$4.89	23d	1	0.51mi
5807 Double Eagle Cir #4631 Ave Maria, FL	3.0	2.0	1301	$5,695	$4.38	23d	1	0.53mi
5835 Double Eagle Cir Unit 4742 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	23d	1	0.53mi
5410 Double Eagle Cir #2222 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	0.55mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	23d	1	0.55mi
5807 Double Eagle Cir #4621 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	23d	1	0.55mi
5807 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	23d	1	0.55mi
5715 Double Eagle Cir #4432 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	21d	1	0.57mi
5715 Double Eagle Cir #4413 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	21d	1	0.57mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	23d	1	0.57mi
5909 Berwick Ln Ave Maria, FL	2.0	2.0	1850	$10,995	$5.94	23d	1	0.58mi
5749 Double Eagle Cir #4537 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	21d	1	0.58mi
5749 Double Eagle Cir #4528 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	21d	1	0.58mi
5749 Double Eagle Cir #4515 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	21d	1	0.58mi
5749 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	23d	1	0.59mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	14d	1	0.59mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	23d	1	0.59mi
5728 Oakmont Ct Ave Maria, FL	3.0	2.0	2110	$3,995	$1.89	12d	1	0.62mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	23d	1	0.62mi
5651 Double Eagle Cir #4316 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	23d	1	0.62mi

HOA detail condo

• Monthly dues: $1,284 · $15,408/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $350,000 Active 150 DOM
2. 2026-06-17
   days on market $350,000 Active 149 DOM
3. 2026-06-16
   days on market $350,000 Active 148 DOM
4. 2026-06-15
   days on market $350,000 Active 147 DOM
5. 2026-06-14
   days on market $350,000 Active 145 DOM
6. 2026-06-10
   days on market $350,000 Active 142 DOM
7. 2026-06-09
   days on market $350,000 Active 141 DOM
8. 2026-06-08
   days on market $350,000 Active 140 DOM
9. 2026-06-07
   days on market $350,000 Active 139 DOM
10. 2026-06-03
    days on market $350,000 Active 135 DOM
11. 2026-06-03
    remarks 689-char remark
12. 2026-06-03
    listed $350,000 Active 134 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: $6,015 · $501/mo
• Projected year-2 tax: $6,015 · $501/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $59,289
• − Mortgage interest: −$19,605
• − Property taxes: −$6,015
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,743
• − Management: −$4,743
• − HOA: −$15,408
• − Depreciation: −$10,182
• Taxable loss: −$3,157
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $2,398/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
• City population: 35,149
• 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

+11570.6% since first listed

9 events — show timeline

• 2026-04-07 Price Changed $350,000 NAPLESMLS
• 2026-02-03 Price Changed $370,000 NAPLESMLS
• 2026-01-19 Listed $385,000 NAPLESMLS
• 2025-01-14 Rental Removed $2,550 NAPLESMLS
• 2024-11-30 Listed for Rent $2,550 NAPLESMLS
• 2024-11-20 Rental Removed $2,550 NAPLESMLS
• 2024-11-17 Price Changed $2,550 NAPLESMLS
• 2024-11-09 Price Changed $2,699 NAPLESMLS
• 2024-09-17 Listed for Rent $2,999 NAPLESMLS

Property tax history

+68.6%/yr

Latest (2025): $6,015 · +3.4% YoY. Source: county tax records.