Ravenna Plan · Naples, FL 34114

$1,110,999

5 bd · 5.5 ba · 4,591 sqft · SingleFamily · 115 Days on market

Excellent condition 3-car garage

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Condition / age +4.8/5.0
• Appreciation +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

This 2-story home features 5 bedrooms, 5.5 bathrooms, a 3-car garage and 4,591 square feet. This sprawling home has so much to offer, with a formal dining room, an oversized great room, and a stunning kitchen. The Ravenna has a variety of structural options to make this home uniquely yours, with a multi-gen suite, media room, study, outdoor kitchen, and so much more.

Key facts

• Study
• Formal dining room
• Oversized great room

Tags

• FORMAL DINING ROOM
• OVERSIZED GREAT ROOM
• STUNNING KITCHEN
• MULTI-GEN SUITE
• MEDIA ROOM
• STUDY

🏗️ New construction. The $1,110,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $2,131,942.

What this means for you Summary

Snapshot

• This is a 5-bed/5.5-bath single-family listed at $1.11M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-11k ($-135k/yr) — negative.
• To cash-flow at today's rent, offer at most $510k (54.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $446k (59.9% below list).
• Recommended offer: $446k (59.9% below list) — sets the bar for 1% rule.
• Cap rate -0.0% vs local median 2.4% in Naples — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 80/100 on livability (#126 in FL, #1,903 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute D+, cost of living F.
• 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: Manatee Elementary School (math 58% / reading 51%, grade C, #892 of 2,144 statewide, top 44%, 584 students, 73% FRL); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Market conditions: Rents rising (+3.2%/yr); 986 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,457/mo this rent would consume 60% of the median local household income ($89k/yr) (locally 21% 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 (-1.5%/yr); year-one equity from $15k of loan paydown is wiped out by about $32k 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 115 days — a 9% lower offer ($1.01M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $445,735 (59.9% 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 115 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
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: 0.21% ✗
• Cap rate: -0.02%
• Cash-on-cash: -22.54%
• DSCR: -0.00
• GRM: 39.9

CMA / ARV

• ARV (median comp): $2,131,942
• List price: $1,110,999
• Delta: -47.89%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15563 Montello Ln	0.15mi	4/5.0 (-1)	4,435 (-3%)	0mo	$1,900,000	$428	80
15576 Montello Ln	0.10mi	4/5.0 (-1)	4,456 (-3%)	6mo	$2,600,000	$583	78
15583 Montello Ln	0.14mi	4/5.0 (-1)	4,456 (-3%)	9mo	$2,000,000	$449	74
15378 Turin Dr	0.45mi	4/5.0 (-1)	4,456 (-3%)	1mo	$2,275,000	$511	67
15398 Turin Dr	0.42mi	4/5.0 (-1)	4,536 (-1%)	7mo	$2,175,000	$479	65
15326 Turin Dr	0.45mi	4/5.0 (-1)	4,456 (-3%)	4mo	$2,775,000	$623	64
15436 Turin Dr	0.39mi	4/5.5 (-1)	4,818 (+5%)	9mo	$2,600,000	$540	61
15322 Turin Dr	0.44mi	4/5.0 (-1)	4,456 (-3%)	8mo	$1,850,000	$415	61
15416 Turin Dr	0.38mi	4/5.5 (-1)	4,456 (-3%)	14mo	$2,100,000	$471	60
15460 Turin Dr	0.38mi	4/5.0 (-1)	4,302 (-6%)	15mo	$1,827,545	$425	52
15470 Turin Dr	0.38mi	4/5.0 (-1)	4,302 (-6%)	16mo	$1,975,315	$459	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.48% appreciation · 3.21% rent growth · sell at horizon

5-year hold

• IRR: -40.8%
• Equity multiple: -0.54×
• Total profit: $-919,458
• Equity at exit: $465,858

10-year hold

• IRR: -39.2%
• Equity multiple: -1.66×
• Total profit: $-1,588,577
• Equity at exit: $448,751

Cash invested: $596,944 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 4 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $2,450,000 ($550/sqft)
• Median days on market: 43 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -15.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 986
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $4,457 medium
• Mortgage (P&I): −$11,180
• Tax est. 1.5%: −$2,665 /mo · $31,979/yr
• Insurance: −$888
• HOA: −$0
• Vacancy / Maint / Mgmt: −$936
• Net cashflow: $-11,212

