Hallmark Plan · Ave Maria, FL 34142

$359,990

2 bd · 2.0 ba · 1,655 sqft · SingleFamily · 161 Days on market

Good condition 2-car garage

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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).

• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Cash flow +4.5/30.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks

Hallmark offers an efficient single-story layout with great flow from room to room. The centrally located kitchen lets you enjoy casual breakfasts in the café or sunlit-covered lanai. And flex space can serve as a den or home office. The unique layout provides for comfortable everyday living.

Key facts

• Single-story layout
• Flex space
• Unique layout

Tags

• SINGLE-STORY LAYOUT
• CENTRALLY LOCATED KITCHEN
• SUNLIT-COVERED LANAI
• FLEX SPACE
• UNIQUE LAYOUT

🏗️ New construction. The $359,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $443,385.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (32.5% below list).
• Recommended offer: $243k (32.5% 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); Corkscrew Middle School (math 68% / reading 59%, grade B+, #109 of 571 statewide, top 19%, 958 students, 43% 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); 695 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $2,430/mo this rent would consume 47% of the median local household income ($62k/yr) — 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 161 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,996 (32.5% 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 161 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 0.55% ✗
• Cap rate: 3.20%
• Cash-on-cash: -11.06%
• DSCR: 0.51
• GRM: 15.2

CMA / ARV

• ARV (median comp): $443,385
• List price: $359,990
• Delta: -18.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6291 Van Buren Ct	0.17mi	2/2.0	1,670 (+1%)	1mo	$425,000	$254	90
6380 Honor Way	0.22mi	2/2.0	1,655 (0%)	0mo	$364,360	$220	89
6327 Van Buren Ct	0.25mi	2/2.0	1,670 (+1%)	0mo	$454,990	$272	87
6341 Liberty St	0.39mi	2/2.0	1,674 (+1%)	3mo	$419,000	$250	77
6101 Victory Dr	0.37mi	2/2.0	1,721 (+4%)	2mo	$414,000	$241	74
6125 Triumph Ln	0.29mi	2/2.0	1,554 (-6%)	5mo	$399,000	$257	72
6295 Van Buren Ct	0.17mi	2/2.0	1,889 (+14%)	1mo	$475,000	$251	68
5868 Constitution St	0.73mi	2/2.0	1,634 (-1%)	3mo	$377,000	$231	62
5641 Celebration Dr	0.74mi	2/2.0	1,687 (+2%)	3mo	$446,000	$264	60
6423 Memorial Ln	0.37mi	2/2.0	1,448 (-12%)	2mo	$338,000	$233	60
6407 Memorial Ln	0.66mi	2/2.0	1,448 (-12%)	3mo	$320,000	$221	46
7933 Guadiana Way	0.70mi	3/2.0 (+1)	1,437 (-13%)	3mo	$315,000	$219	38

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: -22.6%
• Equity multiple: 0.06×
• Total profit: $-116,915
• Equity at exit: $106,002

10-year hold

• IRR: -16.3%
• Equity multiple: -0.39×
• Total profit: $-172,985
• Equity at exit: $110,439

Cash invested: $124,148 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 52 active · 31 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $434,995 ($249/sqft)
• Median days on market: 147 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +7.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34142

• Home prices YoY: -0.5%
• Rents YoY: 3.0%
• Active inventory: 695
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,430 medium
• Mortgage (P&I): −$2,325
• Tax est. 1.5%: −$554 /mo · $6,651/yr
• Insurance: −$185
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-1,296

Break-even live

Break-even rent $4,071

Max offer price $255,779

Occupancy floor —

Sensitivity live

Price	-10% $-990	-5% $-1,143	+0% $-1,296	+5% $-1,450	+10% $-1,603
Rent	-10% $-1,488	-5% $-1,392	+0% $-1,296	+5% $-1,201	+10% $-1,105
Rate	-1.0pp $-1,073	-0.5pp $-1,184	base $-1,296	+0.5pp $-1,411	+1.0pp $-1,528

