5467 Ferris Ave · Ave Maria, FL 34142

$315,000

3 bd · 2.5 ba · 929 sqft · SingleFamily public records · 371 Days on market

Built 2015 $195/mo HOA · 4% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• 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 MLS

* * Priced below market value and waiting for its new owners! * * This stunning 2-story home offers 3 spacious bedrooms and 2.5 bathrooms, with a convenient upstairs laundry room and cozy carpeted flooring throughout the second level. Downstairs, enjoy a bright and open-concept kitchen that seamlessly flows into the living and dining areas perfect for entertaining with durable tile flooring throughout. Hurricane shutters are included. Located in a desirable lakefront community, residents enjoy * * 5-star amenities * * includes a resort-style pool, fully equipped fitness center, clubhouse, playground, walking trails, and more! Don’t miss the opportunity to live in comfort, style, and convenience. Schedule your private tour today! * Property is currently tenant occupied until Aug 19th, 2026. *

Key facts

• Natural preserves
• Fitness center
• Walk-in closet

Tags

• LAKEFRONT HOME
• OPEN KITCHEN
• WALK-IN CLOSET
• NATURAL PRESERVES
• FITNESS CENTER
• BBQ AREA

Property features AI

Finance

• Other: No pet restrictions (pets allowed)
• HOA & community: Monthly association fee ($195); Community clubhouse; Community fitness center; Maintained community; Pickleball courts; Tennis courts

Exterior

• Parking: 1-car garage; Driveway (covered spaces: 1)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: 2-story home; Faces west
• Construction: Block construction; Barrel roof; Resale property
• Exterior features: Storm/security shutters; Lakefront setting; Community pool

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Garbage disposal; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: First-floor entry; Upper-level primary bedroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $315k).
• Recommended offer: $277k (12.0% 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.
• Market conditions: Rents rising (+3.0%/yr); 449 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,656/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 $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.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $88k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 371 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 371 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. 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: 1.48% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.98%
• DSCR: 1.76
• 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: 13.8%
• Equity multiple: 1.62×
• Total profit: $55,078
• Equity at exit: $75,309

10-year hold

• IRR: 19.8%
• Equity multiple: 2.99×
• Total profit: $175,228
• Equity at exit: $78,460

Cash invested: $88,200 (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: 449
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $4,656 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$452 /mo · $5,429/yr
• Insurance: −$131
• HOA: −$195
• Vacancy / Maint / Mgmt: −$978
• Net cashflow: $1,248

Break-even live

Break-even rent $3,077

Max offer price $315,000

Occupancy floor 68%

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: $78,750
• Closing costs: $9,450
• 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	23d	1	0.04mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.77mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.83mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.90mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	23d	1	0.90mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	23d	1	0.95mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	23d	1	0.97mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	23d	1	1.03mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	23d	1	1.04mi
5749 Double Eagle Cir #4515 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	21d	1	1.05mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	23d	2	1.11mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	13d	1	1.11mi
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	13d	3	1.13mi

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: poolgym

Listing history 33 events

1. 2026-06-18
   days on market $315,000 Active 371 DOM
2. 2026-06-17
   days on market $315,000 Active 370 DOM
3. 2026-06-16
   days on market $315,000 Active 369 DOM
4. 2026-06-15
   days on market $315,000 Active 368 DOM
5. 2026-06-10
   days on market $315,000 Active 363 DOM
6. 2026-06-09
   days on market $315,000 Active 362 DOM
7. 2026-06-08
   days on market $315,000 Active 361 DOM
8. 2026-06-07
   days on market $315,000 Active 360 DOM
9. 2026-06-02
   days on market $315,000 Active 355 DOM
10. 2026-06-01
    days on market $315,000 Active 354 DOM
11. 2026-05-31
    days on market $315,000 Active 353 DOM
12. 2026-05-30
    days on market $315,000 Active 352 DOM
13. 2026-05-11
    listed $315,000 Active 817-char remark

    Show marketing remark (817 chars)

    * * Priced below market value and waiting for its new owners! * * This stunning 2-story home offers 3 spacious bedrooms and 2.5 bathrooms, with a convenient upstairs laundry room and cozy carpeted flooring throughout the second level. Downstairs, enjoy a bright and open-concept kitchen that seamlessly flows into the living and dining areas perfect for entertaining with durable tile flooring throughout. Hurricane shutters are included. Located in a desirable lakefront community, residents enjoy * * 5-star amenities * * includes a resort-style pool, fully equipped fitness center, clubhouse, playground, walking trails, and more! Don’t miss the opportunity to live in comfort, style, and convenience. Schedule your private tour today! * Property is currently tenant occupied until Aug 19th, 2026. *

14. 2026-03-28
    status Active
15. 2026-02-23
    historical Active Under Contract
16. 2026-02-12
    historical
17. 2026-01-31
    price $315,000
18. 2025-08-14
    historical $2,200
19. 2025-07-25
    listed $2,200
20. 2025-07-15
    price $355,000
21. 2025-07-10
    price $364,900
22. 2025-06-19
    price $365,000
23. 2025-06-17
    price $370,000
24. 2025-06-12
    listed $370,000 Active
25. 2025-06-12
    historical
26. 2025-06-08
    price $379,000
27. 2025-05-21
    price $379,900
28. 2025-05-13
    price $379,900
29. 2025-04-03
    listed $399,000 Active
30. 2025-02-13
    listed $399,000 Active
31. 2024-07-09
    historical $2,300
32. 2024-06-18
    price $2,300
33. 2024-06-05
    listed $2,400

ⓘ 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: $5,429 · $452/mo
• Projected year-2 tax: $5,429 · $452/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 10/10 Extreme 7 d/yr ≥111°F today · 28 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: $55,878
• − Mortgage interest: −$17,645
• − Property taxes: −$5,429
• − Insurance: −$1,575
• − Repairs & maintenance: −$4,470
• − Management: −$4,470
• − HOA: −$2,340
• − Depreciation: −$9,164
• Taxable income: $10,785
• Est. tax owed @ 24.0%: −$2,588
• After-tax cash flow: $12,388/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

+13025.0% since first listed

21 events — show timeline

• 2026-05-11 Listed $315,000 FORTMLS
• 2026-03-28 Relisted — MARMLS
• 2026-02-23 Contingent — MARMLS
• 2026-02-12 Listing Removed — FORTMLS
• 2026-01-31 Price Changed $315,000 MARMLS
• 2025-08-14 Rental Removed $2,200 MARMLS
• 2025-07-25 Listed for Rent $2,200 MARMLS
• 2025-07-15 Price Changed $355,000 MARMLS
• 2025-07-10 Price Changed $364,900 MARMLS
• 2025-06-19 Price Changed $365,000 MARMLS
• 2025-06-17 Price Changed $370,000 FORTMLS
• 2025-06-12 Listing Removed — MARMLS
• 2025-06-12 Listed $370,000 MARMLS
• 2025-06-08 Price Changed $379,000 MARMLS
• 2025-05-21 Price Changed $379,900 FORTMLS
• 2025-05-13 Price Changed $379,900 MARMLS
• 2025-04-03 Listed $399,000 FORTMLS
• 2025-02-13 Listed $399,000 MARMLS
• 2024-07-09 Rental Removed $2,300 NAPLESMLS
• 2024-06-18 Price Changed $2,300 NAPLESMLS
• 2024-06-05 Listed for Rent $2,400 NAPLESMLS

Property tax history

+11.3%/yr

Latest (2025): $5,429 · +7.0% YoY. Source: county tax records.