Georgia Plan · Ave Maria, FL 34142

$372,999

5 bd · 2.5 ba · 2,326 sqft · SingleFamily · 197 Days on market

Good condition Garage

---

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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Appreciation +4.5/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0

Listing remarks

This two-story home highlights a modern open layout, seamlessly integrating a first-floor kitchen with a central island, a dining room and a welcoming family room with patio access. On the same level is a private owner's suite with an attached bathroom. Situated upstairs is a versatile loft for additional shared living space and four secondary bedrooms to provide restful retreats to family members and guests alike.

Key facts

• Central island
• First-floor kitchen
• Attached bathroom

Tags

• FIRST-FLOOR KITCHEN
• CENTRAL ISLAND
• PRIVATE OWNER'S SUITE
• ATTACHED BATHROOM
• VERSATILE LOFT
• PATIO ACCESS

🏗️ New construction. The $372,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $421,942.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $373k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1 ($-15/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $369k (1.1% below list).
• Recommended offer: $328k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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 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); 610 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $3,689/mo this rent would consume 71% 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 $3k 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 197 days — a 12% lower offer ($328k) is reasonable based on typical stale-listing flexibility.

Recommended offer $328,239 (12.0% 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 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $421,942
• List price: $372,999
• Delta: -11.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4822 Corrado Ave	0.19mi	4/3.0 (-1)	2,341 (+1%)	22mo	$499,900	$214	65
4787 Rosetta Ter	0.39mi	4/3.0 (-1)	2,341 (+1%)	21mo	$535,000	$229	56
4914 Seton Way	0.72mi	4/2.5 (-1)	2,478 (+6%)	3mo	$499,000	$201	48
4377 Annapolis Ave	0.43mi	4/3.0 (-1)	2,099 (-10%)	12mo	$425,000	$202	47
4590 Lamaida Ln	0.33mi	4/3.5 (-1)	2,470 (+6%)	22mo	$439,000	$178	47
4342 Washington Pl	0.71mi	4/3.0 (-1)	2,298 (-1%)	15mo	$515,000	$224	45
4408 Owens Way	0.55mi	4/3.0 (-1)	2,464 (+6%)	21mo	$730,000	$296	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.72×
• Total profit: $-32,899
• Equity at exit: $100,876

10-year hold

• IRR: 0.4%
• Equity multiple: 1.04×
• Total profit: $4,137
• Equity at exit: $105,098

Cash invested: $118,144 (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: 42 active · 11 under contract
• Months of supply: 31.5 mo (3%/mo absorbed)
• Median asking: $495,742 ($215/sqft)
• Median days on market: 116 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: -15.5% vs 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: 610
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,689 high
• Mortgage (P&I): −$2,213
• Tax est. 1.5%: −$527 /mo · $6,329/yr
• Insurance: −$176
• HOA: −$0
• Vacancy / Maint / Mgmt: −$775
• Net cashflow: $-1

Break-even live

Break-even rent $3,691

Max offer price $421,757

Occupancy floor 95%

Sensitivity live

Price	-10% $290	-5% $145	+0% $-1	+5% $-147	+10% $-293
Rent	-10% $-293	-5% $-147	+0% $-1	+5% $144	+10% $290
Rate	-1.0pp $211	-0.5pp $106	base $-1	+0.5pp $-111	+1.0pp $-222

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: $105,486
• Closing costs: $12,658
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4819 Frattina St Ave Maria, FL	4.0	3.5	1978	$3,200	$1.62	6d	1	0.55mi
4843 Frattina St Ave Maria, FL	4.0	3.0	2588	$3,300	$1.28	119d	1	0.63mi
5104 Salerno St Ave Maria, FL	4.0	3.0	2341	$5,595	$2.39	119d	1	0.67mi
4390 Battlecreek Way Ave Maria, FL	4.0	2.5	2060	$3,295	$1.60	119d	1	0.74mi
4919 Frattina St Ave Maria, FL	4.0	3.0	2350	$3,300	$1.40	0d	1	0.80mi
5169 Roma St Ave Maria, FL	4.0	3.0	2874	$5,995	$2.09	119d	1	0.85mi
5065 Gambero Way Ave Maria, FL	4.0	3.0	2557	$3,250	$1.27	116d	1	0.92mi
5077 Gambero Way Ave Maria, FL	4.0	2.5	2256	$3,000	$1.33	6d	1	0.92mi
4961 Gambero Way Ave Maria, FL	4.0	2.5	2851	$2,995	$1.05	78d	1	0.94mi
5166 Julienne Rd Ave Maria, FL	4.0	3.0	3330	$3,600	$1.08	119d	1	1.11mi
5114 Penella Ave Ave Maria, FL	4.0	3.0	2588	$3,195	$1.23	6d	1	1.14mi
5114 Penella Ave Ave Maria, FL	4.0	3.0	2599	$3,195	$1.23	116d	1	1.14mi
5124 Nevola Ave Ave Maria, FL	4.0	3.0	1918	$2,750	$1.43	6d	1	1.22mi
5120 Nevola Ave Ave Maria, FL	4.0	3.0	2273	$3,500	$1.54	107d	1	1.22mi
5545 Hampton Links Ct #5545 Ave Maria, FL	4.0	3.0	2400	$9,000	$3.75	119d	1	1.30mi
5545 Hampton Links Ct #5545 Ave Maria, FL	4.0	3.0	2400	$9,000	$3.75	6d	1	1.30mi
5545 Hampton Links Ct Ave Maria, FL	4.0	3.0	2247	$8,500	$3.78	119d	1	1.30mi
5412 Fancourt Links Way Ave Maria, FL	4.0	3.0	2247	$8,000	$3.56	116d	1	1.31mi
5447 Ferris Ave Ave Maria, FL	4.0	3.5	2260	$2,400	$1.06	6d	1	1.38mi
5510 Useppa Dr Ave Maria, FL	4.0	4.0	2051	$2,400	$1.17	6d	1	1.40mi

