4859 Frattina St · Ave Maria, FL 34142

$389,000

3 bd · 2.5 ba · 1,929 sqft · SingleFamily public records · 69 Days on market

Built 2021 Good condition 7,840 sqft lot $146/mo HOA · 4% of rent ↓ 30% since listing

---

Why this score? — see what drove the C- 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 +15.6/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• DSCR +4.8/10.0
• 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. Welcome to your next home in the highly desirable Maple Ridge Reserve at Ave Maria—where comfort, efficiency, and lifestyle come together. Seller is motivated—bring your offer! Built in 2021, this beautifully maintained one-story residence offers 3 spacious bedrooms, 2.5 bathrooms, and a flexible loft space perfect for a home office, playroom, or additional living area. The oversized primary suite provides a relaxing retreat with plenty of room to unwind. Enjoy energy-efficient living with fully paid-off solar panels—no electricity bill! The thoughtfully designed kitchen features modern cabinetry,

Key facts

• Tile roof
• Expansive backyard
• Solar panels

Tags

• SOLAR PANELS
• WATER PURIFICATION SYSTEM
• CONCRETE BLOCK CONSTRUCTION
• TILE ROOF
• IMPACT-RESISTANT WINDOWS
• EXPANSIVE BACKYARD

Property features AI

Finance

• Other: Possession negotiable
• HOA & community: Mandatory HOA with professional management; Monthly HOA fee of $146 (total annual recurring fees $1,752); One-time fees $150; Community amenities include clubhouse, community park, community pool, exercise room, library, restaurant, and sauna; Non-gated community (Ave Maria, Maple Ridge subdivision)

Exterior

• Parking: Attached 2-car garage
• Utilities: Central sewer; Filtered water with whole-house reverse osmosis; Electric service for heat and cooling; Cable available
• Home design: Single-family, 1-story ranch; Residential property in Ave Maria; Rear exposure faces east
• Construction: Concrete block construction; Shingle roof; Built in 2021; Developer-provided lot dimensions
• Exterior features: Patio; Shutters for storm protection; Single-hung windows; Brick exterior finish; Regular lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 3 bedrooms with a first-floor master and a split-bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms and 1 half bathroom; Master bath includes a shower (no tub)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Built-in cabinets; Pantry; High-speed internet available; Smoke detectors; Walk-in closet; Dining areas include family and living spaces plus an eat-in kitchen; Laundry inside the residence; Unfurnished
• Laundry & utility: Washer in residence; Whole-house reverse osmosis water filtration and filter

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $389k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $11 ($129/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $383k (1.5% below list).
• Recommended offer: $366k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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; 40 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 $3,832/mo this rent would consume 74% 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 $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 69 days — a 6% lower offer ($366k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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; moderate 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 $365,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.99% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 8.5

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: -6.2%
• Equity multiple: 0.73×
• Total profit: $-29,383
• Equity at exit: $93,000

10-year hold

• IRR: 0.6%
• Equity multiple: 1.06×
• Total profit: $6,377
• Equity at exit: $96,892

Cash invested: $108,920 (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: 8.5×

Monthly cashflow live

• Estimated rent: $3,832 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$516 /mo · $6,194/yr
• Insurance: −$162
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$146
• Vacancy / Maint / Mgmt: −$805
• Net cashflow: $11

Break-even live

Break-even rent $3,818

Max offer price $389,000

Occupancy floor 95%

Sensitivity live

Price	-10% $231	-5% $121	+0% $11	+5% $-99	+10% $-209
Rent	-10% $-292	-5% $-141	+0% $11	+5% $162	+10% $313
Rate	-1.0pp $207	-0.5pp $110	base $11	+0.5pp $-90	+1.0pp $-193

