5293 Beckton Rd · Ave Maria, FL 34142

$335,000

3 bd · 2.5 ba · 929 sqft · SingleFamily public records · 186 Days on market

Built 2015 Good condition 3,920 sqft lot 1-car garage $361/sqft · waterfront premium Est $428k · 22% under · waterfront $175/mo HOA · 5% of rent

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Why this score? — see what drove the C+ 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 +16.1/30.0
• ARV discount +15.0/15.0
• Schools +6.0/10.0
• DSCR +5.0/10.0
• 1% rule +4.8/10.0
• 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. Serene Lakeside Living in Maple Ridge. Experience the perfect blend of comfort and tranquility in this, 3-bedroom, 2-bathroom home. Situated on a peaceful lakefront lot, this residence offers stunning water views and a thoughtfully designed layout perfect for both relaxation and entertaining. The main level boasts a spacious, chef-friendly kitchen complete with a large pantry, flowing seamlessly into a dining/family room where you can enjoy the calming sights of the lake. Upstairs, the Master Suite features two generous walk-in closets.

Key facts

• Water views
• Lakeside living
• Separate living area

Tags

• LAKESIDE LIVING
• WATER VIEWS
• CHEF FRIENDLY KITCHEN
• LARGE PANTRY
• SEPARATE DINING AREA
• SEPARATE LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (1.7% below list).
• Recommended offer: $295k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.9% 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 C — 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $3,292/mo this rent would consume 63% 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.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $294,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 8.5

CMA / ARV

• ARV (median comp): $428,250
• List price: $335,000
• Delta: -21.77%
• Verdict: UNDERPRICED
• Comps: 10 within 3.0 mi

Projected returns pro-forma

-1.05% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.84×
• Total profit: $-14,888
• Equity at exit: $80,090

10-year hold

• IRR: 3.1%
• Equity multiple: 1.30×
• Total profit: $27,683
• Equity at exit: $83,442

Cash invested: $93,800 (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: 584 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +55.9% 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: 695
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,292 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$355 /mo · $4,254/yr
• Insurance: −$140
• HOA: −$175
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $174

Break-even live

Break-even rent $3,071

Max offer price $335,000

Occupancy floor 90%

Sensitivity live

Price	-10% $364	-5% $269	+0% $174	+5% $80	+10% $-15
Rent	-10% $-86	-5% $44	+0% $174	+5% $304	+10% $435
Rate	-1.0pp $343	-0.5pp $260	base $174	+0.5pp $88	+1.0pp $-1

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: $83,750
• Closing costs: $10,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5360 Brin Way Ave Maria, FL	4.0	3.0	1088	$2,495	$2.29	10d	1	0.06mi
5360 Brin Way Ave Maria, FL	4.0	2.5	1088	$2,495	$2.29	164d	1	0.06mi
5527 Double Eagle Cir #3815 Ave Maria, FL	2.0	2.0	1120	$2,495	$2.23	6d	1	0.83mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	164d	1	0.83mi
5555 Double Eagle Cir #3944 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	6d	1	0.89mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	164d	1	0.89mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$2,495	$2.23	10d	1	0.89mi
5555 Double Eagle Cir Ave Maria, FL	2.0	2.0	850	$2,750	$3.24	10d	1	0.89mi
5583 Double Eagle Cir #4115 Ave Maria, FL	2.0	2.0	1120	$2,100	$1.88	6d	1	0.94mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	164d	1	0.96mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	164d	1	0.96mi
5583 Double Eagle Cir #4125 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	51d	1	0.96mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	164d	1	1.01mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	10d	1	1.09mi
5835 Double Eagle Cir #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	21d	1	1.10mi
5835 Double Eagle Cir #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	10d	1	1.10mi
5835 Double Eagle Cir #4744 Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	51d	1	1.10mi
5835 Double Eagle Cir #4744 Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	10d	1	1.10mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$2,095	$1.87	6d	1	1.10mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	14d	1	1.10mi
5749 Double Eagle Cir #4515 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	162d	1	1.11mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	164d	2	1.15mi
6058 National Blvd Ave Maria, FL	2.0	2.0	1157	$3,248	$2.81	8d	3	1.15mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	154d	1	1.15mi
6034 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	0d	4	1.17mi
6034 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	22d	3	1.17mi
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,395	$3.87	26d	2	1.17mi