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: $110,846
• Closing costs: $13,302
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6168 Harmony Dr Ave Maria, FL	3.0	2.0	1570	$5,495	$3.50	21d	1	0.34mi
6168 Harmony Dr Ave Maria, FL	3.0	2.0	1570	$5,495	$3.50	10d	1	0.34mi
6160 Harmony Dr Ave Maria, FL	3.0	2.0	1558	$6,295	$4.04	10d	1	0.34mi
6160 Harmony Dr Ave Maria, FL	3.0	2.0	1558	$6,295	$4.04	51d	1	0.34mi
6189 Harmony Dr Ave Maria, FL	3.0	2.0	1558	$6,295	$4.04	21d	1	0.37mi
6189 Harmony Dr Ave Maria, FL	3.0	2.0	1558	$6,295	$4.04	6d	1	0.37mi
6205 Harmony Dr Ave Maria, FL	3.0	2.0	1558	$5,000	$3.21	10d	1	0.39mi
6421 Liberty St Ave Maria, FL	3.0	2.0	1922	$5,800	$3.02	10d	1	0.59mi
6421 Liberty St Ave Maria, FL	3.0	2.0	1922	$5,800	$3.02	41d	1	0.59mi
6421 Liberty St Ave Maria, FL	3.0	2.0	1922	$5,800	$3.02	164d	1	0.59mi
6437 Liberty St Ave Maria, FL	3.0	2.0	1901	$4,200	$2.21	10d	1	0.63mi
6441 Liberty St Ave Maria, FL	2.0	2.0	1685	$2,995	$1.78	10d	1	0.64mi
6441 Liberty St Ave Maria, FL	3.0	2.0	1685	$5,795	$3.44	164d	1	0.64mi
5988 Mayflower Way Ave Maria, FL	2.0	2.0	1602	$5,200	$3.25	10d	1	0.73mi
5988 Mayflower Way Ave Maria, FL	2.0	2.0	1602	$5,200	$3.25	164d	1	0.73mi
5709 Constitution St Ave Maria, FL	2.0	2.0	1900	$2,400	$1.26	164d	1	0.81mi
5935 Mayflower Way Ave Maria, FL	2.0	2.0	1460	$2,550	$1.75	51d	1	0.83mi
5935 Mayflower Way Ave Maria, FL	2.0	2.0	1460	$2,550	$1.75	164d	1	0.83mi
8010 Helena Ct Ave Maria, FL	2.0	2.0	1554	$4,000	$2.57	51d	1	0.83mi
8010 Helena Ct Ave Maria, FL	2.0	2.0	1554	$2,500	$1.61	6d	1	0.83mi
5784 Declaration Ct Ave Maria, FL	3.0	2.0	1416	$2,295	$1.62	37d	1	0.88mi
5445 Double Eagle Cir #3011 Ave Maria, FL	2.0	2.0	1569	$2,495	$1.59	164d	1	0.89mi
5629 Double Eagle Cir #4223 Ave Maria, FL	2.0	2.0	1154	$2,395	$2.08	164d	1	0.89mi
5807 Double Eagle Cir #4627 Ave Maria, FL	2.0	2.0	1154	$7,000	$6.07	51d	1	0.89mi
5629 Double Eagle Cir #4218 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	164d	1	0.89mi
5835 Double Eagle Cir #4726 Ave Maria, FL	2.0	2.0	1154	$2,095	$1.82	154d	1	0.89mi
5651 Double Eagle Cir #4338 Ave Maria, FL	2.0	2.0	1301	$6,295	$4.84	164d	1	0.89mi
5651 Double Eagle Cir #4316 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	164d	1	0.89mi
6012 Ellerston WAY #1121 Ave Maria, FL	3.0	2.0	2110	$3,195	$1.51	51d	1	0.89mi
5728 Mayflower Way Ave Maria, FL	3.0	3.0	2087	$2,650	$1.27	164d	1	0.91mi
5769 Mayflower Way Ave Maria, FL	2.0	2.0	1554	$4,000	$2.57	10d	1	0.96mi
5769 Mayflower Way Ave Maria, FL	2.0	2.0	1554	$4,000	$2.57	164d	1	0.96mi
5705 Mayflower Way #1407 Ave Maria, FL	2.0	2.0	1536	$2,250	$1.46	164d	1	0.96mi
5257 Juliet Ct Ave Maria, FL	2.0	2.0	1894	$2,495	$1.32	10d	1	0.97mi
5698 Mayflower Way #405 Ave Maria, FL	2.0	2.0	1868	$5,495	$2.94	51d	1	1.00mi
5698 Mayflower Way #405 Ave Maria, FL	2.0	2.0	1868	$5,495	$2.94	10d	1	1.00mi
6082 National Blvd Ave Maria, FL	2.0	2.0	1366	$2,148	$1.57	1d	2	1.01mi
6082 National Blvd Ave Maria, FL	2.0	2.0	1366	$4,145	$3.03	51d	3	1.01mi
6082 National Blvd Ave Maria, FL	2.0	2.0	1366	$4,145	$3.03	164d	2	1.01mi
5697 Mayflower Way Ave Maria, FL	2.0	2.0	1538	$2,495	$1.62	10d	1	1.02mi

Property features AI

Finance

• Financial info: List price $359,990

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: New construction plan named HallmarkAddress: Ave Maria, FL 34142
• Exterior features: Living area approximately 1,655 (plan)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Open living area (plan: Hallmark)

