7933 Guadiana Way · Ave Maria, FL 34142

$345,000

3 bd · 2.0 ba · 1,437 sqft · SingleFamily public records · 23 Days on market

Built 2012 7,840 sqft lot $472/mo HOA · 10% of rent ↓ 7% since listing

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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 +24.4/30.0
• 1% rule +8.1/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Welcome Home to the Pulte built Taft model in the desirable Bellera Walk neighborhood situated in the Del Webb 55+ community located in Ave Maria, FL. This home is surrounded by beautiful landscaped areas on the back and one side of the home, offering a tranquil park-like setting for hours of relaxation time. The perfect home for year round or seasonal stays away from the cold days of winter up North. This is a 3 bedroom, 2 bath home with a 2 car garage. The large living room with plenty of windows offers lots of light to this home. The kitchen is situated at the rear of the home overlooking the park-like setting. Step through the sliding glass door in your kitchen where you can sit and rel

Key facts

• Landscaped areas
• Large living room
• 7,840 sq ft lot

Tags

• PULTE BUILT TAFT MODEL
• BELLERA WALK NEIGHBORHOOD
• DEL WEBB 55 COMMUNITY
• LANDSCAPED AREAS
• LARGE LIVING ROOM
• GRANITE KITCHEN COUNTERS

Property features AI

Finance

• Other: Deeded restrictions: no commercial use and no RVs
• Financial info: Total annual recurring community fees disclosed; One-time community fees disclosed
• HOA & community: Mandatory HOA; Quarterly HOA fees; Master HOA fee assessed quarterly; HOA maintenance covers cable, internet/WiFi, lawn/land maintenance, manager, street lights, street maintenance and trash removal; Managed by developer; Community amenities include clubhouse, community pool and room, exercise room, golf course (public), tennis and pickleball courts, bocce, bike/jog paths, dog park, park, library, restaurant, shopping, sauna, beauty salon, BBQ/picnic area, hobby room, underground utilities and sidewalks; Gated, golf-course community

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Gated community; Manual storm shutters
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family, 1-story ranch style; Rear exposure faces southwest; Located in the Ave Maria community (BELLERA WALK)
• Construction: Built in 2012; Concrete block construction; Stucco exterior; Tile roof; Single-hung windows; Regular lot
• Exterior features: Patio; Automatic sprinkler system; Landscaped area/view; Central irrigation

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer; Eat-in kitchen and dining area open to living
• Bedrooms: 3 bedrooms with a split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and a shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling with ceiling fans
• Interior features: Cable prewire and high-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Turnkey furnished; Den/Study; Screened lanai/porch
• Laundry & utility: Laundry in residence with washer and dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $345k).
• Recommended offer: $340k (1.5% below list) — sets the bar for market timing.

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); 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 $4,525/mo this rent would consume 87% 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.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $97k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• 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 $339,825 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.31% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 6.4

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: 1.19×
• Total profit: $17,927
• Equity at exit: $82,481

10-year hold

• IRR: 10.7%
• Equity multiple: 2.04×
• Total profit: $100,828
• Equity at exit: $85,933

Cash invested: $96,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $4,525 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$451 /mo · $5,411/yr
• Insurance: −$144
• HOA: −$472
• Vacancy / Maint / Mgmt: −$950
• Net cashflow: $699

