5698 Mayflower Way #403 · Ave Maria, FL 34142

$264,900

3 bd · 2.0 ba · 1,457 sqft · Condo public records · 161 Days on market

Built 2018 $806/mo HOA · 22% 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 +16.9/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

A SUPER-GREAT VALUE here at this 55+ Active LifeStyle Community Condominium --TASTEFULLY DECORATED>> GOLF COURSE & WATER VIEWS! - (RARELY AVAILABLE---> GUEST BATHROOM HAS A TUB/SHOWER Combo) FURNISHED TURNKEY! - 1st Floor HERON Model Carriage Home; AS-IS, Move-In Ready! Water, Cable TV & High Speed Internet INCLUDED in Condo fees! Features 3 Bedrooms, 2 Full Bathrooms, Accordian Style Hurricane Shutters Providing Maximum Storm Protection. Screened Lanai w/ Fabric Roll Down Protection, Tiled in Main Areas, Luxury Vinyl Tile in Bedrooms, Plantation Shutters, Breakfast Nook. Screened Entry w/ added Glass Insert in Front Door. East Exposure Provides Premium Year Round Sunr

Key facts

• Water views
• Plantation shutters
• Screened lanai

Tags

• GUEST BATHROOM HAS A TUB
• GOLF COURSE VIEWS
• WATER VIEWS
• SCREENED LANAI
• LUXURY VINYL TILE
• PLANTATION SHUTTERS

Property features AI

Finance

• Other: Complex has 24 units; building has 8 units; single unit per floor; one floor in building
• Financial info: Total annual recurring fees $9,672; Total one-time fees $1,795; One-time special assessment fee $1,250
• HOA & community: Mandatory HOA; Quarterly master HOA fee $203; Quarterly HOA fee $859.80; Quarterly condo fee $1,355; Professional management; Maintenance covers cable, insurance, internet/WiFi, lawn/land maintenance, legal/accounting, manager, exterior pest control, and reserves; Community amenities include clubhouse, community pool, golf course, bike and jog paths, pickleball, dog park, business center, restaurant, shopping, billiards, beauty salon, community park, streetlights

Exterior

• Parking: Attached 1-car garage; Paved driveway
• Security: Gated community; Entry keypad
• Utilities: Central water (assessment unpaid); Central sewer (assessment unpaid); Cable available
• Home design: Residential property; Low-rise building (1-3 stories); Carriage/Coach style; Built in 2018; Rear exposure facing east; Located in a gated, golf-course community (Ave Maria / Del Webb)
• Construction: Concrete block construction
• Exterior features: Tile roof; Stone exterior finish; Impact resistant windows; Single-hung windows; Shutters (screens/fabric); Automatic sprinkler system (central); Freshwater lake frontage; Golf course and lake views; Cul-de-sac lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator/ice maker; Self-cleaning oven; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms; Master bedroom on ground level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: French doors; High-speed internet available; Smoke detectors; Turnkey furnished; Screened lanai/porch; Eat-in kitchen; Pantry; Approximately 1457 living area; Four ceiling fans
• Laundry & utility: Washer and dryer in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $233k (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); 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 $3,604/mo this rent would consume 69% 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 161 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $50k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $187k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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. 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?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.36% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 6.1

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: -2.8%
• Equity multiple: 0.88×
• Total profit: $-9,141
• Equity at exit: $63,331

10-year hold

• IRR: 4.1%
• Equity multiple: 1.39×
• Total profit: $28,760
• Equity at exit: $65,981

Cash invested: $74,172 (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: 6.1×

Monthly cashflow live

• Estimated rent: $3,604 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$369 /mo · $4,433/yr
• Insurance: −$110
• HOA: −$806
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $173

