5293 Beckton Rd · Ave Maria, FL 34142

$360,000

3 bd · 2.0 ba · 929 sqft · SingleFamily public records · 43 Days on market

Built 2015 3,920 sqft lot $175/mo HOA · 4% of rent

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +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. Two Additional Spacious Bedrooms are bright and airy, perfect for family or guests

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

Property features AI

Finance

• Other: Multi-unit building: 2 units per building, 2 floors, 20 units in complex; Lot restrictions: No RV; Irrigation: Central
• HOA & community: Mandatory HOA with professional management; HOA fee $117 monthly; Mandatory club fee $174 (quarterly); Community amenities include clubhouse, community pool, play area, shopping; Non-gated community; Total annual recurring fees $2,100; Total one-time fees $150

Exterior

• Parking: 1 assigned parking space; Attached 1-car garage
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential townhouse; 2-story; Rear exposure faces west; Built in 2015; Located in Ave Maria development
• Construction: Stucco construction; Shingle roof; Built in 2015
• Exterior features: Stucco exterior; Shingle roof; Lake view; Lake waterfront; Storm protection: see remarks; Windows: see remarks; Dead-end road

Interior

• Kitchen: Electric cooktop; Dishwasher; Garbage disposal; Microwave; Refrigerator/Freezer
• Bedrooms: 3 bedrooms; Master bedroom upstairs; Split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Pantry; Smoke detectors; Island kitchen; Dining area open to living; Eat-in kitchen; Laundry in residence; Furnished
• Laundry & utility: Laundry inside the residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $360k).
• Recommended offer: $349k (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; 13 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 $4,654/mo this rent would consume 90% 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 $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 $101k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $349,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.29% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.21%
• DSCR: 1.59
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.42×
• Total profit: $42,659
• Equity at exit: $86,067

10-year hold

• IRR: 15.7%
• Equity multiple: 2.55×
• Total profit: $156,178
• Equity at exit: $89,669

Cash invested: $100,800 (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 →

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: $4,654 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$355 /mo · $4,254/yr
• Insurance: −$150
• HOA: −$175
• Vacancy / Maint / Mgmt: −$977
• Net cashflow: $1,109

Break-even live

Break-even rent $3,250

Max offer price $360,000

Occupancy floor 71%

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: $90,000
• Closing costs: $10,800
• 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	23d	1	0.06mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.83mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.89mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	23d	1	0.96mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.96mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	23d	1	1.01mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	23d	1	1.01mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	23d	1	1.09mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	23d	1	1.10mi
5749 Double Eagle Cir #4515 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	21d	1	1.11mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	23d	2	1.15mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	14d	1	1.15mi
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	14d	3	1.17mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-18
   days on market $360,000 Active 43 DOM
2. 2026-06-17
   days on market $360,000 Active 42 DOM
3. 2026-06-16
   days on market $360,000 Active 41 DOM
4. 2026-06-15
   days on market $360,000 Active 40 DOM
5. 2026-06-14
   days on market $360,000 Active 38 DOM
6. 2026-06-10
   days on market $360,000 Active 35 DOM
7. 2026-06-09
   days on market $360,000 Active 34 DOM
8. 2026-06-08
   days on market $360,000 Active 33 DOM
9. 2026-06-07
   days on market $360,000 Active 32 DOM
10. 2026-06-03
    days on market $360,000 Active 28 DOM
11. 2026-06-02
    days on market $360,000 Active 27 DOM
12. 2026-06-01
    days on market $360,000 Active 26 DOM
13. 2026-05-31
    days on market $360,000 Active 25 DOM
14. 2026-05-30
    days on market $360,000 Active 24 DOM
15. 2026-05-06
    listed $360,000 Active
16. 2025-04-21
    historical $2,100
17. 2025-02-04
    price $2,100
18. 2024-10-24
    listed $2,300
19. 2023-10-26
    historical $3,000
20. 2023-10-22
    listed $3,000

ⓘ 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 3/10 Moderate
• 🌡 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: $55,851
• − Mortgage interest: −$20,166
• − Property taxes: −$4,254
• − Insurance: −$1,800
• − Repairs & maintenance: −$4,468
• − Management: −$4,468
• − HOA: −$2,100
• − Depreciation: −$10,473
• Taxable income: $8,122
• Est. tax owed @ 24.0%: −$1,949
• After-tax cash flow: $11,364/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.

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

+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.