5293 Beckton Rd · Ave Maria, FL 34142

$335,000

3 bd · 2.0 ba · 929 sqft · Townhouse public records · 94 Days on market

Built 2015 Good condition 3,920 sqft lot 1-car garage $361/sqft · waterfront premium Est $404k · 17% under · waterfront $175/mo HOA · 4% of rent

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

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/2.0-bath townhouse listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $335k).
• Recommended offer: $305k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 A — 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 $4,654/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 $94k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($305k) 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 $304,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.39% ✓
• Cap rate: 10.77%
• Cash-on-cash: 16.00%
• DSCR: 1.71
• GRM: 6.0

CMA / ARV

• ARV (median comp): $404,114
• List price: $335,000
• Delta: -17.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.7%
• Equity multiple: 1.57×
• Total profit: $53,628
• Equity at exit: $80,090

10-year hold

• IRR: 18.7%
• Equity multiple: 2.87×
• Total profit: $175,434
• 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 →

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

Active competition Active MLS

• For sale now: 17 active · 9 under contract
• Months of supply: 6.4 mo (16%/mo absorbed)
• Median asking: $198,998 ($172/sqft)
• Median days on market: 11 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +152.3% 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: 6.0×

Monthly cashflow live

• Estimated rent: $4,654 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$355 /mo · $4,254/yr
• Insurance: −$140
• HOA: −$175
• Vacancy / Maint / Mgmt: −$977
• Net cashflow: $1,251

Break-even live

Break-even rent $3,071

Max offer price $335,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,441	-5% $1,346	+0% $1,251	+5% $1,156	+10% $1,061
Rent	-10% $883	-5% $1,067	+0% $1,251	+5% $1,435	+10% $1,619
Rate	-1.0pp $1,420	-0.5pp $1,336	base $1,251	+0.5pp $1,164	+1.0pp $1,076

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 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	0.06mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	72d	1	0.83mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	72d	1	0.89mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	72d	1	0.96mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	72d	1	0.96mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	72d	1	1.01mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	72d	1	1.01mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	72d	1	1.09mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	72d	1	1.10mi
5749 Double Eagle Cir #4515 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	70d	1	1.11mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	72d	2	1.15mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	63d	1	1.15mi
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	63d	3	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. 2026-08-08
   days on market $335,000 Active 94 DOM
2. 2026-08-07
   days on market $335,000 Active 93 DOM
3. 2026-08-06
   days on market $335,000 Active 92 DOM
4. 2026-08-05
   days on market $335,000 Active 91 DOM
5. 2026-08-04
   days on market $335,000 Active 90 DOM
6. 2026-08-03
   days on market $335,000 Active 89 DOM
7. 2026-07-31
   days on market $335,000 Active 86 DOM
8. 2026-07-30
   days on market $335,000 Active 85 DOM
9. 2026-07-29
   days on market $335,000 Active 84 DOM
10. 2026-07-27
    days on market $335,000 Active 82 DOM
11. 2026-07-25
    days on market $335,000 Active 80 DOM
12. 2026-07-24
    days on market $335,000 Active 79 DOM
13. 2026-07-23
    days on market $335,000 Active 78 DOM
14. 2026-07-22
    days on market $335,000 Active 77 DOM
15. 2026-07-22
    days on market $335,000 Active 76 DOM
16. 2026-07-18
    days on market $335,000 Active 73 DOM
17. 2026-07-16
    days on market $335,000 Active 71 DOM
18. 2026-07-16
    days on market $335,000 Active 70 DOM
19. 2026-07-14
    days on market $335,000 Active 69 DOM
20. 2026-07-14
    days on market $335,000 Active 68 DOM
21. 2026-07-12
    days on market $335,000 Active 67 DOM
22. 2026-07-11
    days on market $335,000 Active 66 DOM
23. 2026-07-10
    days on market $335,000 Active 65 DOM
24. 2026-07-09
    days on market $335,000 Active 64 DOM
25. 2026-07-08
    days on market $335,000 Active 63 DOM
26. 2026-07-07
    days on market $335,000 Active 62 DOM
27. 2026-07-06
    days on market $335,000 Active 61 DOM
28. 2026-07-05
    days on market $335,000 Active 60 DOM
29. 2026-07-04
    days on market $335,000 Active 59 DOM
30. 2026-07-03
    days on market $335,000 Active 58 DOM
31. 2026-07-02
    pricedays on market $335,000 Active 57 DOM
32. 2026-07-01
    days on market $360,000 Active 56 DOM
33. 2026-06-30
    days on market $360,000 Active 55 DOM
34. 2026-06-29
    days on market $360,000 Active 54 DOM
35. 2026-06-28
    days on market $360,000 Active 53 DOM
36. 2026-06-28
    days on market $360,000 Active 52 DOM
37. 2026-06-27
    days on market $360,000 Active 51 DOM
38. 2026-06-25
    days on market $360,000 Active 49 DOM
39. 2026-06-23
    days on market $360,000 Active 47 DOM
40. 2026-06-21
    days on market $360,000 Active 46 DOM
41. 2026-06-18
    days on market $360,000 Active 43 DOM
42. 2026-06-17
    days on market $360,000 Active 42 DOM
43. 2026-06-16
    days on market $360,000 Active 41 DOM
44. 2026-06-15
    days on market $360,000 Active 40 DOM
45. 2026-06-14
    days on market $360,000 Active 38 DOM
46. 2026-06-10
    days on market $360,000 Active 35 DOM
47. 2026-06-09
    days on market $360,000 Active 34 DOM
48. 2026-06-08
    days on market $360,000 Active 33 DOM
49. 2026-06-07
    days on market $360,000 Active 32 DOM
50. 2026-06-03
    days on market $360,000 Active 28 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: $55,851
• − Mortgage interest: −$18,765
• − Property taxes: −$4,254
• − Insurance: −$1,675
• − Repairs & maintenance: −$4,468
• − Management: −$4,468
• − HOA: −$2,100
• − Depreciation: −$9,745
• Taxable income: $10,375
• Est. tax owed @ 24.0%: −$2,490
• After-tax cash flow: $12,522/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%
• 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: 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.