Property features AI

Finance

• Other: Multi-unit building: 2 units per building, 2 floors, 20 units in complexLot restrictions: No RVIrrigation: Central
• HOA & community: Mandatory HOA with professional managementHOA fee $117 monthlyMandatory club fee $174 (quarterly)Community amenities include clubhouse, community pool, play area, shoppingNon-gated communityTotal annual recurring fees $2,100Total one-time fees $150

Exterior

• Parking: 1 assigned parking spaceAttached 1-car garage
• Utilities: Central waterCentral sewerCable available
• Home design: Residential townhouse2-storyRear exposure faces westBuilt in 2015Located in Ave Maria development
• Construction: Stucco constructionShingle roofBuilt in 2015
• Exterior features: Stucco exteriorShingle roofLake viewLake waterfrontStorm protection: see remarksWindows: see remarksDead-end road

Interior

• Kitchen: Electric cooktopDishwasherGarbage disposalMicrowaveRefrigerator/Freezer
• Bedrooms: 3 bedroomsMaster bedroom upstairsSplit bedroom floor plan
• Flooring: CarpetTile
• Bathrooms: 2 full bathroomsMaster bath with shower only
• Heating & cooling: Central electric heatCentral electric air conditioningCeiling fans
• Interior features: PantrySmoke detectorsIsland kitchenDining area open to livingEat-in kitchenLaundry in residenceFurnished
• Laundry & utility: Laundry inside the residence

HOA detail $175/mo · $2,100/yr

• Likely covers: water

Listing history 50 events

1. 2026-11-08
   days on market $335,000 Active 186 DOM
2. 2026-11-07
   days on market $335,000 Active 185 DOM
3. 2026-11-06
   days on market $335,000 Active 184 DOM
4. 2026-11-05
   days on market $335,000 Active 183 DOM
5. 2026-11-04
   days on market $335,000 Active 182 DOM
6. 2026-11-02
   days on market $335,000 Active 180 DOM
7. 2026-11-01
   days on market $335,000 Active 179 DOM
8. 2026-10-31
   days on market $335,000 Active 178 DOM
9. 2026-10-30
   days on market $335,000 Active 177 DOM
10. 2026-10-29
    days on market $335,000 Active 176 DOM
11. 2026-10-28
    days on market $335,000 Active 175 DOM
12. 2026-10-27
    days on market $335,000 Active 174 DOM
13. 2026-10-26
    days on market $335,000 Active 173 DOM
14. 2026-10-25
    days on market $335,000 Active 172 DOM
15. 2026-10-24
    days on market $335,000 Active 171 DOM
16. 2026-10-23
    days on market $335,000 Active 170 DOM
17. 2026-10-22
    days on market $335,000 Active 169 DOM
18. 2026-10-21
    days on market $335,000 Active 168 DOM
19. 2026-10-20
    days on market $335,000 Active 167 DOM
20. 2026-10-19
    days on market $335,000 Active 166 DOM
21. 2026-10-18
    days on market $335,000 Active 165 DOM
22. 2026-10-17
    days on market $335,000 Active 164 DOM
23. 2026-10-16
    days on market $335,000 Active 163 DOM
24. 2026-10-15
    days on market $335,000 Active 162 DOM
25. 2026-10-14
    days on market $335,000 Active 161 DOM
26. 2026-10-13
    days on market $335,000 Active 160 DOM
27. 2026-10-12
    days on market $335,000 Active 159 DOM
28. 2026-10-11
    days on market $335,000 Active 158 DOM
29. 2026-10-10
    days on market $335,000 Active 157 DOM
30. 2026-10-09
    days on market $335,000 Active 156 DOM
31. 2026-10-08
    days on market $335,000 Active 155 DOM
32. 2026-10-07
    days on market $335,000 Active 154 DOM
33. 2026-10-07
    days on market $335,000 Active 153 DOM
34. 2026-10-05
    days on market $335,000 Active 152 DOM
35. 2026-10-04
    days on market $335,000 Active 151 DOM
36. 2026-10-04
    days on market $335,000 Active 150 DOM
37. 2026-10-02
    days on market $335,000 Active 149 DOM
38. 2026-10-01
    days on market $335,000 Active 148 DOM
39. 2026-09-30
    days on market $335,000 Active 147 DOM
40. 2026-09-29
    days on market $335,000 Active 146 DOM
41. 2026-09-28
    days on market $335,000 Active 145 DOM
42. 2026-09-27
    days on market $335,000 Active 144 DOM
43. 2026-09-26
    days on market $335,000 Active 143 DOM
44. 2026-09-25
    days on market $335,000 Active 142 DOM
45. 2026-09-24
    days on market $335,000 Active 141 DOM
46. 2026-09-23
    days on market $335,000 Active 140 DOM
47. 2026-09-22
    days on market $335,000 Active 139 DOM
48. 2026-09-21
    days on market $335,000 Active 138 DOM
49. 2026-09-20
    days on market $335,000 Active 137 DOM
50. 2026-09-18
    days on market $335,000 Active 135 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: $4,254 · $355/mo
• Projected year-2 tax: $4,254 · $355/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 6/10 Major
• 🌡 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: $39,499
• − Mortgage interest: −$18,765
• − Property taxes: −$4,254
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,160
• − Management: −$3,160
• − HOA: −$2,100
• − Depreciation: −$9,745
• Taxable loss: −$3,361
• Est. tax savings @ 24.0%: +$807
• After-tax cash flow: $2,900/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 well-maintained townhouse offers a serene lakeside living experience with good condition and minimal repairs needed.

