4671 Espiritu Way · Ave Maria, FL 34142

$349,990

2 bd · 2.0 ba · 1,448 sqft · SingleFamily · 139 Days on market

Built 2025 4,356 sqft lot $368/mo HOA · 11% of rent

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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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• DSCR +3.9/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Sealine at Gatherpoint is a brand-new, under-construction quad home offering an open flow-through layout with 2 bedrooms, 2 bathrooms, a versatile den and a 2-car garage. The gathering room and adjoining café flow seamlessly into a well-appointed kitchen featuring stainless steel appliances and quartz countertops, while a flexible room off the foyer can serve as an office, den, or third bedroom. Premium finishes include tile roofing, impact windows, tile flooring throughout the main areas, natural gas, and an energy-efficient tankless gas water heater. Located in the new Gatherpoint community within the Ave Maria masterplanned development, residents enjoy a private amenity campus wit

Key facts

• Quartz countertops
• Tile roofing
• Impact windows

Tags

• OPEN FLOW-THROUGH LAYOUT
• WELL-APPOINTED KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• TILE ROOFING
• IMPACT WINDOWS

Property features AI

Finance

• HOA & community: Mandatory HOA; Monthly HOA fee of $298.66; Master HOA fee of $69.67 monthly; One-time fee of $2,250; Total annual recurring fees about $4,678; Professional management; HOA maintenance covers cable, irrigation water, lawn/land maintenance, manager, recreation facilities, street lights, and street maintenance; Community amenities include clubhouse, community pool, community room, exercise room, golf course, hobby room, internet access, pickleball, play area, restaurant, sidewalks, streetlights, and underground utilities

Exterior

• Parking: Attached 2-car garage; Paved driveway; Electric vehicle charging
• Security: Gated community
• Utilities: Central water; Sewer assessment paid; Natural gas available; Cable available
• Home design: Residential attached villa (Carriage/Coach style); Single-story; Rear exposure facing northwest; Located in the Ave Maria community (Gatherpoint)
• Construction: Concrete block construction; Stucco exterior; Tile roof; Impact-resistant windows and doors
• Exterior features: Patio; Automatic sprinkler system

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer; Breakfast bar; Dining integrated with living
• Bedrooms: 2 bedrooms plus den; Primary bedroom on ground/first floor; Additional bedroom on first floor
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom with dual sinks and shower (no tub)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Cable prewired; Foyer; French doors; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Great room floor plan; Screened lanai/porch; Den / study
• Laundry & utility: Laundry in residence; Washer and dryer included; Tankless water heater; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-26 ($-315/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $349k (0.2% below list).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.

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); 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 $3,494/mo this rent would consume 67% 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 $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 139 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

Recommended offer $307,991 (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 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
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 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: 1.00% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 8.3

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: -6.8%
• Equity multiple: 0.71×
• Total profit: $-28,682
• Equity at exit: $83,674

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $1,010
• Equity at exit: $87,176

Cash invested: $97,997 (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: 8.3×

Monthly cashflow live

• Estimated rent: $3,494 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$368
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $-26

Break-even live

Break-even rent $3,527

Max offer price $346,192

Occupancy floor 96%

Sensitivity live

Price	-10% $216	-5% $95	+0% $-26	+5% $-147	+10% $-268
Rent	-10% $-302	-5% $-164	+0% $-26	+5% $112	+10% $250
Rate	-1.0pp $150	-0.5pp $63	base $-26	+0.5pp $-117	+1.0pp $-209