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4843 Frattina St Ave Maria, FL	4.0	3.0	2588	$3,300	$1.28	25d	1	0.04mi
4881 Gambero Way Ave Maria, FL	3.0	2.5	2037	$2,800	$1.37	12d	1	0.09mi
4919 Frattina St Ave Maria, FL	4.0	3.0	2350	$3,300	$1.40	25d	1	0.16mi
4925 Gambero Way Ave Maria, FL	2.0	2.0	1525	$4,000	$2.62	25d	1	0.19mi
4957 Gambero Way Unit 4957 Ave Maria, FL	4.0	3.0	1500	$3,400	$2.27	14d	1	0.27mi
5013 Florence Dr Ave Maria, FL	3.0	2.5	2256	$2,900	$1.29	25d	1	0.34mi
5039 Frattina St Ave Maria, FL	3.0	3.0	2341	$5,995	$2.56	25d	1	0.36mi
5032 Arancia Ln Ave Maria, FL	3.0	2.0	1525	$2,595	$1.70	16d	1	0.44mi
5065 Gambero Way Ave Maria, FL	4.0	3.0	2557	$3,250	$1.27	23d	1	0.46mi
5077 Gambero Way Ave Maria, FL	4.0	3.0	2256	$3,950	$1.75	25d	1	0.49mi
5089 Penella Ave Ave Maria, FL	3.0	2.5	2028	$2,300	$1.13	16d	1	0.50mi
5114 Penella Ave Ave Maria, FL	4.0	3.0	2599	$3,195	$1.23	23d	1	0.56mi
5120 Nevola Ave Ave Maria, FL	4.0	3.0	2273	$3,500	$1.54	14d	1	0.61mi
5187 Nevola Ave Ave Maria, FL	3.0	2.5	1680	$2,700	$1.61	23d	1	0.61mi
5104 Salerno St Ave Maria, FL	4.0	3.0	2341	$5,595	$2.39	25d	1	0.66mi
5285 Marano Dr Ave Maria, FL	3.0	2.5	2256	$2,600	$1.15	25d	1	0.72mi
5522 Hampton Links Ct Ave Maria, FL	2.0	2.5	1850	$3,995	$2.16	25d	1	0.73mi
5376 Fancourt Links Way Ave Maria, FL	2.0	2.5	1850	$6,850	$3.70	23d	1	0.74mi
5293 Marano Dr Ave Maria, FL	3.0	2.5	2256	$3,400	$1.51	23d	1	0.75mi
5661 Melbourne Ct #8011 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	14d	1	0.75mi
4546 Battlecreek Way Ave Maria, FL	3.0	2.5	2104	$3,900	$1.85	25d	1	0.77mi
5538 Hampton Links Ct Ave Maria, FL	3.0	3.0	2247	$6,295	$2.80	23d	1	0.77mi
5667 Melbourne Ct #7812 Ave Maria, FL	3.0	2.0	1741	$6,250	$3.59	14d	1	0.77mi
5545 Hampton Links Ct #5545 Ave Maria, FL	4.0	3.0	2400	$9,000	$3.75	25d	1	0.79mi
5545 Hampton Links Ct Ave Maria, FL	4.0	3.0	2247	$8,500	$3.78	25d	1	0.79mi
5674 Melbourne Ct Unit 7721 Ave Maria, FL	3.0	2.0	2110	$7,295	$3.46	14d	1	0.80mi
5680 Melbourne Ct #7521 Ave Maria, FL	3.0	2.0	2110	$2,650	$1.26	5d	1	0.83mi
5412 Fancourt Links Way Ave Maria, FL	4.0	3.0	2247	$8,000	$3.56	23d	1	0.84mi
5322 Nevola Ave Ave Maria, FL	3.0	3.0	1918	$2,700	$1.41	16d	1	0.85mi
5583 Double Eagle Cir Unit 4118 Ave Maria, FL	3.0	2.0	1301	$4,700	$3.61	25d	1	0.86mi
5583 Double Eagle Cir Ave Maria, FL	2.0	2.0	1239	$2,495	$2.01	25d	1	0.86mi
5427 Double Eagle Cir #2826 Ave Maria, FL	2.0	2.0	1569	$6,495	$4.14	25d	1	0.87mi
5427 Double Eagle Cir #2822 Ave Maria, FL	2.0	2.0	1355	$5,795	$4.28	25d	1	0.87mi
5445 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	25d	1	0.87mi
5427 Double Eagle Cir #2825 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	25d	1	0.87mi
5427 Double Eagle Cir #2815 Ave Maria, FL	2.0	2.0	1400	$2,700	$1.93	25d	1	0.87mi
5445 Double Eagle Cir #3026 Ave Maria, FL	2.0	2.0	1569	$2,350	$1.50	23d	1	0.87mi
5445 Double Eagle Cir #3013 Ave Maria, FL	2.0	2.0	1366	$2,595	$1.90	23d	1	0.87mi
5428 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$7,895	$3.51	23d	1	0.89mi
5704 Melbourne Ct Ave Maria, FL	3.0	2.0	1741	$3,995	$2.29	25d	1	0.90mi

