Edison Plan · Ave Maria, FL 34142

$359,999

5 bd · 2.5 ba · 2,112 sqft · SingleFamily · 100 Days on market

Good condition

---

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 +15.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Appreciation +4.5/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0

Listing remarks

The first floor of this new two-story home is host to an open-concept layout that combines the kitchen with the living and dining areas, and an outdoor patio is easily reached off the main living space. Upstairs, five bedrooms surround a versatile loft, including the luxe owner's suite, complete with a generous walk-in closet and en-suite bathroom.

Key facts

• Walk-in closet
• En-suite bathroom
• Outdoor patio

Tags

• OPEN-CONCEPT LAYOUT
• OUTDOOR PATIO
• VERSATILE LOFT
• WALK-IN CLOSET
• EN-SUITE BATHROOM

Property features AI

Finance

• Financial info: List price $359,999

Exterior

• Parking: 2 parking spaces (2 in garage)
• Home design: Single-family plan home; Address: Ave Maria, FL (4659 Espiritu Way)
• Exterior features: Living area 2,112

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan name: Edison; New construction (Plan)

🏗️ New construction. The $359,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $426,624.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $328k (9.0% 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.
• Market conditions: Rents rising (+3.0%/yr); 449 active listings in the ZIP; 13 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 $3,987/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 $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 100 days — a 9% lower offer ($328k) is reasonable based on typical stale-listing flexibility.

Recommended offer $327,599 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.93% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $426,624
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4432 Steinbeck Way	0.33mi	4/2.5 (-1)	1,959 (-7%)	18mo	$395,000	$202	52

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: -3.9%
• Equity multiple: 0.83×
• Total profit: $-20,380
• Equity at exit: $101,995

10-year hold

• IRR: 2.8%
• Equity multiple: 1.27×
• Total profit: $31,968
• Equity at exit: $106,264

Cash invested: $119,455 (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: 7.5×

Monthly cashflow live

• Estimated rent: $3,987 high
• Mortgage (P&I): −$2,237
• Tax est. 1.5%: −$533 /mo · $6,399/yr
• Insurance: −$178
• HOA: −$0
• Vacancy / Maint / Mgmt: −$837
• Net cashflow: $201

Break-even live

Break-even rent $3,732

Max offer price $426,624

Occupancy floor 90%

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: $106,656
• Closing costs: $12,799
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4843 Frattina St Ave Maria, FL	4.0	3.0	2588	$3,300	$1.28	23d	1	0.63mi
5104 Salerno St Ave Maria, FL	4.0	3.0	2341	$5,595	$2.39	23d	1	0.67mi
4390 Battlecreek Way Ave Maria, FL	4.0	2.5	2060	$3,295	$1.60	23d	1	0.74mi
4919 Frattina St Ave Maria, FL	4.0	3.0	2350	$3,300	$1.40	23d	1	0.80mi
5169 Roma St Ave Maria, FL	4.0	3.0	2874	$5,995	$2.09	23d	1	0.85mi
5065 Gambero Way Ave Maria, FL	4.0	3.0	2557	$3,250	$1.27	21d	1	0.92mi
5077 Gambero Way Ave Maria, FL	4.0	3.0	2256	$3,950	$1.75	23d	1	0.92mi
4957 Gambero Way Unit 4957 Ave Maria, FL	4.0	3.0	1500	$3,400	$2.27	12d	1	0.93mi
5114 Penella Ave Ave Maria, FL	4.0	3.0	2599	$3,195	$1.23	21d	1	1.14mi
5120 Nevola Ave Ave Maria, FL	4.0	3.0	2273	$3,500	$1.54	12d	1	1.22mi
5545 Hampton Links Ct #5545 Ave Maria, FL	4.0	3.0	2400	$9,000	$3.75	23d	1	1.30mi
5545 Hampton Links Ct Ave Maria, FL	4.0	3.0	2247	$8,500	$3.78	23d	1	1.30mi
5412 Fancourt Links Way Ave Maria, FL	4.0	3.0	2247	$8,000	$3.56	21d	1	1.31mi

Listing history 12 events

1. 2026-06-18
   days on market $359,999 Active 100 DOM
2. 2026-06-17
   days on market $359,999 Active 99 DOM
3. 2026-06-16
   days on market $359,999 Active 98 DOM
4. 2026-06-15
   days on market $359,999 Active 97 DOM
5. 2026-06-10
   days on market $359,999 Active 92 DOM
6. 2026-06-09
   days on market $359,999 Active 91 DOM
7. 2026-06-08
   days on market $359,999 Active 90 DOM
8. 2026-06-07
   days on market $359,999 Active 89 DOM
9. 2026-06-02
   days on market $359,999 Active 84 DOM
10. 2026-06-01
    days on market $359,999 Active 83 DOM
11. 2026-05-31
    days on market $359,999 Active 82 DOM
12. 2026-05-30
    days on market $359,999 Active 81 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: $47,840
• − Mortgage interest: −$23,898
• − Property taxes: −$6,399
• − Insurance: −$2,133
• − Repairs & maintenance: −$3,827
• − Management: −$3,827
• − Depreciation: −$12,411
• Taxable loss: −$4,656
• Est. tax savings @ 24.0%: +$1,117
• After-tax cash flow: $3,531/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 · 13 photos

Good 80/100 Cosmetic rehab

This two-story home features a modern open-concept layout with good condition throughout. Minor updates to exterior siding and shower curtain would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace shower curtain — Freshens bathroom and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace shower curtain — Freshens bathroom and adds value ↑

ⓘ 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