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5032 Arancia Ln Ave Maria, FL	3.0	2.0	1525	$2,595	$1.70	15d	1	0.57mi
5068 Annunciation Cir #4211 Ave Maria, FL	1.0	2.0	1100	$2,700	$2.45	24d	1	0.75mi
5068 Annunciation Cir #4201 Ave Maria, FL	2.0	2.0	1266	$3,400	$2.69	24d	1	0.75mi
5076 Annunciation Cir #2206 Ave Maria, FL	2.0	2.0	1206	$3,100	$2.57	24d	1	0.80mi
5076 Annunciation Cir #2305 Ave Maria, FL	2.0	2.0	1166	$2,800	$2.40	24d	1	0.80mi
5080 Annunciation Cir #1306 Ave Maria, FL	3.0	2.0	1700	$4,500	$2.65	24d	1	0.85mi
4925 Gambero Way Ave Maria, FL	2.0	2.0	1525	$4,000	$2.62	24d	1	0.85mi
5187 Nevola Ave Ave Maria, FL	3.0	2.5	1680	$2,700	$1.61	22d	1	1.14mi
5376 Fancourt Links Way Ave Maria, FL	2.0	2.5	1850	$6,850	$3.70	22d	1	1.22mi
5522 Hampton Links Ct Ave Maria, FL	2.0	2.5	1850	$3,995	$2.16	24d	1	1.26mi
5538 Useppa Dr Ave Maria, FL	2.0	2.5	1850	$10,995	$5.94	24d	1	1.35mi
5661 Melbourne Ct #8011 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	13d	1	1.36mi
5435 Pikewood Ct Ave Maria, FL	2.0	2.5	1850	$3,695	$2.00	22d	1	1.38mi
5667 Melbourne Ct #7812 Ave Maria, FL	3.0	2.0	1741	$6,250	$3.59	13d	1	1.38mi
5583 Double Eagle Cir Ave Maria, FL	2.0	2.0	1239	$2,495	$2.01	24d	1	1.40mi
5583 Double Eagle Cir Unit 4118 Ave Maria, FL	3.0	2.0	1301	$4,700	$3.61	24d	1	1.41mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	24d	1	1.41mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	24d	1	1.41mi
5583 Double Eagle Cir #4137 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	22d	1	1.41mi
5427 Double Eagle Cir #2826 Ave Maria, FL	2.0	2.0	1569	$6,495	$4.14	24d	1	1.41mi
5427 Double Eagle Cir #2815 Ave Maria, FL	2.0	2.0	1400	$2,700	$1.93	24d	1	1.41mi
5445 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	24d	1	1.41mi
5427 Double Eagle Cir #2822 Ave Maria, FL	2.0	2.0	1355	$5,795	$4.28	24d	1	1.41mi
5427 Double Eagle Cir #2825 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	24d	1	1.41mi
5445 Double Eagle Cir #3013 Ave Maria, FL	2.0	2.0	1366	$2,595	$1.90	22d	1	1.42mi
5445 Double Eagle Cir #3026 Ave Maria, FL	2.0	2.0	1569	$2,350	$1.50	22d	1	1.42mi
5527 Double Eagle Cir Unit 3838 Ave Maria, FL	3.0	2.0	1301	$2,295	$1.76	24d	1	1.42mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	24d	1	1.42mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	24d	1	1.42mi
5555 Double Eagle Cir Unit 3916 Ave Maria, FL	2.0	2.0	1154	$5,950	$5.16	24d	1	1.42mi
5555 Double Eagle Cir #3936 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	15d	1	1.42mi
5555 Double Eagle Cir #3918 Ave Maria, FL	3.0	2.0	1301	$5,995	$4.61	24d	1	1.42mi
5555 Double Eagle Cir #3913 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	24d	1	1.42mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	24d	1	1.43mi
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	15d	1	1.48mi
5715 Double Eagle Cir Unit 4416 1 Ave Maria, FL	2.0	2.0	1154	$2,300	$1.99	24d	1	1.48mi
5715 Double Eagle Cir Unit 4432AVE Ave Maria, FL	2.0	2.0	1283	$2,495	$1.94	24d	1	1.48mi
5651 Double Eagle Cir #4323 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	22d	1	1.48mi
5651 Double Eagle Cir Unit 1545996P Ave Maria, FL	2.0	2.0	1280	$2,581	$2.02	15d	1	1.48mi
5651 Double Eagle Cir #4318 Ave Maria, FL	3.0	2.0	1301	$2,200	$1.69	22d	1	1.48mi

HOA detail

• Monthly dues: $368 · $4,416/yr
• Likely covers: watergas

Listing history 1 events

1. 2026-01-07
   listed $349,990 Active

ⓘ 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: $41,931
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,354
• − Management: −$3,354
• − HOA: −$4,416
• − Depreciation: −$10,182
• Taxable loss: −$5,980
• Est. tax savings @ 24.0%: +$1,435
• After-tax cash flow: $1,120/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

1 event — show timeline

• 2026-01-07 Listed $349,990 BEARMLS