5092 Beckton Rd · Ave Maria, FL 34142

$440,000

3 bd · 2.5 ba · 847 sqft · SingleFamily public records · 217 Days on market

Built 2016 3,920 sqft lot $66/mo HOA · 1% 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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.6/10.0
• 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

Come live in the heart of Ave Maria! This beautiful 3-bedroom home with a versatile flex room, 2 full bathrooms, and a half bathroom built in 2016, offers the perfect blend of comfort, style, and convenience in one of Southwest Florida’s most desirable master-planned communities. Step inside to discover a thoughtful layout with elegant tile flooring throughout the main living areas in the first floor and a modern kitchen featuring sleek finishes and stainless steel appliances. The inviting living room provides a perfect space for relaxing or entertaining, while the flex room upstairs can easily serve as a home office, playroom, or guest space to fit your needs. The fully fenced backya

Key facts

• No rear neighbors
• Flex room
• Modern kitchen

Tags

• FLEX ROOM
• MODERN KITCHEN
• FULLY FENCED BACKYARD
• NO REAR NEIGHBORS
• RESORT STYLE WATER PARK
• COMMUNITY POOLS

Property features AI

Finance

• Other: No RV allowed; No commercial use allowed; Deeded restrictions
• HOA & community: Mandatory HOA; Master HOA fee $198 quarterly ($792 annually); Professional management; Community amenities include clubhouse, community pool, exercise room, tennis and basketball courts, volleyball, bike/jog paths, sidewalks, streetlights, dog park, underground utilities, internet access

Exterior

• Parking: Attached 2-car garage
• Security: Manual storm shutters; Smoke detectors
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Single-family residence; 2-story home; Built in 2016; Rear exposure faces northwest; Located in Ave Maria community (Coquina at Maple Ridge)
• Construction: Concrete block construction
• Exterior features: Decorative shutters; Automatic sprinkler system; Stucco exterior; Manual storm shutters; Single-hung windows; Tile roof

Interior

• Kitchen: Range; Microwave; Dishwasher; Garbage disposal; Refrigerator/Freezer
• Bedrooms: 3 bedrooms plus den
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Cable available
• Interior features: High-speed internet available; Smoke detectors; Walk-in closet; Split bedroom floor plan; Dining in the living area; Den/study; Loft; Screened lanai/porch; Unfurnished
• Laundry & utility: Washer and dryer; Automatic garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $440k).
• Recommended offer: $387k (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.
• Market conditions: Rents rising (+3.0%/yr); 451 active listings in the ZIP; 13 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 $4,661/mo this rent would consume 90% 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.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $123k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 16196% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $387,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• 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: 2.5%
• Equity multiple: 1.11×
• Total profit: $13,338
• Equity at exit: $105,193

10-year hold

• IRR: 9.0%
• Equity multiple: 1.87×
• Total profit: $106,892
• Equity at exit: $109,596

Cash invested: $123,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $4,661 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$378 /mo · $4,531/yr
• Insurance: −$183
• HOA: −$66
• Vacancy / Maint / Mgmt: −$979
• Net cashflow: $748

Break-even live

Break-even rent $3,714

Max offer price $440,000

Occupancy floor 79%

Sensitivity live

Price	-10% $997	-5% $873	+0% $748	+5% $624	+10% $499
Rent	-10% $380	-5% $564	+0% $748	+5% $932	+10% $1,116
Rate	-1.0pp $970	-0.5pp $860	base $748	+0.5pp $634	+1.0pp $518

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5360 Brin Way Ave Maria, FL	4.0	2.5	1088	$2,495	$2.29	24d	1	0.17mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	24d	1	0.70mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	24d	1	0.75mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	24d	1	0.81mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	24d	1	0.81mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	24d	1	0.87mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	24d	1	0.96mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	24d	1	0.99mi
5749 Double Eagle Cir #4515 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	22d	1	0.99mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	24d	1	1.04mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	24d	2	1.14mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	15d	1	1.14mi
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	15d	3	1.14mi

HOA detail

• Monthly dues: $66 · $792/yr

Listing history 16 events

1. 2026-06-03
   days on market $440,000 Active 217 DOM
2. 2026-06-02
   days on market $440,000 Active 216 DOM
3. 2026-06-01
   days on market $440,000 Active 215 DOM
4. 2026-05-31
   days on market $440,000 Active 214 DOM
5. 2026-05-30
   days on market $440,000 Active 213 DOM
6. 2026-04-22
   historical $2,700
7. 2026-04-11
   historical $2,700
8. 2026-04-09
   listed $2,700
9. 2026-04-07
   price $2,450
10. 2026-03-30
    price $2,700
11. 2026-03-28
    price $440,000
12. 2026-03-12
    listed $2,800
13. 2026-03-11
    price $445,000
14. 2026-01-07
    price $450,000
15. 2025-11-24
    price $460,000
16. 2025-10-29
    listed $480,000 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: $4,531 · $378/mo
• Projected year-2 tax: $4,531 · $378/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 3/10 Moderate
• 🌡 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: $55,937
• − Mortgage interest: −$24,647
• − Property taxes: −$4,531
• − Insurance: −$2,200
• − Repairs & maintenance: −$4,475
• − Management: −$4,475
• − HOA: −$792
• − Depreciation: −$12,800
• Taxable income: $2,017
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $8,494/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

-99.4% since first listed

11 events — show timeline

• 2026-04-22 Rental Removed $2,700 NAPLESMLS
• 2026-04-11 Rental Removed $2,700 FGCMLS
• 2026-04-09 Listed for Rent $2,700 FGCMLS
• 2026-04-07 Price Changed $2,450 NAPLESMLS
• 2026-03-30 Price Changed $2,700 NAPLESMLS
• 2026-03-28 Price Changed $440,000 NAPLESMLS
• 2026-03-12 Listed for Rent $2,800 NAPLESMLS
• 2026-03-11 Price Changed $445,000 NAPLESMLS
• 2026-01-07 Price Changed $450,000 NAPLESMLS
• 2025-11-24 Price Changed $460,000 NAPLESMLS
• 2025-10-29 Listed $480,000 NAPLESMLS

Property tax history

+9.3%/yr

Latest (2025): $4,531 · +8.3% YoY. Source: county tax records.