4924 Gambero Way · Ave Maria, FL 34142

$495,000

3 bd · 2.5 ba · 2,265 sqft · SingleFamily public records · 188 Days on market

Built 2021 8,276 sqft lot $142/mo HOA · 4% of rent ↓ 10% since listing

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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 +8.7/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

Beautiful property located in the charming city of Ave Maria, just minutes from downtown and conveniently close to shops, restaurants, gas stations, schools, and the university. Situated in a resort-style community offering amenities such as a pool, fitness center, and playground. This home also features solar panels. This lovely house could be your perfect home!

Key facts

• Fitness center
• Pool
• Solar panels

Tags

• RESORT-STYLE COMMUNITY
• SOLAR PANELS
• POOL
• FITNESS CENTER
• PLAYGROUND

Property features AI

Finance

• Other: Total area: 2,611 sq ft; Approximate living area: 2,265
• HOA & community: Mandatory HOA; Monthly HOA fee of $142; Annual recurring HOA fees approximately $1,704; One-time fees approximately $150; Professional management; Community amenities include clubhouse, community pool, community room, BBQ/picnic area, and play area; Community is non-gated; HOA maintenance covers street lights and street maintenance

Exterior

• Parking: Attached 2-car garage
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Single-family residential; One-story / ranch; Rear exposure faces south; Located in Ave Maria development
• Construction: Built in 2021; Concrete block construction; Stucco exterior; Tile roof
• Exterior features: Patio; Room for a pool; City view; Regular lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Freezer; Eat-in kitchen
• Bedrooms: 3 bedrooms plus den
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Built-in cabinets; Smoke detectors; Dining (living) and eat-in kitchen; Den/study, exercise room, family room, home office; Split-bedroom floor plan; Negotiable furnishings
• Laundry & utility: Dryer; Auto garage door (garage opener)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $-568 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $395k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $401k (18.9% below list).
• Recommended offer: $395k (20.3% 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 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,013/mo this rent would consume 77% 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 $3k of loan paydown is wiped out by about $5k 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 188 days — a 12% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $394,698 (20.3% 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 188 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. 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 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: 0.81% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 10.3

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: -12.6%
• Equity multiple: 0.46×
• Total profit: $-74,456
• Equity at exit: $118,342

10-year hold

• IRR: -5.8%
• Equity multiple: 0.48×
• Total profit: $-71,978
• Equity at exit: $123,295

Cash invested: $138,600 (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: 10.3×

Monthly cashflow live

• Estimated rent: $4,013 high
• Mortgage (P&I): −$2,596
• Tax from tax record: −$642 /mo · $7,699/yr
• Insurance: −$206
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$142
• Vacancy / Maint / Mgmt: −$843
• Net cashflow: $-568

Break-even live

Break-even rent $4,731

Max offer price $394,698

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4919 Frattina St Ave Maria, FL	4.0	3.0	2350	$3,300	$1.40	23d	1	0.05mi
4881 Gambero Way Ave Maria, FL	3.0	2.5	2037	$2,800	$1.37	10d	1	0.16mi
5039 Frattina St Ave Maria, FL	3.0	3.0	2341	$5,995	$2.56	23d	1	0.23mi
4843 Frattina St Ave Maria, FL	4.0	3.0	2588	$3,300	$1.28	23d	1	0.24mi
5013 Florence Dr Ave Maria, FL	3.0	2.5	2256	$2,900	$1.29	23d	1	0.26mi
5089 Penella Ave Ave Maria, FL	3.0	2.5	2028	$2,300	$1.13	13d	1	0.30mi
5065 Gambero Way Ave Maria, FL	4.0	3.0	2557	$3,250	$1.27	21d	1	0.32mi
5114 Penella Ave Ave Maria, FL	4.0	3.0	2599	$3,195	$1.23	21d	1	0.35mi
5077 Gambero Way Ave Maria, FL	4.0	3.0	2256	$3,950	$1.75	23d	1	0.36mi
5120 Nevola Ave Ave Maria, FL	4.0	3.0	2273	$3,500	$1.54	11d	1	0.40mi
5166 Julienne Rd Ave Maria, FL	4.0	3.0	3330	$3,600	$1.08	23d	1	0.42mi
5187 Nevola Ave Ave Maria, FL	3.0	2.5	1680	$2,700	$1.61	21d	1	0.42mi
5522 Hampton Links Ct Ave Maria, FL	2.0	2.5	1850	$3,995	$2.16	23d	1	0.53mi
5661 Melbourne Ct #8011 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	11d	1	0.54mi
5667 Melbourne Ct #7812 Ave Maria, FL	3.0	2.0	1741	$6,250	$3.59	11d	1	0.57mi
5376 Fancourt Links Way Ave Maria, FL	2.0	2.5	1850	$6,850	$3.70	21d	1	0.57mi
5538 Hampton Links Ct Ave Maria, FL	3.0	3.0	2247	$6,295	$2.80	21d	1	0.58mi
5674 Melbourne Ct Unit 7721 Ave Maria, FL	3.0	2.0	2110	$7,295	$3.46	11d	1	0.60mi
5545 Hampton Links Ct #5545 Ave Maria, FL	4.0	3.0	2400	$9,000	$3.75	23d	1	0.60mi
5545 Hampton Links Ct Ave Maria, FL	4.0	3.0	2247	$8,500	$3.78	23d	1	0.60mi
5680 Melbourne Ct #7521 Ave Maria, FL	3.0	2.0	2110	$2,650	$1.26	3d	1	0.62mi
5285 Marano Dr Ave Maria, FL	3.0	2.5	2256	$2,600	$1.15	23d	1	0.63mi
5286 Nevola Ave Ave Maria, FL	3.0	2.5	3330	$2,995	$0.90	23d	1	0.64mi
5414 Espada Ct Ave Maria, FL	3.0	3.0	2799	$10,995	$3.93	21d	1	0.64mi
5293 Marano Dr Ave Maria, FL	3.0	2.5	2256	$3,400	$1.51	21d	1	0.65mi
5412 Fancourt Links Way Ave Maria, FL	4.0	3.0	2247	$8,000	$3.56	21d	1	0.66mi
5104 Salerno St Ave Maria, FL	4.0	3.0	2341	$5,595	$2.39	23d	1	0.67mi
5704 Melbourne Ct Ave Maria, FL	3.0	2.0	1741	$3,995	$2.29	23d	1	0.69mi
5428 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$7,895	$3.51	21d	1	0.70mi
5322 Nevola Ave Ave Maria, FL	3.0	3.0	1918	$2,700	$1.41	13d	1	0.72mi
5739 Oakmont Ct Ave Maria, FL	3.0	2.0	1710	$3,700	$2.16	23d	1	0.74mi
5739 Oakmont Ct #8412 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	23d	1	0.74mi
5444 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$3,995	$1.78	21d	1	0.75mi
5722 Oakmont Ct Ave Maria, FL	3.0	2.0	2110	$3,995	$1.89	11d	1	0.76mi
5728 Oakmont Ct Ave Maria, FL	3.0	2.0	2110	$3,995	$1.89	11d	1	0.76mi
5226 Ferrari Ave Ave Maria, FL	3.0	2.5	3086	$3,400	$1.10	23d	1	0.87mi
5265 Messina St Ave Maria, FL	3.0	2.5	1929	$4,995	$2.59	23d	1	0.89mi
4546 Battlecreek Way Ave Maria, FL	3.0	2.5	2104	$3,900	$1.85	23d	1	0.89mi
5515 Whistling Straights Ct Ave Maria, FL	3.0	2.5	2419	$6,500	$2.69	21d	1	0.91mi
5435 Pikewood Ct Ave Maria, FL	2.0	2.5	1850	$3,695	$2.00	21d	1	0.95mi

