5384 Brin Way · Ave Maria, FL 34142

$349,900

3 bd · 2.5 ba · 929 sqft · SingleFamily public records · 86 Days on market

Built 2016 Good condition 3,920 sqft lot 1-car garage $377/sqft · 56% above area Est $394k · 11% under $165/mo HOA · 4% of rent ↓ 5% 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 +28.9/30.0
• ARV discount +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +6.0/10.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0

Listing remarks

Welcome to Lake views, walking distance to the heart of Ave Maria to a beautifully kept home, where everyday living is elevated by comfort, abundant natural light, and serene water views in the heart of Ave Maria. This home features  3-bedroom, 2.5-bath that offers a thoughtfully designed layout that feels both open and inviting. The main living areas flow effortlessly, creating a warm space for gathering, relaxing, and making lasting family memories. Upstairs, you’ll find generously sized bedrooms filled with natural light, including a serene primary suite designed for comfort.

Key facts

• Spacious kitchen
• Private back patio
• Steps from shopping

Tags

• THOUGHTFULLY DESIGNED LAYOUT
• SPACIOUS KITCHEN
• PRIVATE BACK PATIO
• STEPS FROM SHOPPING
• STEPS FROM DINING
• STEPS FROM PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $329k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.2% in Ave Maria — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• 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); 545 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $4,656/mo this rent would consume 90% 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 $2k 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.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $328,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.50%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (median comp): $393,589
• List price: $349,900
• Delta: -11.10%
• 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
5479 Double Eagle Cir #3644	0.74mi	2/2.0 (-1)	1,120 (+21%)	0mo	$190,000	$170	33
5479 Double Eagle Cir #3634	0.74mi	2/2.0 (-1)	1,120 (+21%)	0mo	$184,000	$164	33
5859 Cassidy Ln	1.37mi	2/2.0 (-1)	1,133 (+22%)	0mo	$318,010	$281	33
5807 Double Eagle Cir #4645	0.94mi	2/2.0 (-1)	1,154 (+24%)	1mo	$250,000	$217	32
6046 National Blvd #435	1.15mi	2/2.0 (-1)	1,120 (+21%)	1mo	$175,000	$156	32
5629 Double Eagle Cir #4213	0.94mi	2/2.0 (-1)	1,154 (+24%)	1mo	$210,000	$182	32
5491 Double Eagle Cir #3735	0.75mi	2/2.0 (-1)	1,120 (+21%)	1mo	$179,000	$160	32
5491 Double Eagle Cir #3746	0.75mi	2/2.0 (-1)	1,154 (+24%)	2mo	$189,975	$165	32
5835 Double Eagle Cir #4727	1.07mi	2/2.0 (-1)	1,154 (+24%)	2mo	$234,000	$203	31
5491 Double Eagle Cir #3732	0.75mi	2/2.0 (-1)	1,154 (+24%)	2mo	$184,975	$160	31
5583 Double Eagle Cir #4141	0.92mi	2/2.0 (-1)	1,154 (+24%)	2mo	$221,000	$192	31
5629 Double Eagle Cir #4224	0.94mi	2/2.0 (-1)	1,120 (+21%)	2mo	$225,000	$201	31

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: 11.0%
• Equity multiple: 1.49×
• Total profit: $48,165
• Equity at exit: $83,652

10-year hold

• IRR: 17.1%
• Equity multiple: 2.70×
• Total profit: $166,250
• Equity at exit: $87,153

Cash invested: $97,972 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $334,990 ($296/sqft)
• Median days on market: 492 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +43.3% above 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: 545
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $4,656 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$349 /mo · $4,191/yr
• Insurance: −$146
• HOA: −$165
• Vacancy / Maint / Mgmt: −$978
• Net cashflow: $1,184

Break-even live

Break-even rent $3,158

Max offer price $349,900

Occupancy floor 70%

Sensitivity live

Price	-10% $1,382	-5% $1,283	+0% $1,184	+5% $1,085	+10% $986
Rent	-10% $816	-5% $1,000	+0% $1,184	+5% $1,368	+10% $1,552
Rate	-1.0pp $1,360	-0.5pp $1,273	base $1,184	+0.5pp $1,093	+1.0pp $1,001

