5580 Morino Way · Ave Maria, FL 34142

$315,000

2 bd · 2.0 ba · 1,366 sqft · SingleFamily public records · 37 Days on market

Built 2019 $161/mo HOA · 6% of rent ↓ 13% since listing

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Why this score? — see what drove the D 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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• 1% rule +4.3/10.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful home in Ave Maria!! Great community to live with your family. This home offer such a great layout through out the house, with 2+Den nd 2 bathrooms. It has updated floor and updated kitchen cabinets. This community has tons of activities and amenities for the entire family to enjoy, from the big water park to many shops and restaurants, make this amazing home yours now!

Key facts

• Generous island
• Open-concept kitchen
• Walk-in closet

Tags

• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• GENEROUS ISLAND
• WALK-IN CLOSET
• DUAL-SINK VANITY

Property features AI

Finance

• HOA & community: Mandatory HOA; Monthly HOA fee of $94; Quarterly master HOA fee of $203; Total annual recurring fees approximately $1,940; One-time fees approximately $150; Professional management; HOA maintenance covers cable, legal/accounting, manager, street lights, and street maintenance; Community amenities include clubhouse, community pool, exercise room, tennis, pickleball, bocce, basketball, volleyball, dog park, play area, bike/jog path, sidewalks, restaurant, shopping, business center, sauna, beauty salon and BBQ/picnic areas; Non-gated community

Exterior

• Parking: Attached garage (1 car); Unpaved driveway
• Security: Manual shutters for storm protection
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residence; 1 story / ranch (Florida style); Rear exposure facing east; Located in the Ave Maria development (Silverwood)
• Construction: Concrete block construction; Built in 2019
• Exterior features: Tile roof; Single-hung windows; Manual storm shutters; Stucco exterior finish; Paved road access; Central irrigation; Landscaped area view; Deeded with no-commercial restriction

Interior

• Kitchen: Kitchen island; Pantry; Dishwasher; Range; Microwave; Refrigerator/Freezer
• Bedrooms: 2 bedrooms plus den; Master bedroom on ground floor; First-floor bedroom; Split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Built-in cabinets; Pantry; Walk-in closet; Den / study; Screened lanai/porch; Unfurnished
• Laundry & utility: Washer; Dryer; Solar panels

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (7.4% below list).
• Recommended offer: $273k (13.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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); 453 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $2,917/mo this rent would consume 56% 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 $3k 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 37 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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

• 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,660 (13.4% 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 37 days. Have you received any prior offers? Is the seller open to a 13% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.93% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 9.0

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: -10.4%
• Equity multiple: 0.55×
• Total profit: $-39,545
• Equity at exit: $75,309

10-year hold

• IRR: -3.6%
• Equity multiple: 0.68×
• Total profit: $-28,645
• Equity at exit: $78,460

Cash invested: $88,200 (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: 453
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,917 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$448 /mo · $5,372/yr
• Insurance: −$131
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$161
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-240

Break-even live

Break-even rent $3,220

Max offer price $272,660

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-151	+0% $-240	+5% $-329	+10% $-418
Rent	-10% $-470	-5% $-355	+0% $-240	+5% $-124	+10% $-9
Rate	-1.0pp $-81	-0.5pp $-160	base $-240	+0.5pp $-321	+1.0pp $-404

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5574 Cassidy Ln Ave Maria, FL	3.0	2.0	1630	$2,250	$1.38	23d	1	0.19mi
5688 Cassidy Ln Ave Maria, FL	2.0	2.0	1366	$2,500	$1.83	15d	1	0.28mi
5639 Argento Dr Ave Maria, FL	3.0	2.5	1400	$2,500	$1.79	25d	1	0.32mi
5697 Mayflower Way Ave Maria, FL	2.0	2.0	1538	$2,495	$1.62	25d	1	0.73mi
5690 Mayflower Way Ave Maria, FL	3.0	2.0	1815	$3,295	$1.82	25d	1	0.74mi
5690 Mayflower Way #601 Ave Maria, FL	3.0	2.0	1815	$5,500	$3.03	25d	1	0.74mi
5769 Mayflower Way Ave Maria, FL	2.0	2.0	1554	$4,000	$2.57	25d	1	0.79mi
5705 Mayflower Way #1407 Ave Maria, FL	2.0	2.0	1536	$2,250	$1.46	25d	1	0.79mi
5080 Annunciation Cir #1306 Ave Maria, FL	3.0	2.0	1700	$4,500	$2.65	25d	1	0.90mi
5076 Annunciation Cir #2206 Ave Maria, FL	2.0	2.0	1206	$3,100	$2.57	25d	1	0.95mi
5076 Annunciation Cir #2305 Ave Maria, FL	2.0	2.0	1166	$2,800	$2.40	25d	1	0.95mi
5935 Mayflower Way Ave Maria, FL	2.0	2.0	1460	$2,550	$1.75	25d	1	1.00mi
5068 Annunciation Cir #4211 Ave Maria, FL	1.0	2.0	1100	$2,700	$2.45	25d	1	1.01mi
5068 Annunciation Cir #4201 Ave Maria, FL	2.0	2.0	1266	$3,400	$2.69	25d	1	1.01mi
5538 Useppa Dr Ave Maria, FL	2.0	2.5	1850	$10,995	$5.94	25d	1	1.03mi
5988 Mayflower Way Ave Maria, FL	2.0	2.0	1602	$5,200	$3.25	25d	1	1.09mi
5435 Pikewood Ct Ave Maria, FL	2.0	2.5	1850	$3,695	$2.00	23d	1	1.17mi
5032 Arancia Ln Ave Maria, FL	3.0	2.0	1525	$2,595	$1.70	15d	1	1.45mi
6441 Liberty St Ave Maria, FL	3.0	2.0	1685	$5,795	$3.44	25d	1	1.48mi