HOA detail

• Monthly dues: $142 · $1,704/yr
• Likely covers: gaspoolgym

Listing history 19 events

1. 2025-11-20
   listed $495,000 Active
2. 2025-11-14
   historical
3. 2025-06-03
   listed $520,000 Active
4. 2025-04-30
   historical $2,650
5. 2025-03-29
   historical
6. 2025-02-21
   price $2,650
7. 2025-02-04
   listed $2,800
8. 2025-01-14
   price $530,000
9. 2025-01-14
   price $536,000
10. 2024-09-30
    listed $540,000 Active
11. 2024-09-08
    historical
12. 2024-08-13
    price $549,999
13. 2024-07-11
    price $559,999
14. 2024-05-08
    listed $579,000 Active
15. 2024-04-30
    historical
16. 2024-04-05
    historical
17. 2023-12-05
    listed $549,000 Active
18. 2023-12-05
    listed $549,000 Active
19. 2023-09-01
    historical

ⓘ 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: $7,699 · $642/mo
• Projected year-2 tax: $7,699 · $642/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 AH · 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: $48,151
• − Mortgage interest: −$27,728
• − Property taxes: −$7,699
• − Insurance: −$4,300
• − Repairs & maintenance: −$3,852
• − Management: −$3,852
• − HOA: −$1,704
• − Depreciation: −$14,400
• Taxable loss: −$15,384
• Est. tax savings @ 24.0%: +$3,692
• After-tax cash flow: $-3,121/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

-9.8% since first listed

19 events — show timeline

• 2025-11-20 Listed $495,000 NAPLESMLS
• 2025-11-14 Listing Removed — MARMLS
• 2025-06-03 Listed $520,000 MARMLS
• 2025-04-30 Rental Removed $2,650 NAPLESMLS
• 2025-03-29 Listing Removed — NAPLESMLS
• 2025-02-21 Price Changed $2,650 NAPLESMLS
• 2025-02-04 Listed for Rent $2,800 NAPLESMLS
• 2025-01-14 Price Changed $530,000 NAPLESMLS
• 2025-01-14 Price Changed $536,000 NAPLESMLS
• 2024-09-30 Listed $540,000 NAPLESMLS
• 2024-09-08 Listing Removed — FORTMLS
• 2024-08-13 Price Changed $549,999 FORTMLS
• 2024-07-11 Price Changed $559,999 FORTMLS
• 2024-05-08 Listed $579,000 FORTMLS
• 2024-04-30 Listing Removed — MARMLS
• 2024-04-05 Listing Removed — NAPLESMLS
• 2023-12-05 Listed $549,000 NAPLESMLS
• 2023-12-05 Listed $549,000 MARMLS
• 2023-09-01 Rental Removed — FORTMLS

Property tax history

+36.3%/yr

Latest (2025): $7,699 · +7.4% YoY. Source: county tax records.