Landmark Plan · Ave Maria, FL 34142

$279,990

3 bd · 2.5 ba · 1,522 sqft · Townhouse · 234 Days on market

Good condition

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Why this score? — see what drove the B 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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0

Listing remarks

The Landmark offers 1,522 sq. ft. of thoughtfully designed space with 3 bedrooms, 2.5 baths, and a versatile loft. Enjoy an open kitchen, café, and gathering room plus a private owner's suite. A 1-car garage and optional patio complete this stylish townhome.

Key facts

• Garage
• Listed 233 days

🏗️ New construction. The $279,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $316,897.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $979 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.2% in Ave Maria — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — 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); 545 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,011/mo this rent would consume 77% 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 $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.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $89k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $246,391 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $316,897
• List price: $279,990
• Delta: -11.65%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4695 Espiritu Way	0.02mi	3/2.5	1,522 (0%)	3mo	$290,000	$191	97
4699 Espiritu Way	0.02mi	3/2.5	1,552 (+2%)	4mo	$341,140	$220	93
5080 Annunciation Cir #1304	0.84mi	2/2.0 (-1)	1,386 (-9%)	5mo	$335,000	$242	39
5068 Annunciation Cir #4208	0.75mi	2/2.0 (-1)	1,386 (-9%)	12mo	$315,000	$227	33
5068 Annunciation #4302	0.75mi	2/2.0 (-1)	1,249 (-18%)	6mo	$290,000	$232	28
5068 Annunciation Cir #4306	0.75mi	2/2.0 (-1)	1,249 (-18%)	12mo	$310,000	$248	23
5068 Annunciation Cir #4209	0.75mi	2/2.0 (-1)	1,249 (-18%)	15mo	$308,700	$247	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.42×
• Total profit: $37,637
• Equity at exit: $75,762

10-year hold

• IRR: 15.7%
• Equity multiple: 2.55×
• Total profit: $137,554
• Equity at exit: $78,933

Cash invested: $88,731 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $314,990 ($240/sqft)
• Median days on market: 109 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -13.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34142

• Home prices YoY: -0.5%
• Rents YoY: 3.0%
• Active inventory: 545
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $4,011 high
• Mortgage (P&I): −$1,662
• Tax est. 1.5%: −$396 /mo · $4,753/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$842
• Net cashflow: $979

Break-even live

Break-even rent $2,772

Max offer price $316,897

Occupancy floor 71%

Sensitivity live

Price	-10% $1,198	-5% $1,088	+0% $979	+5% $869	+10% $760
Rent	-10% $662	-5% $820	+0% $979	+5% $1,137	+10% $1,295
Rate	-1.0pp $1,138	-0.5pp $1,059	base $979	+0.5pp $896	+1.0pp $813

