6058 National Blvd #336 · Ave Maria, FL 34142

$255,000

2 bd · 2.0 ba · 1,154 sqft · Condo · 77 Days on market

Built 2021 Good condition $767/mo HOA · 20% of rent

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Why this score? — see what drove the B- 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 +23.4/30.0
• 1% rule +9.9/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0

Listing remarks

Experience the best of Southwest Florida living in this beautifully maintained Birkdale floor plan, located on the third floor. Nestled within the gated community of The National Golf & Country Club, offering 24-hour security, this residence includes a valuable bundled golf membership to the Gordon Lewis-designed championship course. From your private lanai, enjoy wide, unobstructed views of the golf course and serene lake—an ideal setting to start your day or unwind. This condo is being offered fully furnished/turkey and is truly move-in ready, making your transition seamless. The thoughtfully designed open layout creates a comfortable living space that flows effortlessly to th

Key facts

• Resort style pool
• Unobstructed views
• Private lanai

Tags

• BUNDLED GOLF MEMBERSHIP
• PRIVATE LANAI
• UNOBSTRUCTED VIEWS
• RESORT STYLE POOL
• CLUBHOUSE WITH DINING
• FULLY EQUIPPED FITNESS CENTER

Property features AI

Finance

• Financial info: Total units in complex: 1,279; units in building: 30; 3 units per floor
• HOA & community: Mandatory HOA/Condo association; HOA fee $982 quarterly; Master HOA fee $203 quarterly; Condo fee $1,116 quarterly; Community maintenance covers cable, internet/Wi‑Fi, irrigation water, lawn/land maintenance, reserves, street lights and street maintenance; Community amenities include clubhouse, community pool and spa/hot tub, full service spa, exercise room, tennis, pickleball, bocce, basketball, volleyball, putting green, golf course, restaurant, dog park, bike and jog paths, playground, library, shopping, beauty salon, BBQ/picnic, hobby room, community room, sidewalks and underground utilities; One-time mandatory club fee $2,500; other one-time fee $1,500; total one-time fees $4,575; total annual recurring fees $9,954

Exterior

• Parking: 1 assigned parking space; Detached 1-car carport
• Security: Gated community with guard at gate and patrolled grounds
• Utilities: Central water (assessment paid); Central sewer (assessment paid); Cable available
• Home design: Residential property; Garden apartment in a mid-rise (4-7) building; Rear exposure faces north; Located in The National Golf & Country Club at Ave Maria (golf-bundled community)
• Construction: Built in 2021; Concrete block construction; Stucco exterior; Shingle roof; Impact resistant windows (single hung) and doors; Foundation type: (not specified)
• Exterior features: Patio; Golf course lot; Lake waterfront; Golf course and lake views; Paved private road

Interior

• Kitchen: Island; Pantry; Cooktop - Electric; Self-cleaning oven; Dishwasher; Disposal; Microwave; Refrigerator/Freezer
• Bedrooms: 2 bedrooms (split bedroom layout)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable pre-wired; Fire sprinkler system; High-speed internet available; Smoke detectors; Common elevator; Turnkey furnished; Great room floor plan; Split bedroom floor plan; Screened balcony
• Laundry & utility: Laundry in residence; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $255k).
• Recommended offer: $240k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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); 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); 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 $3,800/mo this rent would consume 73% 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 77 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 3 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; HOA is 20% of rent.
• 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 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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. 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. 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 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: 1.49% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 5.6

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: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,079
• Equity at exit: $60,964

10-year hold

• IRR: 7.1%
• Equity multiple: 1.69×
• Total profit: $49,156
• Equity at exit: $63,516

Cash invested: $71,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $3,800 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$767
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $320

