5040 Trevi Ave · Ave Maria, FL 34142

$489,000

3 bd · 2.5 ba · 1,929 sqft · SingleFamily public records · 194 Days on market

Built 2014 9,147 sqft lot Est $390k · 25% over $182/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +8.9/30.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• Rent growth +3.2/5.0
• DSCR +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

3 bed/2.5 baths Key West style Almanor floor plan (Built 6 years ago) with upgraded kitchen, expansive floor tiles and 12' ceiling throughout the whole house. Large covered lanai with an extended pavers deck in backyard. Extremely unique premium lot on quiet street with lake views both in the front & back of the house. A rare opportunity to live in or rent out within a short walking distance to the charming Ave Maria town center. You'll be able to enjoy all Ave Maria amenities and the Maple Ridge club house. Located in SW Florida, minutes from beaches and cultural attractions of Naples. Ave Maria is a self-sustaining town with shopping, dining, parks and is zoned for A-rated Collier County public schools. Rented for $1800/month. Renters leaving in 60 days. Other renters in line, if wanted.

Key facts

• Open floor plan
• Tile floors
• Lake view

Tags

• LANDSCAPED YARD
• WIDE DRIVEWAY
• LAKE VIEW
• OPEN FLOOR PLAN
• TILE FLOORS
• LARGE KITCHEN

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $116.55 monthly; Master HOA fee $198 quarterly; One-time other fee $160; Total annual recurring fees $2,196; Total one-time fees $560; HOA maintenance covers street lights, street maintenance, and trash removal; Professional management; Community amenities include clubhouse, community pool, exercise room, tennis, pickleball, basketball, golf, playground, bike/jog paths, sidewalks, BBQ/picnic areas, library, salon, restaurant, shopping, sauna, billiards, hobby room, internet access, underground utilities and streetlights; Non-gated community; public golf access

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Manual shutters for storm protection; Smoke detectors
• Utilities: Central water; Central sewer; Cable available; Electric service (central)
• Home design: Single family residential; 1 story / ranch; Rear exposure facing east; Located in Ave Maria development (Maple Ridge)
• Construction: Built in 2014; Concrete block construction; Stucco exterior finish; Tile roof; Single hung and sliding windows
• Exterior features: Fence; Pond view; Room for pool; Sprinkler (automatic); Outdoor kitchen

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer; Self-cleaning oven; Outdoor kitchen (exterior feature)
• Bedrooms: 3 bedrooms; Split bedroom layout
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Foyer; Pantry; Laundry tub; Smoke detectors; Walk-in closet; Eat-in kitchen; Guest bath; Laundry in residence; Screened lanai/porch; Furnished negotiable
• Laundry & utility: Washer; Dryer; Auto garage door; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $489k.

Deal economics

• At list price, monthly cash flow is $-397 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $419k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $364k (25.6% below list).
• Recommended offer: $364k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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); 451 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,641/mo this rent would consume 70% 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 194 days — a 12% lower offer ($430k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $26k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $305k; list at $489k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $364,056 (25.6% 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 194 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.74% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $389,658
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4432 Steinbeck Way	0.61mi	4/2.5 (+1)	1,959 (+2%)	18mo	$395,000	$202	49

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: -10.8%
• Equity multiple: 0.54×
• Total profit: $-63,357
• Equity at exit: $116,908

10-year hold

• IRR: -4.0%
• Equity multiple: 0.64×
• Total profit: $-49,779
• Equity at exit: $121,800

Cash invested: $136,920 (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: 451
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,641 high
• Mortgage (P&I): −$2,564
• Tax from tax record: −$323 /mo · $3,874/yr
• Insurance: −$204
• HOA: −$182
• Vacancy / Maint / Mgmt: −$765
• Net cashflow: $-397

Break-even live

Break-even rent $4,143

Max offer price $418,880

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-259	+0% $-397	+5% $-535	+10% $-674
Rent	-10% $-685	-5% $-541	+0% $-397	+5% $-253	+10% $-109
Rate	-1.0pp $-151	-0.5pp $-273	base $-397	+0.5pp $-524	+1.0pp $-653