Break-even live

Break-even rent $3,386

Max offer price $264,900

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5697 Mayflower Way Ave Maria, FL	2.0	2.0	1538	$2,495	$1.62	23d	1	0.05mi
5705 Mayflower Way #1407 Ave Maria, FL	2.0	2.0	1536	$2,250	$1.46	23d	1	0.06mi
5690 Mayflower Way #601 Ave Maria, FL	3.0	2.0	1815	$5,500	$3.03	23d	1	0.07mi
5690 Mayflower Way Ave Maria, FL	3.0	2.0	1815	$3,295	$1.82	23d	1	0.07mi
5769 Mayflower Way Ave Maria, FL	2.0	2.0	1554	$4,000	$2.57	23d	1	0.19mi
5935 Mayflower Way Ave Maria, FL	2.0	2.0	1460	$2,550	$1.75	23d	1	0.45mi
5988 Mayflower Way Ave Maria, FL	2.0	2.0	1602	$5,200	$3.25	23d	1	0.49mi
5360 Brin Way Ave Maria, FL	4.0	2.5	1088	$2,495	$2.29	23d	1	0.57mi
5538 Useppa Dr Ave Maria, FL	2.0	2.5	1850	$10,995	$5.94	23d	1	0.68mi
5435 Pikewood Ct Ave Maria, FL	2.0	2.5	1850	$3,695	$2.00	21d	1	0.77mi
6168 Harmony Dr Immokalee, FL	3.0	2.0	1570	$5,495	$3.50	13d	1	0.88mi
8010 Helena Ct Ave Maria, FL	2.0	2.0	1554	$2,500	$1.61	21d	1	0.90mi
6441 Liberty St Ave Maria, FL	3.0	2.0	1685	$5,795	$3.44	23d	1	0.90mi
6189 Harmony Dr Immokalee, FL	3.0	2.0	1558	$6,295	$4.04	23d	1	0.93mi
6205 Harmony Dr Immokalee, FL	3.0	2.0	1558	$5,000	$3.21	23d	1	0.96mi
5574 Cassidy Ln Ave Maria, FL	3.0	2.0	1630	$2,250	$1.38	21d	1	0.97mi
5478 Double Eagle Cir #3521 Ave Maria, FL	2.0	2.0	1569	$4,995	$3.18	23d	1	1.02mi
5639 Argento Dr Ave Maria, FL	3.0	2.5	1400	$2,500	$1.79	23d	1	1.04mi
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	23d	1	1.05mi
5688 Cassidy Ln Ave Maria, FL	2.0	2.0	1366	$2,500	$1.83	13d	1	1.05mi
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	23d	1	1.05mi
5629 Double Eagle Cir #4223 Ave Maria, FL	2.0	2.0	1154	$2,395	$2.08	23d	1	1.06mi
6039 Ellerston WAY #2017 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	23d	1	1.06mi
5710 Melbourne Ct #6511 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	23d	1	1.06mi
5651 Double Eagle Cir #4316 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	23d	1	1.06mi
5651 Double Eagle Cir #4338 Ave Maria, FL	2.0	2.0	1301	$6,295	$4.84	23d	1	1.06mi
5629 Double Eagle Cir #4217 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	23d	1	1.06mi
5445 Double Eagle Cir #3011 Ave Maria, FL	2.0	2.0	1569	$2,495	$1.59	23d	1	1.06mi
5835 Double Eagle Cir #4726 Ave Maria, FL	2.0	2.0	1154	$2,095	$1.82	13d	1	1.06mi
5715 Double Eagle Cir #4416 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	23d	1	1.06mi
5704 Melbourne Ct #6712 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	23d	1	1.06mi
6036 Ellerston WAY #1311 Ave Maria, FL	3.0	2.0	1741	$4,490	$2.58	23d	1	1.06mi
5629 Double Eagle Cir #4218 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	23d	1	1.06mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	23d	1	1.06mi
5909 Berwick Ln Ave Maria, FL	2.0	2.0	1850	$10,995	$5.94	23d	1	1.08mi
5479 Double Eagle Cir #3626 Ave Maria, FL	2.0	2.0	1154	$2,200	$1.91	13d	1	1.09mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	23d	1	1.11mi
5433 Double Eagle Cir #2915 Ave Maria, FL	2.0	2.0	1366	$6,295	$4.61	21d	1	1.11mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	1.12mi
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	13d	1	1.12mi