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: $87,475
• Closing costs: $10,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5360 Brin Way Ave Maria, FL	4.0	2.5	1088	$2,495	$2.29	72d	1	0.04mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	72d	1	0.77mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	72d	1	0.83mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	72d	1	0.90mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	72d	1	0.90mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	72d	1	0.95mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	72d	1	0.97mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	72d	1	1.03mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	72d	1	1.04mi
5749 Double Eagle Cir #4515 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	70d	1	1.05mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	72d	2	1.11mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	63d	1	1.11mi
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	63d	3	1.13mi

Property features AI

Finance

• Other: Part of Coquina at Maple Ridge subdivision (35 units in complex)Possession at closing
• HOA & community: Mandatory HOA (Non-gated community)Quarterly HOA fee of $212Monthly master association fee of $94.55HOA covers cable, internet/WiFi, irrigation water, lawn/land maintenance, management, pest control (interior & exterior), sewer, trash removal, legal/accountingCommunity amenities include clubhouse, community pool, community spa/hot tub, exercise room, community park, community room, bike and jog pathDeveloper-managedTotal annual recurring fees: $1,988

Exterior

• Parking: Attached 1-car garageDetached 2-space carport
• Utilities: Central waterCentral sewerCable available
• Home design: Single-family residenceTwo-story designLocated in Ave Maria community
• Construction: Concrete block constructionStucco exterior finishTile roofBuilt in 2016Single hung windows
• Exterior features: PatioLake view / waterfront on a lakeRear exposure faces south

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator/Freezer
• Bedrooms: 3 bedrooms
• Flooring: LaminateTile
• Bathrooms: 2 full bathrooms1 half bathroomMaster bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heatingCentral electric cooling
• Interior features: Built-in cabinetsSmoke detectorsOpen porch/lanaiSee remarks for additional interior details
• Laundry & utility: WasherDryerAuto garage door opener

HOA detail $165/mo · $1,980/yr

• Likely covers: water

Listing history 50 events

1. 2026-08-08
   days on market $349,900 Active 86 DOM
2. 2026-08-07
   days on market $349,900 Active 85 DOM
3. 2026-08-06
   days on market $349,900 Active 84 DOM
4. 2026-08-05
   days on market $349,900 Active 83 DOM
5. 2026-08-04
   days on market $349,900 Active 82 DOM
6. 2026-08-03
   days on market $349,900 Active 81 DOM
7. 2026-07-31
   days on market $349,900 Active 78 DOM
8. 2026-07-30
   days on market $349,900 Active 77 DOM
9. 2026-07-29
   days on market $349,900 Active 76 DOM
10. 2026-07-27
    days on market $349,900 Active 74 DOM
11. 2026-07-25
    days on market $349,900 Active 72 DOM
12. 2026-07-24
    days on market $349,900 Active 71 DOM
13. 2026-07-23
    days on market $349,900 Active 70 DOM
14. 2026-07-22
    days on market $349,900 Active 69 DOM
15. 2026-07-22
    days on market $349,900 Active 68 DOM
16. 2026-07-18
    days on market $349,900 Active 65 DOM
17. 2026-07-16
    days on market $349,900 Active 63 DOM
18. 2026-07-16
    days on market $349,900 Active 62 DOM
19. 2026-07-14
    days on market $349,900 Active 61 DOM
20. 2026-07-14
    days on market $349,900 Active 60 DOM
21. 2026-07-12
    days on market $349,900 Active 59 DOM
22. 2026-07-11
    days on market $349,900 Active 58 DOM
23. 2026-07-10
    days on market $349,900 Active 57 DOM
24. 2026-07-09
    days on market $349,900 Active 56 DOM
25. 2026-07-08
    days on market $349,900 Active 55 DOM
26. 2026-07-07
    days on market $349,900 Active 54 DOM
27. 2026-07-06
    days on market $349,900 Active 53 DOM
28. 2026-07-05
    days on market $349,900 Active 52 DOM
29. 2026-07-04
    days on market $349,900 Active 51 DOM
30. 2026-07-03
    days on market $349,900 Active 50 DOM
31. 2026-07-02
    days on market $349,900 Active 49 DOM
32. 2026-07-01
    days on market $349,900 Active 48 DOM
33. 2026-06-30
    days on market $349,900 Active 47 DOM
34. 2026-06-29
    days on market $349,900 Active 46 DOM
35. 2026-06-28
    days on market $349,900 Active 45 DOM
36. 2026-06-28
    days on market $349,900 Active 44 DOM
37. 2026-06-27
    days on market $349,900 Active 43 DOM
38. 2026-06-25
    days on market $349,900 Active 41 DOM
39. 2026-06-23
    days on market $349,900 Active 39 DOM
40. 2026-06-21
    days on market $349,900 Active 38 DOM
41. 2026-06-18
    days on market $349,900 Active 35 DOM
42. 2026-06-17
    days on market $349,900 Active 34 DOM
43. 2026-06-16
    days on market $349,900 Active 33 DOM
44. 2026-06-15
    days on market $349,900 Active 32 DOM
45. 2026-06-14
    days on market $349,900 Active 30 DOM
46. 2026-06-10
    days on market $349,900 Active 27 DOM
47. 2026-06-09
    days on market $349,900 Active 26 DOM
48. 2026-06-08
    days on market $349,900 Active 25 DOM
49. 2026-06-07
    pricedays on market $349,900 Active 24 DOM
50. 2026-06-03
    days on market $369,900 Active 20 DOM

