5214 Ciatto Way · Ave Maria, FL 34142

$464,900

3 bd · 2.0 ba · 1,805 sqft · SingleFamily public records · 70 Days on market

Built 2016 6,969 sqft lot $489/mo HOA · 10% of rent

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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 +16.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• DSCR +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

Listing remarks

Ave Maria Florida Living at its Finest, Del Webb Naples is a Premier 55+ Amenities & Lifestyle Rich Community. Exceptionally Optioned “Abbeyville” Model, w/ Covered & Extended Rear Lanai/Patio Providing Approximately 500 Sq. Ft. of Outdoor Living/Entertaining Space, Stone Front Elevation, Florida Rm, 3rd Bedroom Option, 4’ Garage Ext. on Oversized Premium Water Lot, Stunning Beautifully Landscaped Views, 1805 Sq. Ft. 2225 Total Sq. Ft. , 3 Bedrooms, 2 Full Baths, 2 Car Garage. Other Options Include; Kinetico Water Filtration System, Hurricane Electrical Roll Down Shutters at Rear Lanai, Accordion Hurricane Shutters on Windows, Tile on Diagonal Through Most, Woo

Key facts

• Resort pool
• 6,969 sq ft lot
• 2 garage spots

Tags

• COVERED EXTENDED REAR LANAI
• ACCORDION HURRICANE SHUTTERS
• FINISHED LAUNDRY ROOM
• RESORT POOL

Property features AI

Finance

• Financial info: One-time special assessment fee noted
• HOA & community: Mandatory HOA; HOA fee approximately $1,263.12 quarterly; Master HOA fee approximately $203 quarterly; HOA maintenance covers cable, internet/Wi‑Fi, irrigation water, lawn/land maintenance, legal/accounting, on-site manager, recreation facilities, reserves, street lights and street maintenance; On-site management; Community amenities include clubhouse, community pool and room, exercise room, tennis, pickleball, basketball, bocce, putting green, golf course (non‑equity), dog park, bike/jog paths, restaurant, sauna, library, billiards, beauty salon, BBQ/picnic areas and underground utilities; Total annual recurring fees approx. $5,864; total one-time fees approx. $1,825; one-time other fee $250

Exterior

• Parking: Attached 2-car garage
• Security: Gated community; Entry card; Entry keypad; Electric shutters and other shutters
• Utilities: Central water; Central sewer; Cable available; Reclaimed irrigation
• Home design: Single-family home, 1 story (ranch/Florida); Built in 2016; Stucco exterior; Tile roof; Rear exposure to the east; Located in Ave Maria community (gated, golf course community)
• Construction: Concrete block construction
• Exterior features: Patio; Room for pool; Automatic sprinklers; Screened lanai/porch; Florida room; Lake view / waterfront

Interior

• Kitchen: Kitchen island; Pantry and walk-in pantry
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable pre-wired and high-speed internet available; Laundry tub; Multiple phone lines; Pantry; Smoke detectors; Tray ceiling; Walk-in closet(s); Window coverings; Great room floor plan; Five ceiling fans; Unfurnished
• Laundry & utility: Laundry located in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $465k).
• Recommended offer: $437k (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.
• 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 $4,877/mo this rent would consume 94% 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 $5k 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 70 days — a 6% lower offer ($437k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $316k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $437,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.05% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 7.9

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: -3.7%
• Equity multiple: 0.84×
• Total profit: $-21,062
• Equity at exit: $111,146

10-year hold

• IRR: 3.1%
• Equity multiple: 1.29×
• Total profit: $37,950
• Equity at exit: $115,798

Cash invested: $130,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $4,877 high
• Mortgage (P&I): −$2,438
• Tax from tax record: −$498 /mo · $5,981/yr
• Insurance: −$194
• HOA: −$489
• Vacancy / Maint / Mgmt: −$1,024
• Net cashflow: $234

