5683 Mayflower Way #901 · Ave Maria, FL 34142

$339,900

3 bd · 2.0 ba · 1,815 sqft · Condo · 194 Days on market

Built 2024 $785/mo HOA · 23% of rent ↓ 7% 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• 1% rule +5.0/10.0
• 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
• DSCR +1.4/10.0

Listing remarks

NO WAIT - MOVE IN NOW - ALL OFFERS BEING CONSIDERED. Move right in and start enjoying the Southwest Florida lifestyle in this beautifully appointed Spoonbill model located in Panther Run, the premier 55+ Del Webb community within Ave Maria. Situated on a private cul-de-sac as a desirable end-unit coach home, this residence offers tranquil preserve views, abundant natural light, and the added privacy that comes with extra windows and only one shared wall. The thoughtfully designed floor plan features 3 bedrooms, 2 bathrooms, and a private enclosed garage, providing the perfect balance of comfort, functionality, and low-maintenance living. The open-concept living area seamlessly connects the

Key facts

• Quiet cul-de-sac
• Private clubhouse
• Resort style pool

Tags

• QUIET CUL-DE-SAC
• PRIVATE CLUBHOUSE
• RESORT STYLE POOL
• GOLF CART FRIENDLY LIFESTYLE

Property features AI

Finance

• Other: Sub-condo: DEL WEBB
• Financial info: Total annual recurring fees: $9,420; One-time fees: $250
• HOA & community: Mandatory HOA; Quarterly HOA fees; Master association fee collected quarterly; Condo fee collected quarterly; Professional management; Maintenance covers cable, concierge, golf course, insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, pest control (exterior), repairs, reserves, security, street lights, and street maintenance; Community amenities: clubhouse, community pool, spa/hot tub, tennis courts, bocce court, putting green, bike/jog path, sidewalks, dog park, library, business center, restaurant, private membership options, underground utilities; Community type: gated, golf course, tennis; Public golf access

Exterior

• Parking: Attached 1-car garage
• Security: Gated community; Entry keypad; Security system
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; 2-story carriage/coach style, end-unit duplex (corner); Low rise (1-3 stories); Rear exposure: West; Zero lot line; Private road
• Construction: Built in 2024; Concrete block construction; Stucco exterior; Tile roof; Impact resistant storm protection
• Exterior features: Automatic sprinkler system; Impact resistant windows

Interior

• Kitchen: Kitchen island; Dishwasher; Disposal; Microwave; Self-cleaning oven; Refrigerator/Freezer; Refrigerator/ice maker; Pantry; Breakfast bar; Dining area (family); Dining area (living)
• Bedrooms: 3 bedrooms; Master bedroom upstairs
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Heat pump; Central electric cooling; Heat pump cooling
• Interior features: Built-in cabinets; Cable prewire; Closet cabinets; Fire sprinkler system; High-speed internet available; Laundry tub; Pantry; Pull-down attic stairs; Smoke detectors; Vaulted/volume ceiling; Walk-in closet; Great room floor plan; Screened balcony; Screened lanai/porch; Guest room; Guest bath; Furnished
• Laundry & utility: Laundry in residence; Washer and dryer included; Washer/dryer hookup; Laundry tub; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $-456 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $339k (0.3% below list).
• Recommended offer: $274k (19.4% 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.
• Market conditions: Rents rising (+3.0%/yr); 449 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,390/mo this rent would consume 65% 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.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $273,891 (19.4% 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 194 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.75%
• DSCR: 0.74
• GRM: 8.4

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: -13.6%
• Equity multiple: 0.42×
• Total profit: $-55,023
• Equity at exit: $81,262

10-year hold

• IRR: -6.6%
• Equity multiple: 0.40×
• Total profit: $-56,930
• Equity at exit: $84,663

Cash invested: $95,172 (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: 8.4×

Monthly cashflow live

• Estimated rent: $3,390 high
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• HOA: −$785
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $-456