ⓘ 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: $4,191 · $349/mo
• Projected year-2 tax: $4,191 · $349/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥111°F today · 29 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: $55,878
• − Mortgage interest: −$19,600
• − Property taxes: −$4,191
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,470
• − Management: −$4,470
• − HOA: −$1,980
• − Depreciation: −$10,179
• Taxable income: $9,238
• Est. tax owed @ 24.0%: −$2,217
• After-tax cash flow: $11,987/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $4,645–$13,935 screening

This single-family home in Ave Maria is in good condition with a good condition score of 80. It has a well-maintained exterior and interior, and is located in a desirable area with lake views. The home is move-in ready and would benefit from a fresh coat of paint on the exterior trim and trimming the hedges and bushes to maintain its value and attract tenants.

Components & finishes AI

Roof tile · good Flooring tile Counters granite Appliances stainless steel HVAC central · new lt5

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Trim hedges and bushes — Maintains property value and attracts tenants ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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%
• 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%

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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

• Other: Part of Coquina at Maple Ridge subdivision (35 units in complex)Possession at closing
• HOA & community: Mandatory HOA (Non-gated community)Quarterly HOA fee of $212Monthly master association fee of $94.55HOA covers cable, internet/WiFi, irrigation water, lawn/land maintenance, management, pest control (interior & exterior), sewer, trash removal, legal/accountingCommunity amenities include clubhouse, community pool, community spa/hot tub, exercise room, community park, community room, bike and jog pathDeveloper-managedTotal annual recurring fees: $1,988

Exterior

• Parking: Attached 1-car garageDetached 2-space carport
• Utilities: Central waterCentral sewerCable available
• Home design: Single-family residenceTwo-story designLocated in Ave Maria community
• Construction: Concrete block constructionStucco exterior finishTile roofBuilt in 2016Single hung windows
• Exterior features: PatioLake view / waterfront on a lakeRear exposure faces south

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator/Freezer
• Bedrooms: 3 bedrooms
• Flooring: LaminateTile
• Bathrooms: 2 full bathrooms1 half bathroomMaster bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heatingCentral electric cooling
• Interior features: Built-in cabinetsSmoke detectorsOpen porch/lanaiSee remarks for additional interior details
• Laundry & utility: WasherDryerAuto garage door opener

Price history

-5.4% since first listed

2 events — show timeline

• 2026-06-05 Price Changed $349,900 NAPLESMLS
• 2026-05-14 Listed $369,900 NAPLESMLS

Property tax history

+8.4%/yr

Latest (2025): $4,191 · +8.7% YoY. Source: county tax records.