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: $79,224
• Closing costs: $9,507
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4546 Battlecreek Way Ave Maria, FL	3.0	2.5	2104	$3,900	$1.85	72d	1	0.35mi
5032 Arancia Ln Ave Maria, FL	3.0	2.0	1525	$2,595	$1.70	63d	1	0.57mi
4390 Battlecreek Way Ave Maria, FL	4.0	2.5	2060	$3,295	$1.60	72d	1	0.74mi
5068 Annunciation Cir #4201 Ave Maria, FL	2.0	2.0	1266	$3,400	$2.69	72d	1	0.75mi
4881 Gambero Way Ave Maria, FL	3.0	2.5	2037	$2,800	$1.37	59d	1	0.75mi
5076 Annunciation Cir #2206 Ave Maria, FL	2.0	2.0	1206	$3,100	$2.57	72d	1	0.80mi
5076 Annunciation Cir #2305 Ave Maria, FL	2.0	2.0	1166	$2,800	$2.40	72d	1	0.80mi
5080 Annunciation Cir #1306 Ave Maria, FL	3.0	2.0	1700	$4,500	$2.65	72d	1	0.85mi
4925 Gambero Way Ave Maria, FL	2.0	2.0	1525	$4,000	$2.62	72d	1	0.85mi
4957 Gambero Way Unit 4957 Ave Maria, FL	4.0	3.0	1500	$3,400	$2.27	61d	1	0.93mi
5265 Messina St Ave Maria, FL	3.0	2.5	1929	$4,995	$2.59	72d	1	1.01mi
5089 Penella Ave Ave Maria, FL	3.0	2.5	2028	$2,300	$1.13	63d	1	1.06mi
5187 Nevola Ave Ave Maria, FL	3.0	2.5	1680	$2,700	$1.61	70d	1	1.14mi
5322 Nevola Ave Ave Maria, FL	3.0	3.0	1918	$2,700	$1.41	63d	1	1.18mi
5376 Fancourt Links Way Ave Maria, FL	2.0	2.5	1850	$6,850	$3.70	70d	1	1.22mi
5374 Ferris Ave Ave Maria, FL	3.0	2.5	1933	$2,350	$1.22	72d	1	1.26mi
5522 Hampton Links Ct Ave Maria, FL	2.0	2.5	1850	$3,995	$2.16	72d	1	1.26mi
5538 Hampton Links Ct Ave Maria, FL	3.0	3.0	2247	$6,295	$2.80	70d	1	1.30mi
5545 Hampton Links Ct Ave Maria, FL	4.0	3.0	2247	$8,500	$3.78	72d	1	1.30mi
5412 Fancourt Links Way Ave Maria, FL	4.0	3.0	2247	$8,000	$3.56	70d	1	1.31mi
5538 Useppa Dr Ave Maria, FL	2.0	2.5	1850	$10,995	$5.94	72d	1	1.35mi
5661 Melbourne Ct Unit 8012 Ave Maria, FL	3.0	2.0	1741	$2,500	$1.44	41d	1	1.36mi
5661 Melbourne Ct #8011 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	61d	1	1.36mi
5428 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$7,895	$3.51	70d	1	1.36mi
5435 Pikewood Ct Ave Maria, FL	2.0	2.5	1850	$3,695	$2.00	70d	1	1.38mi
5667 Melbourne Ct #7812 Ave Maria, FL	3.0	2.0	1741	$6,250	$3.59	61d	1	1.38mi
5360 Brin Way Ave Maria, FL	4.0	2.5	1088	$2,495	$2.29	72d	1	1.39mi
5444 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$3,995	$1.78	70d	1	1.40mi
5583 Double Eagle Cir Ave Maria, FL	2.0	2.0	1239	$2,495	$2.01	72d	1	1.40mi
5583 Double Eagle Cir #4137 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	70d	1	1.41mi
5583 Double Eagle Cir Unit 4118 Ave Maria, FL	3.0	2.0	1301	$4,700	$3.61	72d	1	1.41mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	72d	1	1.41mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	72d	1	1.41mi
5427 Double Eagle Cir #2825 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	72d	1	1.41mi
5427 Double Eagle Cir #2815 Ave Maria, FL	2.0	2.0	1400	$2,700	$1.93	72d	1	1.41mi
5427 Double Eagle Cir #2826 Ave Maria, FL	2.0	2.0	1569	$6,495	$4.14	72d	1	1.41mi
5427 Double Eagle Cir #2822 Ave Maria, FL	2.0	2.0	1355	$5,795	$4.28	72d	1	1.41mi
5445 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	72d	1	1.41mi
5674 Melbourne Ct Unit 7721 Ave Maria, FL	3.0	2.0	2110	$7,295	$3.46	61d	1	1.41mi
5445 Double Eagle Cir #3013 Ave Maria, FL	2.0	2.0	1366	$2,595	$1.90	70d	1	1.42mi

Property features AI

Finance

• Financial info: List price $279,990

Exterior

• Home design: Single-family home (Landmark plan)Listing status: Active
• Construction: Living area approximately 1522Plan name: LandmarkNew construction inventory type: Plan
• Exterior features: Located in Ave Maria community

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: New construction plan (Landmark)