Break-even live

Break-even rent $3,967

Max offer price $273,891

Occupancy floor —

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5690 Mayflower Way Ave Maria, FL	3.0	2.0	1815	$3,295	$1.82	23d	1	0.07mi
5690 Mayflower Way #601 Ave Maria, FL	3.0	2.0	1815	$5,500	$3.03	23d	1	0.07mi
5697 Mayflower Way Ave Maria, FL	2.0	2.0	1538	$2,495	$1.62	23d	1	0.11mi
5705 Mayflower Way #1407 Ave Maria, FL	2.0	2.0	1536	$2,250	$1.46	23d	1	0.18mi
5728 Mayflower Way Ave Maria, FL	3.0	3.0	2087	$2,650	$1.27	23d	1	0.25mi
5769 Mayflower Way Ave Maria, FL	2.0	2.0	1554	$4,000	$2.57	23d	1	0.28mi
5709 Constitution St Ave Maria, FL	2.0	2.0	1900	$2,400	$1.26	23d	1	0.30mi
5309 Beckton Rd Ave Maria, FL	3.0	2.5	2051	$2,395	$1.17	23d	1	0.41mi
5935 Mayflower Way Ave Maria, FL	2.0	2.0	1460	$2,550	$1.75	23d	1	0.55mi
5988 Mayflower Way Ave Maria, FL	2.0	2.0	1602	$5,200	$3.25	23d	1	0.61mi
5538 Useppa Dr Ave Maria, FL	2.0	2.5	1850	$10,995	$5.94	23d	1	0.63mi
5374 Ferris Ave Ave Maria, FL	3.0	2.5	1933	$2,350	$1.22	23d	1	0.65mi
5474 Cassidy Ln Ave Maria, FL	3.0	2.5	2032	$2,650	$1.30	23d	1	0.70mi
5637 Agostino Way Ave Maria, FL	3.0	2.5	2529	$2,350	$0.93	13d	1	0.71mi
5435 Pikewood Ct Ave Maria, FL	2.0	2.5	1850	$3,695	$2.00	21d	1	0.73mi
5657 Agostino Way Ave Maria, FL	3.0	2.5	1981	$2,400	$1.21	13d	1	0.74mi
5661 Agostino Way Ave Maria, FL	3.0	2.5	2200	$2,350	$1.07	13d	1	0.74mi
5939 Gala Dr Immokalee, FL	3.0	3.0	2300	$5,995	$2.61	23d	1	0.76mi
5689 Agostino Way Ave Maria, FL	3.0	2.5	2529	$2,350	$0.93	13d	1	0.77mi
5573 Cobalto Way Unit 5573 Ave Maria, FL	3.0	2.0	1921	$2,400	$1.25	13d	1	0.78mi
5573 Cobalto Way Ave Maria, FL	3.0	2.0	1921	$2,400	$1.25	13d	1	0.78mi
5693 Agostino Way Ave Maria, FL	4.0	3.0	2529	$2,500	$0.99	13d	1	0.78mi
5265 Messina St Ave Maria, FL	3.0	2.5	1929	$4,995	$2.59	23d	1	0.83mi
5574 Cassidy Ln Ave Maria, FL	3.0	2.0	1630	$2,250	$1.38	21d	1	0.85mi
5515 Whistling Straights Ct Ave Maria, FL	3.0	2.5	2419	$6,500	$2.69	21d	1	0.87mi
6140 Victory Dr Ave Maria, FL	3.0	3.0	2496	$5,000	$2.00	23d	1	0.90mi
5322 Nevola Ave Ave Maria, FL	3.0	3.0	1918	$2,700	$1.41	13d	1	0.94mi
5688 Cassidy Ln Ave Maria, FL	2.0	2.0	1366	$2,500	$1.83	13d	1	0.94mi
5639 Argento Dr Ave Maria, FL	3.0	2.5	1400	$2,500	$1.79	23d	1	0.94mi
5476 Katia Ct Ave Maria, FL	3.0	2.5	1983	$4,300	$2.17	23d	1	0.95mi
5716 Cassidy Ln Ave Maria, FL	3.0	2.5	1933	$2,300	$1.19	23d	1	0.96mi
8010 Helena Ct Ave Maria, FL	2.0	2.0	1554	$2,500	$1.61	21d	1	0.97mi
5293 Marano Dr Ave Maria, FL	3.0	2.5	2256	$3,400	$1.51	21d	1	0.99mi
6421 Liberty St Ave Maria, FL	3.0	2.0	1922	$5,800	$3.02	23d	1	1.00mi
6168 Harmony Dr Immokalee, FL	3.0	2.0	1570	$5,495	$3.50	13d	1	1.00mi
5285 Marano Dr Ave Maria, FL	3.0	2.5	2256	$2,600	$1.15	23d	1	1.02mi
5478 Double Eagle Cir #3521 Ave Maria, FL	2.0	2.0	1569	$4,995	$3.18	23d	1	1.02mi
6441 Liberty St Ave Maria, FL	3.0	2.0	1685	$5,795	$3.44	23d	1	1.03mi
6003 Diamonte Pl Ave Maria, FL	3.0	2.5	2395	$11,995	$5.01	23d	1	1.04mi
6189 Harmony Dr Immokalee, FL	3.0	2.0	1558	$6,295	$4.04	23d	1	1.05mi

HOA detail condo

• Monthly dues: $785 · $9,420/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $339,900 Active 194 DOM
2. 2026-06-17
   days on market $339,900 Active 193 DOM
3. 2026-06-16
   days on market $339,900 Active 192 DOM
4. 2026-06-15
   days on market $339,900 Active 191 DOM
5. 2026-06-10
   days on market $339,900 Active 186 DOM
6. 2026-06-09
   days on market $339,900 Active 185 DOM
7. 2026-06-08
   days on market $339,900 Active 184 DOM
8. 2026-06-07
   days on market $339,900 Active 183 DOM
9. 2026-06-03
   days on market $339,900 Active 179 DOM
10. 2026-06-02
    pricedays on market $339,900 Active 178 DOM
11. 2026-06-01
    days on market $349,000 Active 177 DOM
12. 2026-05-31
    days on market $349,000 Active 176 DOM
13. 2026-05-30
    days on market $349,000 Active 175 DOM
14. 2026-04-16
    price $349,000
15. 2026-03-13
    status Active
16. 2026-03-12
    price $365,900
17. 2026-03-09
    historical
18. 2026-01-31
    price $369,000
19. 2025-12-03
    listed $375,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $40,675
• − Mortgage interest: −$19,040
• − Property taxes: −$5,098
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,254
• − Management: −$3,254
• − HOA: −$9,420
• − Depreciation: −$9,888
• Taxable loss: −$10,978
• Est. tax savings @ 24.0%: +$2,635
• After-tax cash flow: $-2,839/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

-6.9% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $349,000 NAPLESMLS
• 2026-03-13 Relisted — NAPLESMLS
• 2026-03-12 Price Changed $365,900 NAPLESMLS
• 2026-03-09 Listing Removed — NAPLESMLS
• 2026-01-31 Price Changed $369,000 NAPLESMLS
• 2025-12-03 Listed $375,000 NAPLESMLS