5901 Mayflower Way · Ave Maria, FL 34142

$279,000

2 bd · 2.0 ba · 1,460 sqft · SingleFamily public records · 54 Days on market

Built 2022 Good condition 4,356 sqft lot Est $402k · 31% under $474/mo HOA · 13% of rent ↓ 8% 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 +21.1/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +6.7/10.0
• 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

UNMATCHED SUNSET PRESERVE LOT • EXTENDED LANAI • IMPACT GLASS • TILE THROUGHOUT Stop looking—this is one of the best values on a private preserve lot in Del Webb Naples. 2BR + den / 2BA / 2-car garage with western rear exposure delivering unobstructed sunset views every night. This home hits where it matters: tile floors throughout (no carpet), impact glass, and a seamless open layout that lives bigger than expected. The space flows straight out to a screened lanai PLUS extended screened in paver patio—giving you true indoor-outdoor living with privacy you won’t find on other lots. The kitchen is open with 42" white cabinets and pull out shelves in b

Key facts

• Tile throughout
• Screened lanai
• Sunset preserve lot

Tags

• SUNSET PRESERVE LOT
• EXTENDED LANAI
• IMPACT GLASS
• TILE THROUGHOUT
• SCREENED LANAI
• EXTENDED PAVER PATIO

Property features AI

Finance

• Financial info: Total annual recurring fees $5,684; Total one-time fees $1,825; One-time special assessment fee $1,375; One-time other fee $250
• HOA & community: Mandatory HOA; HOA fee $1,218.15 quarterly; Master HOA fee $203 quarterly; Professional management; HOA maintenance covers cable, internet/WiFi access, irrigation water, lawn/land maintenance, recreation facilities, reserves, street lights and street maintenance; Community type: gated, golf course, tennis; Community amenities include: community pool and spa/hot tub, exercise room, golf course (non-equity), tennis courts, pickleball, basketball, putting green, playground/play area, dog park, bike and jog path, community park, BBQ/picnic areas, community room, library, restaurant, beauty salon, billiards, hobby room, shopping, sidewalks, underground utilities

Exterior

• Parking: Attached 2-car garage; Paved driveway; Auto garage door
• Security: Gated community; Entry card; Entry keypad; Impact resistant doors and windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential attached villa; 1-story / ranch; Rear exposure faces west; Built in 2022; Stucco exterior; Tile roof
• Construction: Concrete block construction; Impact resistant single-hung windows
• Exterior features: Private road; Cul-de-sac; Automatic sprinkler system (reclaimed irrigation); Preserve view; Zero lot line; Restrictions: architectural review, no commercial, no RV

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/freezer; Refrigerator/ice maker
• Bedrooms: 2 bedrooms plus a den; Split bedroom floor plan
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Ridge vent
• Interior features: Cable prewire; Foyer; French doors; High-speed internet available; Laundry tub; Pantry; Smoke detectors; Walk-in closet; Window coverings; Screened lanai/porch; Den (study); Great room; Guest bath; Guest room; Laundry in residence; Breakfast bar; Dining (family); 6 total rooms; 4 ceiling fans; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $279k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $279k).
• Recommended offer: $271k (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); 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 $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.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

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 $270,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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: 1.30% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 6.4

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	0.57mi	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: 1.1%
• Equity multiple: 1.05×
• Total profit: $3,870
• Equity at exit: $66,702

10-year hold

• IRR: 7.8%
• Equity multiple: 1.75×
• Total profit: $58,844
• Equity at exit: $69,494

Cash invested: $78,120 (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: $3,625 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$414 /mo · $4,965/yr
• Insurance: −$116
• HOA: −$474
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $397

Break-even live

Break-even rent $3,123

Max offer price $279,000

Occupancy floor 84%

Sensitivity live

Price	-10% $555	-5% $476	+0% $397	+5% $318	+10% $239
Rent	-10% $111	-5% $254	+0% $397	+5% $540	+10% $683
Rate	-1.0pp $537	-0.5pp $468	base $397	+0.5pp $325	+1.0pp $251

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: $69,750
• Closing costs: $8,370
• 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	14d	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	21d	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	21d	1	1.16mi
5435 Pikewood Ct Ave Maria, FL	2.0	2.5	1850	$3,695	$2.00	21d	1	1.16mi
5688 Cassidy Ln Ave Maria, FL	2.0	2.0	1366	$2,500	$1.83	14d	1	1.18mi
5835 Double Eagle Cir #4726 Ave Maria, FL	2.0	2.0	1154	$2,095	$1.82	14d	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	21d	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 12 events

1. 2026-06-09
   status $279,000 Pending 54 DOM
2. 2026-06-08
   days on market $279,000 Active 54 DOM
3. 2026-06-07
   days on market $279,000 Active 53 DOM
4. 2026-06-03
   days on market $279,000 Active 49 DOM
5. 2026-06-02
   days on market $279,000 Active 48 DOM
6. 2026-06-01
   days on market $279,000 Active 47 DOM
7. 2026-06-01
   price $279,000 Active 46 DOM
8. 2026-05-31
   days on market $300,000 Active 46 DOM
9. 2026-05-30
   days on market $300,000 Active 45 DOM
10. 2026-04-29
    price $300,000
11. 2026-04-26
    price $310,000
12. 2026-04-15
    listed $324,995 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: $4,965 · $414/mo
• Projected year-2 tax: $4,965 · $414/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: −$15,628
• − Property taxes: −$4,965
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,480
• − Management: −$3,480
• − HOA: −$5,688
• − Depreciation: −$8,116
• Taxable income: $751
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $4,583/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 good condition with a well-maintained exterior and interior. It offers a seamless open layout and a private preserve lot with unobstructed sunset views. The property is ready for a new owner to move in and enjoy the serene surroundings.

Value-add opportunities

• Both Paint the exterior walls — Enhances curb appeal and can increase both resale and rental value
• Both Replace the ceiling fans with energy-efficient models — Improves energy efficiency and adds a modern touch
• Both Install smart home devices for energy management and security — Enhances convenience and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace the ceiling fans with energy-efficient models — Improves energy efficiency and adds a modern touch ↑
• Both Install smart home devices for energy management and security — Enhances convenience and can increase both resale and rental 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

-7.7% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $300,000 NAPLESMLS
• 2026-04-26 Price Changed $310,000 NAPLESMLS
• 2026-04-15 Listed $324,995 NAPLESMLS

Property tax history

+45.4%/yr

Latest (2025): $4,965 · +6.1% YoY. Source: county tax records.