5897 Mayflower Way · Ave Maria, FL 34142

$289,900

2 bd · 2.0 ba · 1,460 sqft · SingleFamily public records · 36 Days on market

Built 2022 Good condition 4,356 sqft lot Est $402k · 28% under $474/mo HOA · 13% of rent ↓ 25% 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 +20.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +6.3/10.0
• 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

One or more photo(s) has been virtually staged, AI generated or rendered. Welcome to this beautifully maintained SEAGROVE floor plan villa in the highly sought-after 55+ community of DEL WEBB NAPLES in Ave Maria. Offering 2 bedrooms + den, 2 baths, a 2-car garage, and 1,460 sqft, this home combines comfort, convenience, and peaceful preserve living. The interior is TILED THROUGHOUT and feels LIKE NEW, with PARTIAL FURNISHINGS included to help make your move easier. The thoughtfully designed kitchen features WHITE CABINETS, while both bathrooms offer SHOWERS for ease and functionality. IMPACT WINDOWS AND DOORS provide added peace of mind, while the GLASS FRONT DOOR and PLANTATION SHUTTERS en

Key facts

• Del webb naples
• Partial furnishings
• White cabinets

Tags

• SEAGROVE FLOOR PLAN VILLA
• DEL WEBB NAPLES
• TILED THROUGHOUT
• PARTIAL FURNISHINGS
• WHITE CABINETS
• IMPACT WINDOWS AND DOORS

Property features AI

Finance

• Other: Complex contains approximately 3,000 units; building has 4 units and is single story
• Financial info: Property is part of a larger development (Ave Maria / Del Webb)
• HOA & community: Mandatory HOA; Quarterly HOA fees (master fee $203; HOA $1,218 quarterly); Developer-managed; Community maintenance includes cable, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, recreation facilities and reserve; Amenities include clubhouse, community pool and spa, exercise room, tennis, pickleball, bocce, basketball, putting green, play area, dog park, bike/jog paths, sidewalks, streetlights, cabana, BBQ/picnic, restaurant, library, beauty salon, shopping, underground utilities and more; One-time other fee ($250); Total annual recurring fees $5,684; Total one-time fees $1,725

Exterior

• Parking: Attached 2-car garage; Driveway paved; 2+ parking spaces
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Attached villa (Carriage/Coach) built in 2022; Residential property in a gated, golf-equity community; Rear exposure faces west
• Construction: Concrete block construction; Tile roof; Stucco finish; Built in 2022
• Exterior features: Automatic sprinkler system; Impact resistant windows and doors; Single-hung windows; Tile roof; Stucco exterior; Landscaped area, preserve and wooded area views; Reclaimed irrigation water; Paved private road access; Lot surveyed; Architectural and no-commercial/RV restrictions

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator; Refrigerator/freezer; Refrigerator with icemaker
• Bedrooms: 2 bedrooms plus den
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: French doors; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Breakfast bar; Dining in living area; Den/study; Screened lanai/porch; Partially furnished; Great room floor plan; Split bedrooms; Two ceiling fans
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $281k (3.0% 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.
• 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 $3,625/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 $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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 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 $281,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.25% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $401,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6373 Liberty St	0.58mi	2/2.0	1,674 (+15%)	11mo	$460,000	$275	40

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $256
• Equity at exit: $69,308

10-year hold

• IRR: 6.8%
• Equity multiple: 1.65×
• Total profit: $52,940
• Equity at exit: $72,209

Cash invested: $81,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,625 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$395 /mo · $4,742/yr
• Insurance: −$121
• HOA: −$474
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $354

Break-even live

Break-even rent $3,178

Max offer price $289,900

Occupancy floor 85%

Sensitivity live

Price	-10% $518	-5% $436	+0% $354	+5% $272	+10% $190
Rent	-10% $67	-5% $211	+0% $354	+5% $497	+10% $640
Rate	-1.0pp $500	-0.5pp $427	base $354	+0.5pp $279	+1.0pp $202