HOA detail condo

• Monthly dues: $806 · $9,672/yr
• Likely covers: waterinternetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $264,900 Active 161 DOM
2. 2026-06-17
   days on market $264,900 Active 160 DOM
3. 2026-06-16
   days on market $264,900 Active 159 DOM
4. 2026-06-15
   days on market $264,900 Active 158 DOM
5. 2026-06-14
   days on market $264,900 Active 156 DOM
6. 2026-06-10
   days on market $264,900 Active 153 DOM
7. 2026-06-09
   days on market $264,900 Active 152 DOM
8. 2026-06-09
   price $264,900 Active 151 DOM
9. 2026-06-08
   days on market $284,900 Active 151 DOM
10. 2026-06-07
    days on market $284,900 Active 150 DOM
11. 2026-06-03
    days on market $284,900 Active 146 DOM
12. 2026-06-02
    days on market $284,900 Active 145 DOM
13. 2026-06-01
    days on market $284,900 Active 144 DOM
14. 2026-05-31
    days on market $284,900 Active 143 DOM
15. 2026-05-30
    days on market $284,900 Active 142 DOM
16. 2026-03-29
    price $284,900
17. 2026-02-23
    price $294,900
18. 2026-01-08
    listed $314,900 Active
19. 2025-09-30
    historical
20. 2025-09-05
    price $299,899
21. 2025-04-18
    price $299,900
22. 2025-03-10
    price $312,900
23. 2025-01-30
    price $314,900
24. 2024-11-30
    listed $324,500 Active
25. 2024-09-30
    historical
26. 2024-09-30
    historical
27. 2024-06-13
    price $324,500
28. 2024-06-13
    price $324,500
29. 2024-04-02
    price $343,500
30. 2024-04-02
    price $343,500
31. 2024-03-14
    price $353,900
32. 2024-03-12
    price $353,900
33. 2024-02-15
    listed $359,900 Active
34. 2024-02-15
    listed $359,900 Active
35. 2019-08-19
    soldstatus $187,000 Sold
36. 2019-07-12
    status Pending
37. 2019-02-07
    listed $194,114 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: $4,433 · $369/mo
• Projected year-2 tax: $4,433 · $369/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 ≥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: $43,253
• − Mortgage interest: −$14,839
• − Property taxes: −$4,433
• − Insurance: −$1,324
• − Repairs & maintenance: −$3,460
• − Management: −$3,460
• − HOA: −$9,672
• − Depreciation: −$7,706
• Taxable loss: −$1,642
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $2,464/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

+46.8% since first listed

22 events — show timeline

• 2026-03-29 Price Changed $284,900 NAPLESMLS
• 2026-02-23 Price Changed $294,900 NAPLESMLS
• 2026-01-08 Listed $314,900 NAPLESMLS
• 2025-09-30 Listing Removed — NAPLESMLS
• 2025-09-05 Price Changed $299,899 NAPLESMLS
• 2025-04-18 Price Changed $299,900 NAPLESMLS
• 2025-03-10 Price Changed $312,900 NAPLESMLS
• 2025-01-30 Price Changed $314,900 NAPLESMLS
• 2024-11-30 Listed $324,500 NAPLESMLS
• 2024-09-30 Listing Removed — NAPLESMLS
• 2024-09-30 Listing Removed — MARMLS
• 2024-06-13 Price Changed $324,500 NAPLESMLS
• 2024-06-13 Price Changed $324,500 MARMLS
• 2024-04-02 Price Changed $343,500 NAPLESMLS
• 2024-04-02 Price Changed $343,500 MARMLS
• 2024-03-14 Price Changed $353,900 MARMLS
• 2024-03-12 Price Changed $353,900 NAPLESMLS
• 2024-02-15 Listed $359,900 NAPLESMLS
• 2024-02-15 Listed $359,900 MARMLS
• 2019-08-19 Sold (MLS) $187,000 FORTMLS
• 2019-07-12 Pending — FORTMLS
• 2019-02-07 Listed $194,114 FORTMLS

Property tax history

+5.1%/yr

Latest (2025): $4,433 · +8.5% YoY. Source: county tax records.