Listing history 50 events

1. 2026-11-08
   days on market $359,990 Active 161 DOM
2. 2026-11-07
   days on market $359,990 Active 160 DOM
3. 2026-11-07
   days on market $359,990 Active 159 DOM
4. 2026-11-05
   days on market $359,990 Active 158 DOM
5. 2026-11-04
   days on market $359,990 Active 157 DOM
6. 2026-11-02
   days on market $359,990 Active 155 DOM
7. 2026-11-01
   days on market $359,990 Active 154 DOM
8. 2026-10-31
   days on market $359,990 Active 153 DOM
9. 2026-10-30
   days on market $359,990 Active 152 DOM
10. 2026-10-29
    days on market $359,990 Active 151 DOM
11. 2026-10-28
    days on market $359,990 Active 150 DOM
12. 2026-10-27
    days on market $359,990 Active 149 DOM
13. 2026-10-26
    days on market $359,990 Active 148 DOM
14. 2026-10-25
    days on market $359,990 Active 147 DOM
15. 2026-10-24
    days on market $359,990 Active 146 DOM
16. 2026-10-23
    days on market $359,990 Active 145 DOM
17. 2026-10-22
    days on market $359,990 Active 144 DOM
18. 2026-10-21
    days on market $359,990 Active 143 DOM
19. 2026-10-20
    days on market $359,990 Active 142 DOM
20. 2026-10-19
    days on market $359,990 Active 141 DOM
21. 2026-10-18
    days on market $359,990 Active 140 DOM
22. 2026-10-17
    days on market $359,990 Active 139 DOM
23. 2026-10-16
    days on market $359,990 Active 138 DOM
24. 2026-10-15
    days on market $359,990 Active 137 DOM
25. 2026-10-14
    days on market $359,990 Active 136 DOM
26. 2026-10-13
    days on market $359,990 Active 135 DOM
27. 2026-10-12
    days on market $359,990 Active 134 DOM
28. 2026-10-11
    days on market $359,990 Active 133 DOM
29. 2026-10-10
    days on market $359,990 Active 132 DOM
30. 2026-10-09
    days on market $359,990 Active 131 DOM
31. 2026-10-08
    days on market $359,990 Active 130 DOM
32. 2026-10-07
    days on market $359,990 Active 129 DOM
33. 2026-10-07
    days on market $359,990 Active 128 DOM
34. 2026-10-05
    days on market $359,990 Active 127 DOM
35. 2026-10-04
    days on market $359,990 Active 126 DOM
36. 2026-10-04
    days on market $359,990 Active 125 DOM
37. 2026-10-02
    days on market $359,990 Active 124 DOM
38. 2026-10-01
    days on market $359,990 Active 123 DOM
39. 2026-09-29
    days on market $359,990 Active 121 DOM
40. 2026-09-28
    days on market $359,990 Active 120 DOM
41. 2026-09-26
    days on market $359,990 Active 118 DOM
42. 2026-09-25
    days on market $359,990 Active 117 DOM
43. 2026-09-24
    days on market $359,990 Active 116 DOM
44. 2026-09-23
    days on market $359,990 Active 115 DOM
45. 2026-09-22
    days on market $359,990 Active 114 DOM
46. 2026-09-20
    days on market $359,990 Active 112 DOM
47. 2026-09-18
    days on market $359,990 Active 110 DOM
48. 2026-09-17
    days on market $359,990 Active 109 DOM
49. 2026-09-16
    days on market $359,990 Active 108 DOM
50. 2026-09-15
    days on market $359,990 Active 107 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AH · 12% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $29,160
• − Mortgage interest: −$24,836
• − Property taxes: −$6,651
• − Insurance: −$4,041
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$12,898
• Taxable loss: −$23,933
• Est. tax savings @ 24.0%: +$5,744
• After-tax cash flow: $-9,814/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 None rehab

This single-story home is in excellent condition with a good layout and curb appeal. It is move-in ready and would benefit from some exterior and interior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both HVAC maintenance — Regular maintenance ensures the system runs efficiently and can prevent costly repairs. ↑

D Composite school gradezoned avg 60/100

Zoned Schools

Elementary Estates Elementary School B+ FL #409/2,144 Nat'l #4,125/41,679 Middle Corkscrew Middle School B+ FL #109/571 Nat'l #1,406/14,009 High Palmetto Ridge High School D- FL #207/667 Nat'l #6,330/17,239

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 · 420,858 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: 12% of renters

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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%

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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%
• Languages at home: 34% English-only · Spanish 53% French/Haitian/Cajun 12%

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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

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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

Property features AI

Finance

• Financial info: List price $359,990

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: New construction plan named HallmarkAddress: Ave Maria, FL 34142
• Exterior features: Living area approximately 1,655 (plan)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Open living area (plan: Hallmark)