6046 National Blvd #435 · Ave Maria, FL 34142

$175,000

2 bd · 2.0 ba · 1,120 sqft · Condo public records · 9 Days on market

Built 2022 Good condition $1471/mo HOA · 39% of rent ↓ 43% since listing

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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 +18.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0

Listing remarks

This meticulously maintained 2-bedroom, 2-bath home with stunning views is situated in The National at Ave Maria, one of Southwest Florida’s finest bundled golf communities. This residence has an open layout featuring a modern kitchen featuring stainless steel appliances, inviting living and dining spaces for your enjoyment, and a private patio perfect for unwinding or hosting guests. Ownership comes with a golf membership to the acclaimed 18-hole championship course at The National, renowned for its beautiful fairways, and a design that caters to golfers of all abilities. Enjoy resort-style amenities such as pools, a clubhouse, fitness center, pickleball, diverse dining options, and

Key facts

• Water park
• Private patio
• Modern kitchen

Tags

• MODERN KITCHEN
• PRIVATE PATIO
• 18-HOLE CHAMPIONSHIP COURSE
• RESORT-STYLE AMENITIES
• WALKING AND BIKING TRAILS
• WATER PARK

Property features AI

Finance

• Other: Unfurnished; Unit on floor 1; Living area approx. 1,120 square feet (builder/appraiser sources)
• Financial info: Total monthly fees $1,471.67; Total annual fees $17,660; Lease restrictions apply
• HOA & community: Has HOA (Cambridge Property managment); Association fee $203 quarterly; Monthly HOA $67.67; Condo fee $1,262 quarterly (monthly condo fee listed as $421); Additional monthly maintenance $656; Association fee required; Community features: Clubhouse, Fitness Center, Golf; Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Cable available; Other utilities; Sewer: Other; Water source: None
• Home design: Residential condominium; 1st floor unit; South-facing; Two-story building
• Construction: Block and stucco construction; Tile roof; Block foundation; Building name: THE NATIONALI
• Exterior features: Balcony; Road surface: Other

Interior

• Kitchen: Convection oven; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room/dining room combo; Walk-in closet(s); Building has elevator; Canal water view
• Laundry & utility: Washer hookup; Electric dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $18 ($217/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).

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.
• 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 $3,793/mo this rent would consume 73% 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 $1k of loan paydown is wiped out by about $2k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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: property tax is 2.5% of price; flood insurance adds $152/mo; HOA is 39% of rent.
• 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 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.17% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 3.8

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: -5.4%
• Equity multiple: 0.77×
• Total profit: $-11,453
• Equity at exit: $41,838

10-year hold

• IRR: 2.0%
• Equity multiple: 1.19×
• Total profit: $9,239
• Equity at exit: $43,589

Cash invested: $49,000 (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: 3.8×

Monthly cashflow live

• Estimated rent: $3,793 high
• Mortgage (P&I): −$918
• Tax from tax record: −$365 /mo · $4,381/yr
• Insurance: −$73
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$1,471
• Vacancy / Maint / Mgmt: −$797
• Net cashflow: $18

Break-even live

Break-even rent $3,771

Max offer price $175,000

Occupancy floor 95%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	13d	3	0.03mi
6046 National Blvd Ave Maria, FL	2.0	2.0	1154	$4,395	$3.81	23d	2	0.03mi
6058 National Blvd #343 Ave Maria, FL	2.0	2.0	1194	$4,000	$3.35	23d	1	0.07mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	13d	1	0.08mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$2,995	$2.47	23d	2	0.08mi
6082 National Blvd Ave Maria, FL	2.0	2.0	1366	$4,145	$3.03	23d	2	0.18mi
5410 Double Eagle Cir #2222 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	0.25mi
5807 Double Eagle Cir #4631 Ave Maria, FL	3.0	2.0	1301	$5,695	$4.38	23d	1	0.26mi
5835 Double Eagle Cir Unit 4742 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	23d	1	0.26mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	23d	1	0.27mi
6047 Ellerston Way Unit 1 Ave Maria, FL	2.0	2.0	1366	$2,500	$1.83	23d	1	0.29mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	23d	1	0.31mi
5629 Double Eagle Cir #4217 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	23d	1	0.31mi
6039 Ellerston WAY #2017 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	23d	1	0.31mi
5651 Double Eagle Cir #4316 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	23d	1	0.31mi
5629 Double Eagle Cir #4218 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	23d	1	0.31mi
5651 Double Eagle Cir #4338 Ave Maria, FL	2.0	2.0	1301	$6,295	$4.84	23d	1	0.31mi
5835 Double Eagle Cir #4726 Ave Maria, FL	2.0	2.0	1154	$2,095	$1.82	13d	1	0.31mi
5629 Double Eagle Cir #4223 Ave Maria, FL	2.0	2.0	1154	$2,395	$2.08	23d	1	0.31mi
5715 Double Eagle Cir #4416 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	23d	1	0.31mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	23d	1	0.32mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	13d	1	0.32mi
5433 Double Eagle Cir #2915 Ave Maria, FL	2.0	2.0	1366	$6,295	$4.61	21d	1	0.35mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	23d	1	0.36mi
5835 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	23d	1	0.38mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	0.39mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	23d	1	0.42mi
5807 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	23d	1	0.43mi
5807 Double Eagle Cir #4621 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	23d	1	0.43mi
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	23d	1	0.44mi
5749 Double Eagle Cir #4528 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	21d	1	0.47mi
5749 Double Eagle Cir #4515 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	21d	1	0.47mi
5749 Double Eagle Cir #4537 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	21d	1	0.47mi
5749 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	23d	1	0.47mi
5715 Double Eagle Cir #4432 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	21d	1	0.48mi
5715 Double Eagle Cir #4413 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	21d	1	0.48mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	23d	1	0.50mi
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	23d	1	0.50mi
5479 Double Eagle Cir #3626 Ave Maria, FL	2.0	2.0	1154	$2,200	$1.91	13d	1	0.51mi
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	13d	1	0.53mi