Break-even live

Break-even rent $3,394

Max offer price $255,000

Occupancy floor 87%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$2,995	$2.47	23d	2	0.01mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	13d	1	0.01mi
6058 National Blvd #343 Ave Maria, FL	2.0	2.0	1194	$4,000	$3.35	23d	1	0.02mi
6046 National Blvd Ave Maria, FL	2.0	2.0	1154	$4,395	$3.81	23d	2	0.08mi
6082 National Blvd Ave Maria, FL	2.0	2.0	1366	$4,145	$3.03	23d	2	0.09mi
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	13d	3	0.12mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	23d	1	0.24mi
5629 Double Eagle Cir #4217 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	23d	1	0.24mi
5651 Double Eagle Cir #4316 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	23d	1	0.24mi
5629 Double Eagle Cir #4218 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	23d	1	0.24mi
5651 Double Eagle Cir #4338 Ave Maria, FL	2.0	2.0	1301	$6,295	$4.84	23d	1	0.24mi
5835 Double Eagle Cir #4726 Ave Maria, FL	2.0	2.0	1154	$2,095	$1.82	13d	1	0.24mi
6039 Ellerston WAY #2017 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	23d	1	0.24mi
5629 Double Eagle Cir #4223 Ave Maria, FL	2.0	2.0	1154	$2,395	$2.08	23d	1	0.24mi
5715 Double Eagle Cir #4416 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	23d	1	0.24mi
5410 Double Eagle Cir #2222 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	0.31mi
5807 Double Eagle Cir #4631 Ave Maria, FL	3.0	2.0	1301	$5,695	$4.38	23d	1	0.32mi
5835 Double Eagle Cir Unit 4742 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	23d	1	0.32mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	23d	1	0.32mi
6047 Ellerston Way Unit 1 Ave Maria, FL	2.0	2.0	1366	$2,500	$1.83	23d	1	0.32mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	13d	1	0.38mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	23d	1	0.38mi
5433 Double Eagle Cir #2915 Ave Maria, FL	2.0	2.0	1366	$6,295	$4.61	21d	1	0.39mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	23d	1	0.41mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	0.44mi
5835 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	23d	1	0.47mi
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	23d	1	0.48mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	23d	1	0.51mi
5807 Double Eagle Cir #4621 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	23d	1	0.52mi
5807 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	23d	1	0.52mi
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	23d	1	0.55mi
5479 Double Eagle Cir #3626 Ave Maria, FL	2.0	2.0	1154	$2,200	$1.91	13d	1	0.56mi
5749 Double Eagle Cir #4515 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	21d	1	0.56mi
5749 Double Eagle Cir #4537 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	21d	1	0.56mi
5749 Double Eagle Cir #4528 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	21d	1	0.56mi
5749 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	23d	1	0.56mi
5715 Double Eagle Cir #4432 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	21d	1	0.57mi
5715 Double Eagle Cir #4413 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	21d	1	0.57mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	23d	1	0.59mi
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	13d	1	0.59mi

HOA detail condo

• Monthly dues: $767 · $9,204/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   price $255,000 Active 77 DOM
2. 2026-06-18
   days on market $265,000 Active 77 DOM
3. 2026-06-17
   days on market $265,000 Active 76 DOM
4. 2026-06-16
   days on market $265,000 Active 75 DOM
5. 2026-06-15
   days on market $265,000 Active 74 DOM
6. 2026-06-14
   days on market $265,000 Active 72 DOM
7. 2026-06-10
   days on market $265,000 Active 69 DOM
8. 2026-06-09
   days on market $265,000 Active 68 DOM
9. 2026-06-08
   days on market $265,000 Active 67 DOM
10. 2026-06-07
    days on market $265,000 Active 66 DOM
11. 2026-06-03
    days on market $265,000 Active 62 DOM
12. 2026-06-02
    days on market $265,000 Active 61 DOM
13. 2026-06-01
    days on market $265,000 Active 60 DOM
14. 2026-05-31
    days on market $265,000 Active 59 DOM
15. 2026-05-30
    days on market $265,000 Active 58 DOM
16. 2026-04-02
    listed $265,000 Active
17. 2026-01-08
    listed $4,800
18. 2026-01-08
    historical $4,800
19. 2025-11-23
    price $4,800
20. 2025-10-08
    listed $5,500

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AH · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 23 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: $45,594
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$3,099
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − HOA: −$9,204
• − Depreciation: −$7,418
• Taxable income: $469
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $3,732/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 move-in ready condo in a gated community offers a serene lakeside and golf course view, with modern amenities and a well-maintained interior.

Value-add opportunities

• Both Landscaping improvements — Enhance curb appeal and attract more buyers
• Both Painting exterior — Freshen up the exterior and improve curb appeal
• Both Upgrade window treatments — Enhance natural light and privacy

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhance curb appeal and attract more buyers ↑
• Both Painting exterior — Freshen up the exterior and improve curb appeal ↑
• Both Upgrade window treatments — Enhance natural light and privacy ↑

ⓘ 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

+4718.2% since first listed

5 events — show timeline

• 2026-04-02 Listed $265,000 NAPLESMLS
• 2026-01-08 Listed for Rent $4,800 FGCMLS
• 2026-01-08 Rental Removed $4,800 NAPLESMLS
• 2025-11-23 Price Changed $4,800 NAPLESMLS
• 2025-10-08 Listed for Rent $5,500 NAPLESMLS