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5935 Mayflower Way Ave Maria, FL	2.0	2.0	1460	$2,550	$1.75	24d	1	0.04mi
5988 Mayflower Way Ave Maria, FL	2.0	2.0	1602	$5,200	$3.25	24d	1	0.13mi
5769 Mayflower Way Ave Maria, FL	2.0	2.0	1554	$4,000	$2.57	24d	1	0.24mi
5705 Mayflower Way #1407 Ave Maria, FL	2.0	2.0	1536	$2,250	$1.46	24d	1	0.35mi
5697 Mayflower Way Ave Maria, FL	2.0	2.0	1538	$2,495	$1.62	24d	1	0.42mi
5690 Mayflower Way #601 Ave Maria, FL	3.0	2.0	1815	$5,500	$3.03	24d	1	0.48mi
5690 Mayflower Way Ave Maria, FL	3.0	2.0	1815	$3,295	$1.82	24d	1	0.48mi
6441 Liberty St Ave Maria, FL	3.0	2.0	1685	$5,795	$3.44	24d	1	0.53mi
6168 Harmony Dr Immokalee, FL	3.0	2.0	1570	$5,495	$3.50	15d	1	0.91mi
6189 Harmony Dr Immokalee, FL	3.0	2.0	1558	$6,295	$4.04	24d	1	0.96mi
6205 Harmony Dr Immokalee, FL	3.0	2.0	1558	$5,000	$3.21	24d	1	0.99mi
5538 Useppa Dr Ave Maria, FL	2.0	2.5	1850	$10,995	$5.94	24d	1	1.09mi
8010 Helena Ct Ave Maria, FL	2.0	2.0	1554	$2,500	$1.61	22d	1	1.12mi
5639 Argento Dr Ave Maria, FL	3.0	2.5	1400	$2,500	$1.79	24d	1	1.14mi
5574 Cassidy Ln Ave Maria, FL	3.0	2.0	1630	$2,250	$1.38	22d	1	1.16mi
5435 Pikewood Ct Ave Maria, FL	2.0	2.5	1850	$3,695	$2.00	22d	1	1.16mi
5688 Cassidy Ln Ave Maria, FL	2.0	2.0	1366	$2,500	$1.83	15d	1	1.18mi
5835 Double Eagle Cir #4726 Ave Maria, FL	2.0	2.0	1154	$2,095	$1.82	15d	1	1.27mi
6039 Ellerston WAY #2017 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	24d	1	1.27mi
5710 Melbourne Ct #6511 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	24d	1	1.27mi
5715 Double Eagle Cir #4416 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	24d	1	1.27mi
5651 Double Eagle Cir #4316 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	24d	1	1.27mi
5704 Melbourne Ct #6712 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	24d	1	1.27mi
5629 Double Eagle Cir #4218 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	24d	1	1.27mi
5629 Double Eagle Cir #4223 Ave Maria, FL	2.0	2.0	1154	$2,395	$2.08	24d	1	1.27mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	24d	1	1.27mi
6036 Ellerston WAY #1311 Ave Maria, FL	3.0	2.0	1741	$4,490	$2.58	24d	1	1.27mi
5629 Double Eagle Cir #4217 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	24d	1	1.27mi
5445 Double Eagle Cir #3011 Ave Maria, FL	2.0	2.0	1569	$2,495	$1.59	24d	1	1.27mi
5651 Double Eagle Cir #4338 Ave Maria, FL	2.0	2.0	1301	$6,295	$4.84	24d	1	1.27mi
5909 Berwick Ln Ave Maria, FL	2.0	2.0	1850	$10,995	$5.94	24d	1	1.35mi
5478 Double Eagle Cir #3521 Ave Maria, FL	2.0	2.0	1569	$4,995	$3.18	24d	1	1.36mi
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	24d	1	1.39mi
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	24d	1	1.40mi
6082 National Blvd Ave Maria, FL	2.0	2.0	1366	$4,145	$3.03	24d	2	1.42mi
5433 Double Eagle Cir #2915 Ave Maria, FL	2.0	2.0	1366	$6,295	$4.61	22d	1	1.43mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	24d	1	1.43mi
5479 Double Eagle Cir #3626 Ave Maria, FL	2.0	2.0	1154	$2,200	$1.91	14d	1	1.44mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	24d	1	1.45mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	24d	1	1.45mi

HOA detail

• Monthly dues: $474 · $5,688/yr

Listing history 21 events

1. 2026-06-21
   days on market $289,900 Active 36 DOM
2. 2026-06-18
   days on market $289,900 Active 33 DOM
3. 2026-06-17
   pricedays on market $289,900 Active 32 DOM
4. 2026-06-16
   days on market $294,900 Active 31 DOM
5. 2026-06-15
   days on market $294,900 Active 30 DOM
6. 2026-06-14
   days on market $294,900 Active 28 DOM
7. 2026-06-10
   days on market $294,900 Active 25 DOM
8. 2026-06-09
   days on market $294,900 Active 24 DOM
9. 2026-06-08
   days on market $294,900 Active 23 DOM
10. 2026-06-07
    days on market $294,900 Active 22 DOM
11. 2026-06-03
    days on market $294,900 Active 18 DOM
12. 2026-06-02
    days on market $294,900 Active 17 DOM
13. 2026-06-01
    days on market $294,900 Active 16 DOM
14. 2026-05-31
    days on market $294,900 Active 15 DOM
15. 2026-05-30
    days on market $294,900 Active 14 DOM
16. 2026-05-16
    listed $294,900 Active
17. 2025-08-02
    historical
18. 2025-04-07
    price $339,000
19. 2025-02-23
    price $349,000
20. 2025-02-02
    listed $375,000 Active
21. 2022-02-03
    price $395,365

ⓘ 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: $4,742 · $395/mo
• Projected year-2 tax: $4,742 · $395/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: $43,504
• − Mortgage interest: −$16,239
• − Property taxes: −$4,742
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,480
• − Management: −$3,480
• − HOA: −$5,688
• − Depreciation: −$8,433
• Taxable loss: −$9
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $4,247/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 home is in excellent condition with minimal repairs needed. It offers a well-maintained interior and exterior, making it a great investment for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Modernizes the space 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

Price history

-25.4% since first listed

6 events — show timeline

• 2026-05-16 Listed $294,900 NAPLESMLS
• 2025-08-02 Listing Removed — NAPLESMLS
• 2025-04-07 Price Changed $339,000 NAPLESMLS
• 2025-02-23 Price Changed $349,000 NAPLESMLS
• 2025-02-02 Listed $375,000 NAPLESMLS
• 2022-02-03 Price Changed $395,365 BEARMLS

Property tax history

+43.8%/yr

Latest (2025): $4,742 · +8.7% YoY. Source: county tax records.