Components & finishes AI

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

Value-add opportunities

• Resale Paint exterior fence — Enhances curb appeal ↑
• Rental Replace patio furniture — Improves comfort and functionality ↑

ⓘ 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%
• 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: Multi-unit building: 2 units per building, 2 floors, 20 units in complexLot restrictions: No RVIrrigation: Central
• HOA & community: Mandatory HOA with professional managementHOA fee $117 monthlyMandatory club fee $174 (quarterly)Community amenities include clubhouse, community pool, play area, shoppingNon-gated communityTotal annual recurring fees $2,100Total one-time fees $150

Exterior

• Parking: 1 assigned parking spaceAttached 1-car garage
• Utilities: Central waterCentral sewerCable available
• Home design: Residential townhouse2-storyRear exposure faces westBuilt in 2015Located in Ave Maria development
• Construction: Stucco constructionShingle roofBuilt in 2015
• Exterior features: Stucco exteriorShingle roofLake viewLake waterfrontStorm protection: see remarksWindows: see remarksDead-end road

Interior

• Kitchen: Electric cooktopDishwasherGarbage disposalMicrowaveRefrigerator/Freezer
• Bedrooms: 3 bedroomsMaster bedroom upstairsSplit bedroom floor plan
• Flooring: CarpetTile
• Bathrooms: 2 full bathroomsMaster bath with shower only
• Heating & cooling: Central electric heatCentral electric air conditioningCeiling fans
• Interior features: PantrySmoke detectorsIsland kitchenDining area open to livingEat-in kitchenLaundry in residenceFurnished
• Laundry & utility: Laundry inside the residence

Price history

+11900.0% since first listed

6 events — show timeline

• 2026-05-06 Listed $360,000 NAPLESMLS
• 2025-04-21 Rental Removed $2,100 NAPLESMLS
• 2025-02-04 Price Changed $2,100 NAPLESMLS
• 2024-10-24 Listed for Rent $2,300 NAPLESMLS
• 2023-10-26 Rental Removed $3,000 LISTANZA
• 2023-10-22 Listed for Rent $3,000 LISTANZA

Property tax history

+8.6%/yr

Latest (2025): $4,254 · +8.6% YoY. Source: county tax records.