HOA detail

• Monthly dues: $161 · $1,932/yr
• Likely covers: water

Listing history 24 events

1. 2026-06-21
   days on market $315,000 Active 37 DOM
2. 2026-06-18
   days on market $315,000 Active 34 DOM
3. 2026-06-17
   days on market $315,000 Active 33 DOM
4. 2026-06-16
   days on market $315,000 Active 32 DOM
5. 2026-06-15
   days on market $315,000 Active 31 DOM
6. 2026-06-14
   days on market $315,000 Active 29 DOM
7. 2026-06-10
   days on market $315,000 Active 26 DOM
8. 2026-06-09
   days on market $315,000 Active 25 DOM
9. 2026-06-08
   days on market $315,000 Active 24 DOM
10. 2026-06-07
    pricedays on market $315,000 Active 23 DOM
11. 2026-06-03
    days on market $319,000 Active 19 DOM
12. 2026-06-02
    days on market $319,000 Active 18 DOM
13. 2026-06-01
    days on market $319,000 Active 17 DOM
14. 2026-05-31
    days on market $319,000 Active 16 DOM
15. 2026-05-30
    days on market $319,000 Active 15 DOM
16. 2026-05-15
    listed $319,000 Active
17. 2026-05-14
    historical
18. 2026-05-13
    price $319,000
19. 2026-04-13
    price $325,000
20. 2026-03-30
    price $338,500
21. 2026-03-11
    listed $340,000 Active
22. 2022-04-29
    soldstatus $365,000 Sold 381-char remark

    Show marketing remark (381 chars)

    Beautiful home in Ave Maria!! Great community to live with your family. This home offer such a great layout through out the house, with 2+Den nd 2 bathrooms. It has updated floor and updated kitchen cabinets. This community has tons of activities and amenities for the entire family to enjoy, from the big water park to many shops and restaurants, make this amazing home yours now!

23. 2022-03-18
    status Pending With Contingencies 381-char remark

    Show marketing remark (381 chars)

    Beautiful home in Ave Maria!! Great community to live with your family. This home offer such a great layout through out the house, with 2+Den nd 2 bathrooms. It has updated floor and updated kitchen cabinets. This community has tons of activities and amenities for the entire family to enjoy, from the big water park to many shops and restaurants, make this amazing home yours now!

24. 2022-03-15
    listed $365,000 Active 381-char remark

    Show marketing remark (381 chars)

    Beautiful home in Ave Maria!! Great community to live with your family. This home offer such a great layout through out the house, with 2+Den nd 2 bathrooms. It has updated floor and updated kitchen cabinets. This community has tons of activities and amenities for the entire family to enjoy, from the big water park to many shops and restaurants, make this amazing home yours now!

ⓘ 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: $5,372 · $448/mo
• Projected year-2 tax: $5,372 · $448/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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 26 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: $35,000
• − Mortgage interest: −$17,645
• − Property taxes: −$5,372
• − Insurance: −$3,399
• − Repairs & maintenance: −$2,800
• − Management: −$2,800
• − HOA: −$1,932
• − Depreciation: −$9,164
• Taxable loss: −$8,112
• Est. tax savings @ 24.0%: +$1,947
• After-tax cash flow: $-929/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

-12.6% since first listed

9 events — show timeline

• 2026-05-15 Listed $319,000 NAPLESMLS
• 2026-05-14 Listing Removed — NAPLESMLS
• 2026-05-13 Price Changed $319,000 NAPLESMLS
• 2026-04-13 Price Changed $325,000 NAPLESMLS
• 2026-03-30 Price Changed $338,500 NAPLESMLS
• 2026-03-11 Listed $340,000 NAPLESMLS
• 2022-04-29 Sold (MLS) $365,000 NAPLESMLS
• 2022-03-18 Pending — NAPLESMLS
• 2022-03-15 Listed $365,000 NAPLESMLS

Property tax history

+12.3%/yr

Latest (2025): $5,372 · +7.2% YoY. Source: county tax records.