HOA detail

• Monthly dues: $146 · $1,752/yr
• Likely covers: electric

Listing history 17 events

1. 2026-06-01
   statusdays on market $389,000 Pending 69 DOM
2. 2026-05-31
   days on market $389,000 Active 68 DOM
3. 2026-05-30
   days on market $389,000 Active 67 DOM
4. 2026-05-22
   status Active
5. 2026-05-18
   status Pending With Contingencies
6. 2026-03-24
   price $389,000
7. 2026-03-20
   listed $398,000 Active
8. 2026-03-05
   historical
9. 2026-02-18
   price $409,990
10. 2025-12-13
    price $459,999
11. 2025-09-11
    listed $489,999 Active
12. 2025-05-07
    historical $1,600
13. 2025-04-09
    price $1,600
14. 2025-04-01
    price $1,900
15. 2025-03-20
    listed $2,500
16. 2025-03-13
    historical
17. 2025-02-18
    listed $557,000 Active

ⓘ 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: $6,194 · $516/mo
• Projected year-2 tax: $6,194 · $516/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 5/10 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: $45,981
• − Mortgage interest: −$21,790
• − Property taxes: −$6,194
• − Insurance: −$3,770
• − Repairs & maintenance: −$3,678
• − Management: −$3,678
• − HOA: −$1,752
• − Depreciation: −$11,316
• Taxable loss: −$6,199
• Est. tax savings @ 24.0%: +$1,488
• After-tax cash flow: $1,617/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 · 12 photos

Good 80/100 None rehab

This well-maintained single-story home in Maple Ridge Reserve at Ave Maria offers 3 bedrooms, 2.5 bathrooms, and a flexible loft space. It's ready for move-in and has a good curb appeal with minimal updates needed to maximize its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and is easier to maintain
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and is easier to maintain ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-30.2% since first listed

14 events — show timeline

• 2026-05-22 Relisted — NAPLESMLS
• 2026-05-18 Pending — NAPLESMLS
• 2026-03-24 Price Changed $389,000 NAPLESMLS
• 2026-03-20 Listed $398,000 NAPLESMLS
• 2026-03-05 Listing Removed — NAPLESMLS
• 2026-02-18 Price Changed $409,990 NAPLESMLS
• 2025-12-13 Price Changed $459,999 NAPLESMLS
• 2025-09-11 Listed $489,999 NAPLESMLS
• 2025-05-07 Rental Removed $1,600 NAPLESMLS
• 2025-04-09 Price Changed $1,600 NAPLESMLS
• 2025-04-01 Price Changed $1,900 NAPLESMLS
• 2025-03-20 Listed for Rent $2,500 NAPLESMLS
• 2025-03-13 Listing Removed — FORTMLS
• 2025-02-18 Listed $557,000 FORTMLS

Property tax history

+30.5%/yr

Latest (2025): $6,194 · +6.7% YoY. Source: county tax records.