Break-even live

Break-even rent $4,581

Max offer price $464,900

Occupancy floor 90%

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: $116,225
• Closing costs: $13,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5476 Katia Ct Ave Maria, FL	3.0	2.5	1983	$4,300	$2.17	23d	1	0.20mi
8010 Helena Ct Ave Maria, FL	2.0	2.0	1554	$2,500	$1.61	21d	1	0.21mi
6003 Diamonte Pl Ave Maria, FL	3.0	2.5	2395	$11,995	$5.01	23d	1	0.22mi
6023 Diamonte Pl Ave Maria, FL	3.0	3.0	2379	$4,995	$2.10	23d	1	0.30mi
5909 Berwick Ln Ave Maria, FL	2.0	2.0	1850	$10,995	$5.94	23d	1	0.31mi
6036 Ellerston WAY #1311 Ave Maria, FL	3.0	2.0	1741	$4,490	$2.58	23d	1	0.34mi
5445 Double Eagle Cir #3011 Ave Maria, FL	2.0	2.0	1569	$2,495	$1.59	23d	1	0.34mi
6039 Ellerston WAY #2017 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	23d	1	0.34mi
5710 Melbourne Ct #6511 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	23d	1	0.34mi
5651 Double Eagle Cir #4338 Ave Maria, FL	2.0	2.0	1301	$6,295	$4.84	23d	1	0.34mi
5704 Melbourne Ct #6712 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	23d	1	0.34mi
6012 Ellerston WAY #1121 Ave Maria, FL	3.0	2.0	2110	$6,295	$2.98	23d	1	0.34mi
5629 Double Eagle Cir #4218 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	23d	1	0.34mi
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	23d	1	0.36mi
5478 Double Eagle Cir #3521 Ave Maria, FL	2.0	2.0	1569	$4,995	$3.18	23d	1	0.37mi
5937 Berwick Ln Ave Maria, FL	3.0	2.0	2061	$4,995	$2.42	23d	1	0.38mi
5433 Double Eagle Cir #2915 Ave Maria, FL	2.0	2.0	1366	$6,295	$4.61	21d	1	0.38mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	23d	1	0.38mi
5938 Berwick Ln Ave Maria, FL	3.0	3.0	2247	$10,995	$4.89	23d	1	0.38mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	23d	1	0.39mi
5515 Whistling Straights Ct Ave Maria, FL	3.0	2.5	2419	$6,500	$2.69	21d	1	0.39mi
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	23d	1	0.40mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	0.41mi
5410 Double Eagle Cir #2222 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	0.41mi
5939 Gala Dr Immokalee, FL	3.0	3.0	2300	$5,995	$2.61	23d	1	0.41mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	13d	1	0.43mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	23d	1	0.43mi
5807 Double Eagle Cir #4631 Ave Maria, FL	3.0	2.0	1301	$5,695	$4.38	23d	1	0.45mi
6082 National Blvd Ave Maria, FL	2.0	2.0	1366	$4,145	$3.03	23d	2	0.47mi
5435 Pikewood Ct Ave Maria, FL	2.0	2.5	1850	$3,695	$2.00	21d	1	0.47mi
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	13d	1	0.48mi
5981 Berwick Ln Ave Maria, FL	3.0	3.0	2224	$5,995	$2.70	23d	1	0.49mi
5985 Berwick Ln Ave Maria, FL	2.0	2.0	2061	$10,995	$5.33	23d	1	0.50mi
6023 Ellerston Way #1823 Ave Maria, FL	3.0	2.0	1695	$2,995	$1.77	23d	1	0.51mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	23d	2	0.52mi
5997 Berwick Ln Ave Maria, FL	3.0	3.0	2247	$6,995	$3.11	23d	1	0.53mi
5444 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$3,995	$1.78	21d	1	0.53mi
5538 Useppa Dr Ave Maria, FL	2.0	2.5	1850	$10,995	$5.94	23d	1	0.56mi
5428 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$7,895	$3.51	21d	1	0.57mi
5527 Double Eagle Cir Unit 3838 Ave Maria, FL	3.0	2.0	1301	$2,295	$1.76	23d	1	0.58mi

HOA detail

• Monthly dues: $489 · $5,868/yr
• Likely covers: waterelectric

Listing history 18 events

1. 2026-06-18
   days on market $464,900 Active 70 DOM
2. 2026-06-17
   days on market $464,900 Active 69 DOM
3. 2026-06-16
   days on market $464,900 Active 68 DOM
4. 2026-06-15
   days on market $464,900 Active 67 DOM
5. 2026-06-14
   days on market $464,900 Active 65 DOM
6. 2026-06-10
   days on market $464,900 Active 62 DOM
7. 2026-06-09
   days on market $464,900 Active 61 DOM
8. 2026-06-08
   days on market $464,900 Active 60 DOM
9. 2026-06-07
   days on market $464,900 Active 59 DOM
10. 2026-06-03
    days on market $464,900 Active 55 DOM
11. 2026-06-02
    days on market $464,900 Active 54 DOM
12. 2026-06-01
    days on market $464,900 Active 53 DOM
13. 2026-05-31
    days on market $464,900 Active 52 DOM
14. 2026-05-30
    days on market $464,900 Active 51 DOM
15. 2026-04-09
    listed $471,900 Active
16. 2021-10-04
    soldstatus $316,000
17. 2021-08-26
    soldstatus $316,000
18. 2017-09-27
    soldstatus $287,500

ⓘ 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: $5,981 · $498/mo
• Projected year-2 tax: $5,981 · $498/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥112°F today · 29 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: $58,521
• − Mortgage interest: −$26,042
• − Property taxes: −$5,981
• − Insurance: −$2,324
• − Repairs & maintenance: −$4,682
• − Management: −$4,682
• − HOA: −$5,868
• − Depreciation: −$13,524
• Taxable loss: −$4,581
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $3,902/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

+64.1% since first listed

4 events — show timeline

• 2026-04-09 Listed $471,900 NAPLESMLS
• 2021-10-04 Sold (Public Records) $316,000 Public Records
• 2021-08-26 Sold (Public Records) $316,000 Public Records
• 2017-09-27 Sold (Public Records) $287,500 Public Records

Property tax history

+36.3%/yr

Latest (2025): $5,981 · +7.4% YoY. Source: county tax records.