Property features AI

Finance

• Financial info: Listing price $372,999

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: Single-family home (Georgia plan)Located in Ave Maria, FL
• Construction: New construction (Plan inventory type)
• Exterior features: Living area approximately 2326 (listed)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open floor plan (model: Georgia)New construction plan

Listing history 50 events

1. 2026-09-23
   days on market $372,999 Active 197 DOM
2. 2026-09-22
   days on market $372,999 Active 196 DOM
3. 2026-09-20
   days on market $372,999 Active 194 DOM
4. 2026-09-18
   days on market $372,999 Active 192 DOM
5. 2026-09-17
   days on market $372,999 Active 191 DOM
6. 2026-09-16
   days on market $372,999 Active 190 DOM
7. 2026-09-15
   days on market $372,999 Active 189 DOM
8. 2026-09-14
   days on market $372,999 Active 188 DOM
9. 2026-09-13
   days on market $372,999 Active 187 DOM
10. 2026-09-12
    days on market $372,999 Active 186 DOM
11. 2026-09-11
    days on market $372,999 Active 185 DOM
12. 2026-09-05
    days on market $372,999 Active 179 DOM
13. 2026-09-04
    days on market $372,999 Active 178 DOM
14. 2026-09-03
    days on market $372,999 Active 177 DOM
15. 2026-08-30
    days on market $372,999 Active 173 DOM
16. 2026-08-29
    days on market $372,999 Active 172 DOM
17. 2026-08-28
    days on market $372,999 Active 171 DOM
18. 2026-08-27
    days on market $372,999 Active 170 DOM
19. 2026-08-26
    days on market $372,999 Active 169 DOM
20. 2026-08-25
    days on market $372,999 Active 168 DOM
21. 2026-08-24
    days on market $372,999 Active 167 DOM
22. 2026-08-23
    days on market $372,999 Active 166 DOM
23. 2026-08-22
    days on market $372,999 Active 165 DOM
24. 2026-08-21
    days on market $372,999 Active 164 DOM
25. 2026-08-20
    days on market $372,999 Active 163 DOM
26. 2026-08-19
    days on market $372,999 Active 162 DOM
27. 2026-08-18
    days on market $372,999 Active 161 DOM
28. 2026-08-16
    days on market $372,999 Active 159 DOM
29. 2026-08-15
    days on market $372,999 Active 158 DOM
30. 2026-08-13
    days on market $372,999 Active 156 DOM
31. 2026-08-12
    days on market $372,999 Active 155 DOM
32. 2026-08-11
    days on market $372,999 Active 154 DOM
33. 2026-08-10
    days on market $372,999 Active 153 DOM
34. 2026-08-09
    days on market $372,999 Active 152 DOM
35. 2026-08-08
    days on market $372,999 Active 151 DOM
36. 2026-08-07
    days on market $372,999 Active 150 DOM
37. 2026-08-06
    days on market $372,999 Active 149 DOM
38. 2026-08-05
    days on market $372,999 Active 148 DOM
39. 2026-08-04
    days on market $372,999 Active 147 DOM
40. 2026-08-03
    days on market $372,999 Active 146 DOM
41. 2026-07-31
    days on market $372,999 Active 143 DOM
42. 2026-07-30
    days on market $372,999 Active 142 DOM
43. 2026-07-29
    days on market $372,999 Active 141 DOM
44. 2026-07-27
    days on market $372,999 Active 139 DOM
45. 2026-07-25
    days on market $372,999 Active 137 DOM
46. 2026-07-24
    days on market $372,999 Active 136 DOM
47. 2026-07-23
    days on market $372,999 Active 135 DOM
48. 2026-07-22
    days on market $372,999 Active 134 DOM
49. 2026-07-22
    days on market $372,999 Active 133 DOM
50. 2026-07-18
    days on market $372,999 Active 130 DOM

ⓘ 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: $44,273
• − Mortgage interest: −$23,635
• − Property taxes: −$6,329
• − Insurance: −$2,110
• − Repairs & maintenance: −$3,542
• − Management: −$3,542
• − Depreciation: −$12,275
• Taxable loss: −$7,159
• Est. tax savings @ 24.0%: +$1,718
• After-tax cash flow: $1,703/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $11,630–$34,890 screening

This two-story home presents as move-in ready with a modern open layout and well-maintained exterior. Minor updates to the exterior siding and landscaping can further enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve both resale and rental value. ↑
• Resale Update flooring in bathrooms — Modern flooring can significantly boost the home's appeal and value. ↑
• Both Install smart home features — Smart home features can increase both resale and rental appeal by adding modern conveniences. ↑

ⓘ 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

---

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

Property features AI

Finance

• Financial info: Listing price $372,999

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: Single-family home (Georgia plan)Located in Ave Maria, FL
• Construction: New construction (Plan inventory type)
• Exterior features: Living area approximately 2326 (listed)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open floor plan (model: Georgia)New construction plan