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5104 Salerno St Ave Maria, FL	4.0	3.0	2341	$5,595	$2.39	24d	1	0.25mi
5068 Annunciation Cir #4201 Ave Maria, FL	2.0	2.0	1266	$3,400	$2.69	24d	1	0.29mi
5080 Annunciation Cir #1306 Ave Maria, FL	3.0	2.0	1700	$4,500	$2.65	24d	1	0.31mi
4546 Battlecreek Way Ave Maria, FL	3.0	2.5	2104	$3,900	$1.85	24d	1	0.36mi
5265 Messina St Ave Maria, FL	3.0	2.5	1929	$4,995	$2.59	24d	1	0.40mi
5032 Arancia Ln Ave Maria, FL	3.0	2.0	1525	$2,595	$1.70	15d	1	0.43mi
5285 Marano Dr Ave Maria, FL	3.0	2.5	2256	$2,600	$1.15	24d	1	0.55mi
5293 Marano Dr Ave Maria, FL	3.0	2.5	2256	$3,400	$1.51	22d	1	0.56mi
4390 Battlecreek Way Ave Maria, FL	4.0	2.5	2060	$3,295	$1.60	24d	1	0.57mi
5374 Ferris Ave Ave Maria, FL	3.0	2.5	1933	$2,350	$1.22	24d	1	0.65mi
5013 Florence Dr Ave Maria, FL	3.0	2.5	2256	$2,900	$1.29	24d	1	0.67mi
5077 Gambero Way Ave Maria, FL	4.0	3.0	2256	$3,950	$1.75	24d	1	0.70mi
5065 Gambero Way Ave Maria, FL	4.0	3.0	2557	$3,250	$1.27	22d	1	0.73mi
5322 Nevola Ave Ave Maria, FL	3.0	3.0	1918	$2,700	$1.41	15d	1	0.73mi
5039 Frattina St Ave Maria, FL	3.0	3.0	2341	$5,995	$2.56	24d	1	0.75mi
5538 Useppa Dr Ave Maria, FL	2.0	2.5	1850	$10,995	$5.94	24d	1	0.77mi
5309 Beckton Rd Ave Maria, FL	3.0	2.5	2051	$2,395	$1.17	24d	1	0.84mi
5435 Pikewood Ct Ave Maria, FL	2.0	2.5	1850	$3,695	$2.00	22d	1	0.84mi
4843 Frattina St Ave Maria, FL	4.0	3.0	2588	$3,300	$1.28	24d	1	0.86mi
4919 Frattina St Ave Maria, FL	4.0	3.0	2350	$3,300	$1.40	24d	1	0.89mi
5376 Fancourt Links Way Ave Maria, FL	2.0	2.5	1850	$6,850	$3.70	22d	1	0.91mi
5187 Nevola Ave Ave Maria, FL	3.0	2.5	1680	$2,700	$1.61	22d	1	0.93mi
5474 Cassidy Ln Ave Maria, FL	3.0	2.5	2032	$2,650	$1.30	24d	1	0.93mi
5089 Penella Ave Ave Maria, FL	3.0	2.5	2028	$2,300	$1.13	15d	1	0.93mi
4881 Gambero Way Ave Maria, FL	3.0	2.5	2037	$2,800	$1.37	11d	1	0.94mi
4925 Gambero Way Ave Maria, FL	2.0	2.0	1525	$4,000	$2.62	24d	1	0.96mi
5515 Whistling Straights Ct Ave Maria, FL	3.0	2.5	2419	$6,500	$2.69	22d	1	0.97mi
5412 Fancourt Links Way Ave Maria, FL	4.0	3.0	2247	$8,000	$3.56	22d	1	0.98mi
4957 Gambero Way Unit 4957 Ave Maria, FL	4.0	3.0	1500	$3,400	$2.27	12d	1	0.99mi
5114 Penella Ave Ave Maria, FL	4.0	3.0	2599	$3,195	$1.23	22d	1	1.00mi
5428 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$7,895	$3.51	22d	1	1.01mi
5522 Hampton Links Ct Ave Maria, FL	2.0	2.5	1850	$3,995	$2.16	24d	1	1.01mi
5545 Hampton Links Ct Ave Maria, FL	4.0	3.0	2247	$8,500	$3.78	24d	1	1.02mi
5545 Hampton Links Ct #5545 Ave Maria, FL	4.0	3.0	2400	$9,000	$3.75	24d	1	1.02mi
5444 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$3,995	$1.78	22d	1	1.03mi
5538 Hampton Links Ct Ave Maria, FL	3.0	3.0	2247	$6,295	$2.80	22d	1	1.04mi
5574 Cassidy Ln Ave Maria, FL	3.0	2.0	1630	$2,250	$1.38	22d	1	1.07mi
5527 Double Eagle Cir Unit 3838 Ave Maria, FL	3.0	2.0	1301	$2,295	$1.76	24d	1	1.09mi
5573 Cobalto Way Unit 5573 Ave Maria, FL	3.0	2.0	1921	$2,400	$1.25	15d	1	1.09mi
5573 Cobalto Way Ave Maria, FL	3.0	2.0	1921	$2,400	$1.25	14d	1	1.09mi