Listing history 49 events

1. 2026-08-08
   days on market $279,990 Active 234 DOM
2. 2026-08-07
   days on market $279,990 Active 233 DOM
3. 2026-08-06
   days on market $279,990 Active 232 DOM
4. 2026-08-05
   days on market $279,990 Active 231 DOM
5. 2026-08-04
   days on market $279,990 Active 230 DOM
6. 2026-08-03
   days on market $279,990 Active 229 DOM
7. 2026-07-31
   days on market $279,990 Active 226 DOM
8. 2026-07-30
   days on market $279,990 Active 225 DOM
9. 2026-07-29
   days on market $279,990 Active 224 DOM
10. 2026-07-27
    days on market $279,990 Active 222 DOM
11. 2026-07-25
    days on market $279,990 Active 220 DOM
12. 2026-07-24
    days on market $279,990 Active 219 DOM
13. 2026-07-23
    days on market $279,990 Active 218 DOM
14. 2026-07-22
    days on market $279,990 Active 217 DOM
15. 2026-07-22
    days on market $279,990 Active 216 DOM
16. 2026-07-18
    days on market $279,990 Active 213 DOM
17. 2026-07-16
    days on market $279,990 Active 211 DOM
18. 2026-07-16
    days on market $279,990 Active 210 DOM
19. 2026-07-14
    days on market $279,990 Active 209 DOM
20. 2026-07-14
    days on market $279,990 Active 208 DOM
21. 2026-07-12
    days on market $279,990 Active 207 DOM
22. 2026-07-11
    days on market $279,990 Active 206 DOM
23. 2026-07-09
    days on market $279,990 Active 204 DOM
24. 2026-07-08
    days on market $279,990 Active 203 DOM
25. 2026-07-07
    days on market $279,990 Active 202 DOM
26. 2026-07-06
    days on market $279,990 Active 201 DOM
27. 2026-07-05
    days on market $279,990 Active 200 DOM
28. 2026-07-04
    days on market $279,990 Active 199 DOM
29. 2026-07-02
    days on market $279,990 Active 197 DOM
30. 2026-07-01
    days on market $279,990 Active 196 DOM
31. 2026-06-30
    days on market $279,990 Active 195 DOM
32. 2026-06-29
    days on market $279,990 Active 194 DOM
33. 2026-06-28
    days on market $279,990 Active 193 DOM
34. 2026-06-27
    days on market $279,990 Active 191 DOM
35. 2026-06-25
    days on market $279,990 Active 189 DOM
36. 2026-06-23
    days on market $279,990 Active 187 DOM
37. 2026-06-22
    days on market $279,990 Active 186 DOM
38. 2026-06-18
    days on market $279,990 Active 183 DOM
39. 2026-06-17
    days on market $279,990 Active 182 DOM
40. 2026-06-16
    days on market $279,990 Active 181 DOM
41. 2026-06-15
    days on market $279,990 Active 180 DOM
42. 2026-06-10
    days on market $279,990 Active 175 DOM
43. 2026-06-09
    days on market $279,990 Active 174 DOM
44. 2026-06-08
    days on market $279,990 Active 173 DOM
45. 2026-06-07
    days on market $279,990 Active 172 DOM
46. 2026-06-02
    days on market $279,990 Active 167 DOM
47. 2026-06-01
    days on market $279,990 Active 166 DOM
48. 2026-05-31
    days on market $279,990 Active 165 DOM
49. 2026-05-30
    days on market $279,990 Active 164 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $48,131
• − Mortgage interest: −$17,751
• − Property taxes: −$4,753
• − Insurance: −$1,584
• − Repairs & maintenance: −$3,850
• − Management: −$3,850
• − Depreciation: −$9,219
• Taxable income: $7,122
• Est. tax owed @ 24.0%: −$1,709
• After-tax cash flow: $10,034/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $7,610–$22,830 screening

This well-maintained townhouse in Ave Maria, FL, offers a good condition with minimal repairs needed. It has a good potential for value increase with updates to the exterior, interior, and smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the living areas — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can enhance convenience and energy efficiency, making the home more attractive to buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and add value to the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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%
• 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%

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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

• Financial info: List price $279,990

Exterior

• Home design: Single-family home (Landmark plan)Listing status: Active
• Construction: Living area approximately 1522Plan name: LandmarkNew construction inventory type: Plan
• Exterior features: Located in Ave Maria community

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: New construction plan (Landmark)