6034 National Blvd #512 · Ave Maria, FL 34142

$242,000

2 bd · 2.0 ba · 1,154 sqft · Condo public records · 157 Days on market

Built 2021 $1024/mo HOA · 27% of rent ↓ 9% since listing

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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 +18.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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

Listing remarks

Welcome to an exceptional opportunity in The National Golf & Country Club at Ave Maria—now vacant and ready for immediate enjoyment or investment just in time for the 2026 season. This highly sought-after first-floor Birkdale model is being offered fully turnkey and move-in ready, ideal for seasonal use, rental income, or full-time living. This well-maintained condo offers 2 bedrooms, 2 bathrooms, and 1,154 sq. ft. of open-concept living and showcases the coveted trifecta of views—golf course, water, and preserve—creating a rare and serene backdrop. The kitchen features a large island, stainless steel appliances, pantry, and upgraded tile backsplash, flowing seamless

Key facts

• Water views
• Preserve views
• Screened lanai

Tags

• GOLF COURSE VIEWS
• WATER VIEWS
• PRESERVE VIEWS
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• SCREENED LANAI

Property features AI

Finance

• Other: Property is subject to lease (possession subject to lease)
• Financial info: Total annual recurring fees $13,034; Total one-time fees $3,250; One-time special assessment fee $1,500
• HOA & community: Mandatory HOA with professional management; Condo/HOA fees billed quarterly; Condo fee $1,230 quarterly; HOA fee $656 quarterly; Master HOA fee $203 quarterly; Mandatory club fee $982 quarterly; One-time mandatory club fee $1,500; One-time other fee $250; Maintenance covers cable, golf course, insurance, internet/Wi‑Fi, irrigation water, lawn/land maintenance, exterior pest control, recreation facilities, security, sewer, street lights and maintenance, trash removal and water; Community amenities include clubhouse, community pool, fitness center, full-service spa, golf course and golf-related facilities, tennis, pickleball, bocce, racquetball, putting green, shuffleboard, bike/jog paths, sidewalks, restaurant, guest rooms, extra storage and underground utilities; Community type: gated, golf course, tennis; golf is bundled

Exterior

• Parking: 1 assigned covered parking; Detached 1-car carport; Guest parking
• Security: Gated entry with guard at gate; Security included in community maintenance
• Utilities: Water assessment paid; Sewer assessment paid; Cable available; Electric service (central)
• Home design: Residential mid-rise building (4–7 stories); Rear exposure faces south; Located in Ave Maria development; Has lake frontage / waterfront (lake); Golf course lot/view
• Construction: Built in 2021; Concrete block construction; Tile roof; Stucco finish
• Exterior features: Patio; Screened lanai/porch; Privacy wall; Impact resistant windows and doors; Stucco exterior; Tile roof; Gated community with guard at gate

Interior

• Kitchen: Island; Electric cooktop; Self-cleaning oven; Dishwasher; Disposal; Microwave; Refrigerator / freezer; Icemaker
• Bedrooms: 2 bedrooms; Primary bedroom on first floor
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath has shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire / cable available; Fire sprinkler system; High-speed internet available; Smoke detectors; Walk-in closet; Wheelchair access; Window coverings; Common elevator; 3 ceiling fans; Turnkey furnished
• Laundry & utility: Washer and dryer in residence; Freezer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $242k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $242k).
• Recommended offer: $213k (12.0% 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); 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); 451 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,791/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 157 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 27% 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 $212,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.57% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 5.3

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: -4.3%
• Equity multiple: 0.81×
• Total profit: $-12,587
• Equity at exit: $57,856

10-year hold

• IRR: 2.8%
• Equity multiple: 1.26×
• Total profit: $17,872
• Equity at exit: $60,278

Cash invested: $67,760 (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: 451
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,791 high
• Mortgage (P&I): −$1,269
• Tax from tax record: −$362 /mo · $4,349/yr
• Insurance: −$101
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$1,024
• Vacancy / Maint / Mgmt: −$796
• Net cashflow: $87

Break-even live

Break-even rent $3,681

Max offer price $242,000

Occupancy floor 93%

Sensitivity live

Price	-10% $224	-5% $155	+0% $87	+5% $18	+10% $-50
Rent	-10% $-213	-5% $-63	+0% $87	+5% $237	+10% $386
Rate	-1.0pp $209	-0.5pp $148	base $87	+0.5pp $24	+1.0pp $-40