Break-even live

Break-even rent $3,640

Max offer price $345,000

Occupancy floor 80%

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8010 Helena Ct Ave Maria, FL	2.0	2.0	1554	$2,500	$1.61	21d	1	0.15mi
5629 Double Eagle Cir #4217 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	23d	1	0.20mi
5651 Double Eagle Cir #4316 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	23d	1	0.20mi
5835 Double Eagle Cir #4726 Ave Maria, FL	2.0	2.0	1154	$2,095	$1.82	13d	1	0.20mi
5704 Melbourne Ct #6712 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	23d	1	0.20mi
5715 Double Eagle Cir #4416 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	23d	1	0.20mi
6039 Ellerston WAY #2017 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	23d	1	0.20mi
5629 Double Eagle Cir #4218 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	23d	1	0.20mi
5710 Melbourne Ct #6511 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	23d	1	0.20mi
5629 Double Eagle Cir #4223 Ave Maria, FL	2.0	2.0	1154	$2,395	$2.08	23d	1	0.20mi
6036 Ellerston WAY #1311 Ave Maria, FL	3.0	2.0	1741	$4,490	$2.58	23d	1	0.20mi
5651 Double Eagle Cir #4338 Ave Maria, FL	2.0	2.0	1301	$6,295	$4.84	23d	1	0.20mi
5445 Double Eagle Cir #3011 Ave Maria, FL	2.0	2.0	1569	$2,495	$1.59	23d	1	0.20mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	23d	1	0.20mi
6205 Harmony Dr Immokalee, FL	3.0	2.0	1558	$5,000	$3.21	23d	1	0.32mi
6189 Harmony Dr Immokalee, FL	3.0	2.0	1558	$6,295	$4.04	23d	1	0.32mi
6082 National Blvd Ave Maria, FL	2.0	2.0	1366	$4,145	$3.03	23d	2	0.35mi
6168 Harmony Dr Immokalee, FL	3.0	2.0	1570	$5,495	$3.50	13d	1	0.36mi
6023 Ellerston Way #1823 Ave Maria, FL	3.0	2.0	1695	$2,995	$1.77	23d	1	0.39mi
5909 Berwick Ln Ave Maria, FL	2.0	2.0	1850	$10,995	$5.94	23d	1	0.41mi
6058 National Blvd #343 Ave Maria, FL	2.0	2.0	1194	$4,000	$3.35	23d	1	0.45mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	13d	1	0.45mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	23d	2	0.45mi
6046 National Blvd Ave Maria, FL	2.0	2.0	1154	$4,395	$3.81	23d	2	0.49mi
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	13d	3	0.55mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	23d	1	0.55mi
5410 Double Eagle Cir #2222 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	0.55mi
5433 Double Eagle Cir #2915 Ave Maria, FL	2.0	2.0	1366	$6,295	$4.61	21d	1	0.58mi
5835 Double Eagle Cir Unit 4742 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	23d	1	0.59mi
5807 Double Eagle Cir #4631 Ave Maria, FL	3.0	2.0	1301	$5,695	$4.38	23d	1	0.59mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	23d	1	0.59mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	13d	1	0.61mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	23d	1	0.61mi
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	23d	1	0.62mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	0.63mi
5478 Double Eagle Cir #3521 Ave Maria, FL	2.0	2.0	1569	$4,995	$3.18	23d	1	0.66mi
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	23d	1	0.67mi
5479 Double Eagle Cir #3626 Ave Maria, FL	2.0	2.0	1154	$2,200	$1.91	13d	1	0.71mi
5943 Sunningdale St Ave Maria, FL	3.0	2.5	1850	$10,995	$5.94	23d	1	0.72mi
6040 Ellerston Way #1411 Ave Maria, FL	3.0	2.0	1741	$2,695	$1.55	23d	1	0.73mi

HOA detail

• Monthly dues: $472 · $5,664/yr

Listing history 20 events

1. 2026-06-18
   days on market $345,000 Active 23 DOM
2. 2026-06-17
   days on market $345,000 Active 22 DOM
3. 2026-06-16
   days on market $345,000 Active 21 DOM
4. 2026-06-15
   days on market $345,000 Active 20 DOM
5. 2026-06-14
   days on market $345,000 Active 18 DOM
6. 2026-06-10
   days on market $345,000 Active 15 DOM
7. 2026-06-09
   days on market $345,000 Active 14 DOM
8. 2026-06-08
   days on market $345,000 Active 13 DOM
9. 2026-06-07
   days on market $345,000 Active 12 DOM
10. 2026-06-03
    days on market $345,000 Active 8 DOM
11. 2026-06-02
    days on market $345,000 Active 7 DOM
12. 2026-06-01
    days on market $345,000 Active 6 DOM
13. 2026-05-31
    days on market $345,000 Active 5 DOM
14. 2026-05-30
    days on market $345,000 Active 4 DOM
15. 2026-05-26
    listed $345,000 Active
16. 2026-04-30
    historical
17. 2025-11-26
    listed $362,500 Active
18. 2025-10-31
    historical
19. 2025-03-05
    price $365,000
20. 2025-02-05
    listed $369,000 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: $5,411 · $451/mo
• Projected year-2 tax: $5,411 · $451/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 ≥112°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: $54,300
• − Mortgage interest: −$19,325
• − Property taxes: −$5,411
• − Insurance: −$1,725
• − Repairs & maintenance: −$4,344
• − Management: −$4,344
• − HOA: −$5,664
• − Depreciation: −$10,036
• Taxable income: $3,450
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $7,558/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

-6.5% since first listed

6 events — show timeline

• 2026-05-26 Listed $345,000 NAPLESMLS
• 2026-04-30 Listing Removed — NAPLESMLS
• 2025-11-26 Listed $362,500 NAPLESMLS
• 2025-10-31 Listing Removed — NAPLESMLS
• 2025-03-05 Price Changed $365,000 NAPLESMLS
• 2025-02-05 Listed $369,000 NAPLESMLS

Property tax history

+10.0%/yr

Latest (2025): $5,411 · +12.4% YoY. Source: county tax records.