HOA detail condo

• Monthly dues: $1,471 · $17,652/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-05-14
   status Pending
2. 2026-05-05
   listed $175,000 Active
3. 2025-06-12
   historical
4. 2025-05-05
   price $225,000
5. 2025-04-09
   historical $2,200
6. 2025-03-20
   price $2,200
7. 2025-02-28
   price $2,100
8. 2025-01-16
   listed $245,000 Active
9. 2024-11-25
   listed $2,200
10. 2024-11-19
    historical
11. 2024-11-05
    price $249,900
12. 2024-10-01
    price $255,000
13. 2024-09-23
    historical
14. 2024-09-10
    listed $264,900 Active
15. 2024-08-25
    historical $2,450
16. 2024-07-15
    listed $2,450
17. 2024-07-09
    historical
18. 2024-06-16
    price $265,000
19. 2024-06-16
    price $265,000
20. 2024-05-27
    price $304,450
21. 2024-05-13
    listed $305,000 Active
22. 2024-03-24
    listed $305,000 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: $4,381 · $365/mo
• Projected year-2 tax: $4,381 · $365/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 3/10 Moderate FEMA zone AH · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 23 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: $45,521
• − Mortgage interest: −$9,803
• − Property taxes: −$4,381
• − Insurance: −$2,700
• − Repairs & maintenance: −$3,642
• − Management: −$3,642
• − HOA: −$17,652
• − Depreciation: −$5,091
• Taxable loss: −$1,388
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $550/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bath home in The National at Ave Maria offers a modern kitchen, two bathrooms, and a private patio with stunning views. The home is in good condition and ready for new owners to move in and enjoy the community amenities.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Replacing old or worn-out flooring can improve the home's appearance and functionality.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to potential buyers or renters.
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can improve the home's functionality and appeal to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Replacing old or worn-out flooring can improve the home's appearance and functionality. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to potential buyers or renters. ↑
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can improve the home's functionality and appeal to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-42.6% since first listed

22 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-12 Listing Removed — NAPLESMLS
• 2025-05-05 Price Changed $225,000 NAPLESMLS
• 2025-04-09 Rental Removed $2,200 NAPLESMLS
• 2025-03-20 Price Changed $2,200 NAPLESMLS
• 2025-02-28 Price Changed $2,100 NAPLESMLS
• 2025-01-16 Listed $245,000 NAPLESMLS
• 2024-11-25 Listed for Rent $2,200 NAPLESMLS
• 2024-11-19 Listing Removed — FORTMLS
• 2024-11-05 Price Changed $249,900 FORTMLS
• 2024-10-01 Price Changed $255,000 FORTMLS
• 2024-09-23 Listing Removed — MARMLS
• 2024-09-10 Listed $264,900 FORTMLS
• 2024-08-25 Rental Removed $2,450 NAPLESMLS
• 2024-07-15 Listed for Rent $2,450 NAPLESMLS
• 2024-07-09 Listing Removed — FORTMLS
• 2024-06-16 Price Changed $265,000 MARMLS
• 2024-06-16 Price Changed $265,000 FORTMLS
• 2024-05-27 Price Changed $304,450 FORTMLS
• 2024-05-13 Listed $305,000 MARMLS
• 2024-03-24 Listed $305,000 FORTMLS

Property tax history

+37.5%/yr

Latest (2025): $4,381 · +6.7% YoY. Source: county tax records.