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: $60,500
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	15d	3	0.03mi
6046 National Blvd Ave Maria, FL	2.0	2.0	1154	$4,395	$3.81	24d	2	0.03mi
6058 National Blvd #343 Ave Maria, FL	2.0	2.0	1194	$4,000	$3.35	24d	1	0.07mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	15d	1	0.08mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$2,995	$2.47	24d	2	0.08mi
6082 National Blvd Ave Maria, FL	2.0	2.0	1366	$4,145	$3.03	24d	2	0.18mi
5410 Double Eagle Cir #2222 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	24d	1	0.25mi
5807 Double Eagle Cir #4631 Ave Maria, FL	3.0	2.0	1301	$5,695	$4.38	24d	1	0.26mi
5835 Double Eagle Cir Unit 4742 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	24d	1	0.26mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	24d	1	0.27mi
6047 Ellerston Way Unit 1 Ave Maria, FL	2.0	2.0	1366	$2,500	$1.83	24d	1	0.29mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	24d	1	0.31mi
5629 Double Eagle Cir #4217 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	24d	1	0.31mi
6039 Ellerston WAY #2017 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	24d	1	0.31mi
5651 Double Eagle Cir #4316 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	24d	1	0.31mi
5629 Double Eagle Cir #4218 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	24d	1	0.31mi
5651 Double Eagle Cir #4338 Ave Maria, FL	2.0	2.0	1301	$6,295	$4.84	24d	1	0.31mi
5835 Double Eagle Cir #4726 Ave Maria, FL	2.0	2.0	1154	$2,095	$1.82	15d	1	0.31mi
5629 Double Eagle Cir #4223 Ave Maria, FL	2.0	2.0	1154	$2,395	$2.08	24d	1	0.31mi
5715 Double Eagle Cir #4416 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	24d	1	0.31mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	24d	1	0.32mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	15d	1	0.32mi
5433 Double Eagle Cir #2915 Ave Maria, FL	2.0	2.0	1366	$6,295	$4.61	22d	1	0.35mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	24d	1	0.36mi
5835 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	24d	1	0.38mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	24d	1	0.39mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	24d	1	0.42mi
5807 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	24d	1	0.43mi
5807 Double Eagle Cir #4621 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	24d	1	0.43mi
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	24d	1	0.44mi
5749 Double Eagle Cir #4528 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	22d	1	0.47mi
5749 Double Eagle Cir #4515 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	22d	1	0.47mi
5749 Double Eagle Cir #4537 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	22d	1	0.47mi
5749 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	24d	1	0.47mi
5715 Double Eagle Cir #4432 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	22d	1	0.48mi
5715 Double Eagle Cir #4413 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	22d	1	0.48mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	24d	1	0.50mi
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	24d	1	0.50mi
5479 Double Eagle Cir #3626 Ave Maria, FL	2.0	2.0	1154	$2,200	$1.91	14d	1	0.51mi
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	15d	1	0.53mi

HOA detail condo

• Monthly dues: $1,024 · $12,288/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $242,000 Active 157 DOM
2. 2026-06-18
   days on market $242,000 Active 154 DOM
3. 2026-06-17
   days on market $242,000 Active 153 DOM
4. 2026-06-16
   days on market $242,000 Active 152 DOM
5. 2026-06-15
   days on market $242,000 Active 151 DOM
6. 2026-06-14
   days on market $242,000 Active 149 DOM
7. 2026-06-10
   days on market $242,000 Active 146 DOM
8. 2026-06-09
   days on market $242,000 Active 145 DOM
9. 2026-06-08
   days on market $242,000 Active 144 DOM
10. 2026-06-07
    days on market $242,000 Active 143 DOM
11. 2026-06-03
    days on market $242,000 Active 139 DOM
12. 2026-06-03
    remarks 677-char remark
13. 2026-06-03
    listed $242,000 Active 138 DOM

ⓘ 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: $4,349 · $362/mo
• Projected year-2 tax: $4,349 · $362/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 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: $45,497
• − Mortgage interest: −$13,556
• − Property taxes: −$4,349
• − Insurance: −$3,034
• − Repairs & maintenance: −$3,640
• − Management: −$3,640
• − HOA: −$12,288
• − Depreciation: −$7,040
• Taxable loss: −$2,049
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $1,535/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

-8.7% since first listed

3 events — show timeline

• 2026-04-07 Price Changed $242,000 NAPLESMLS
• 2026-02-03 Price Changed $255,000 NAPLESMLS
• 2026-01-15 Listed $265,000 NAPLESMLS

Property tax history

+3.2%/yr

Latest (2025): $4,349 · +6.7% YoY. Source: county tax records.