HOA detail

• Monthly dues: $182 · $2,184/yr

Listing history 10 events

1. 2026-05-31
   days on market $489,000 Active 194 DOM
2. 2026-05-30
   days on market $489,000 Active 193 DOM
3. 2026-04-29
   price $489,000
4. 2026-04-24
   price $490,000
5. 2026-03-02
   price $498,000
6. 2025-11-19
   listed $515,000 Active
7. 2020-12-07
   soldstatus $305,000
8. 2020-11-30
   soldstatus $305,000 804-char remark

   Show marketing remark (804 chars)

   3 bed/2.5 baths Key West style Almanor floor plan (Built 6 years ago) with upgraded kitchen, expansive floor tiles and 12' ceiling throughout the whole house. Large covered lanai with an extended pavers deck in backyard. Extremely unique premium lot on quiet street with lake views both in the front & back of the house. A rare opportunity to live in or rent out within a short walking distance to the charming Ave Maria town center. You'll be able to enjoy all Ave Maria amenities and the Maple Ridge club house. Located in SW Florida, minutes from beaches and cultural attractions of Naples. Ave Maria is a self-sustaining town with shopping, dining, parks and is zoned for A-rated Collier County public schools. Rented for $1800/month. Renters leaving in 60 days. Other renters in line, if wanted.

9. 2020-10-21
   listed $320,000 804-char remark

   Show marketing remark (804 chars)

   3 bed/2.5 baths Key West style Almanor floor plan (Built 6 years ago) with upgraded kitchen, expansive floor tiles and 12' ceiling throughout the whole house. Large covered lanai with an extended pavers deck in backyard. Extremely unique premium lot on quiet street with lake views both in the front & back of the house. A rare opportunity to live in or rent out within a short walking distance to the charming Ave Maria town center. You'll be able to enjoy all Ave Maria amenities and the Maple Ridge club house. Located in SW Florida, minutes from beaches and cultural attractions of Naples. Ave Maria is a self-sustaining town with shopping, dining, parks and is zoned for A-rated Collier County public schools. Rented for $1800/month. Renters leaving in 60 days. Other renters in line, if wanted.

10. 2014-12-29
    soldstatus $247,183

ⓘ 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: $3,874 · $323/mo
• Projected year-2 tax: $4,059 · $338/mo
• Expected delta: +$184/yr (+$15/mo · 4.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 27 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: $43,687
• − Mortgage interest: −$27,392
• − Property taxes: −$3,874
• − Insurance: −$2,445
• − Repairs & maintenance: −$3,495
• − Management: −$3,495
• − HOA: −$2,184
• − Depreciation: −$14,225
• Taxable loss: −$13,423
• Est. tax savings @ 24.0%: +$3,222
• After-tax cash flow: $-1,542/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

+97.8% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $489,000 NAPLESMLS
• 2026-04-24 Price Changed $490,000 NAPLESMLS
• 2026-03-02 Price Changed $498,000 NAPLESMLS
• 2025-11-19 Listed $515,000 NAPLESMLS
• 2020-12-07 Sold (Public Records) $305,000 Public Records
• 2020-11-30 Sold (MLS) $305,000 Beaches MLS
• 2020-10-21 Listed $320,000 Beaches MLS
• 2014-12-29 Sold (Public Records) $247,183 Public Records

Property tax history

+38.2%/yr

Latest (2025): $3,874 · +9.6% YoY. Source: county tax records.