Break-even live

Break-even rent $18,650

Max offer price $509,540

Occupancy floor —

Sensitivity live

Price	-10% $-9,739	-5% $-10,475	+0% $-11,212	+5% $-11,949	+10% $-12,685
Rent	-10% $-11,564	-5% $-11,388	+0% $-11,212	+5% $-11,036	+10% $-10,860
Rate	-1.0pp $-10,138	-0.5pp $-10,670	base $-11,212	+0.5pp $-11,765	+1.0pp $-12,327

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: $532,986
• Closing costs: $63,958
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15765 Cortina St Naples, FL	4.0	3.0	3400	$8,000	$2.35	72d	1	0.40mi
15429 Turin Dr Naples, FL	4.0	4.5	4456	$25,000	$5.61	70d	1	0.43mi

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price: 1,110,999

Exterior

• Parking: 3 total parking spaces, including a 3-car garage
• Home design: Ravenna plan (new construction)
• Exterior features: Located at 15640 Cassio Way, Naples FL 34114

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 5 full bathrooms and 1 half bathroom (5.5 total)
• Interior features: Open living area totaling 4591Plan-style new construction (Ravenna)

Listing history 49 events

1. 2026-08-08
   days on market $1,110,999 Active 115 DOM
2. 2026-08-07
   days on market $1,110,999 Active 114 DOM
3. 2026-08-06
   days on market $1,110,999 Active 113 DOM
4. 2026-08-05
   days on market $1,110,999 Active 112 DOM
5. 2026-08-04
   days on market $1,110,999 Active 111 DOM
6. 2026-08-03
   days on market $1,110,999 Active 110 DOM
7. 2026-07-31
   days on market $1,110,999 Active 107 DOM
8. 2026-07-30
   days on market $1,110,999 Active 106 DOM
9. 2026-07-29
   days on market $1,110,999 Active 105 DOM
10. 2026-07-27
    days on market $1,110,999 Active 103 DOM
11. 2026-07-25
    days on market $1,110,999 Active 101 DOM
12. 2026-07-24
    days on market $1,110,999 Active 100 DOM
13. 2026-07-23
    days on market $1,110,999 Active 99 DOM
14. 2026-07-22
    days on market $1,110,999 Active 98 DOM
15. 2026-07-22
    days on market $1,110,999 Active 97 DOM
16. 2026-07-18
    days on market $1,110,999 Active 94 DOM
17. 2026-07-16
    days on market $1,110,999 Active 92 DOM
18. 2026-07-16
    days on market $1,110,999 Active 91 DOM
19. 2026-07-14
    days on market $1,110,999 Active 90 DOM
20. 2026-07-14
    days on market $1,110,999 Active 89 DOM
21. 2026-07-12
    days on market $1,110,999 Active 88 DOM
22. 2026-07-11
    days on market $1,110,999 Active 87 DOM
23. 2026-07-09
    days on market $1,110,999 Active 85 DOM
24. 2026-07-08
    days on market $1,110,999 Active 84 DOM
25. 2026-07-07
    days on market $1,110,999 Active 83 DOM
26. 2026-07-06
    days on market $1,110,999 Active 82 DOM
27. 2026-07-05
    days on market $1,110,999 Active 81 DOM
28. 2026-07-04
    days on market $1,110,999 Active 80 DOM
29. 2026-07-02
    days on market $1,110,999 Active 78 DOM
30. 2026-07-01
    days on market $1,110,999 Active 77 DOM
31. 2026-06-30
    days on market $1,110,999 Active 76 DOM
32. 2026-06-29
    days on market $1,110,999 Active 75 DOM
33. 2026-06-28
    days on market $1,110,999 Active 74 DOM
34. 2026-06-27
    days on market $1,110,999 Active 72 DOM
35. 2026-06-25
    days on market $1,110,999 Active 70 DOM
36. 2026-06-23
    days on market $1,110,999 Active 68 DOM
37. 2026-06-22
    days on market $1,110,999 Active 67 DOM
38. 2026-06-18
    days on market $1,110,999 Active 64 DOM
39. 2026-06-17
    days on market $1,110,999 Active 63 DOM
40. 2026-06-16
    days on market $1,110,999 Active 62 DOM
41. 2026-06-15
    days on market $1,110,999 Active 61 DOM
42. 2026-06-10
    days on market $1,110,999 Active 56 DOM
43. 2026-06-09
    days on market $1,110,999 Active 55 DOM
44. 2026-06-08
    days on market $1,110,999 Active 54 DOM
45. 2026-06-07
    days on market $1,110,999 Active 53 DOM
46. 2026-06-02
    days on market $1,110,999 Active 48 DOM
47. 2026-06-01
    days on market $1,110,999 Active 47 DOM
48. 2026-05-31
    days on market $1,110,999 Active 46 DOM
49. 2026-05-30
    days on market $1,110,999 Active 45 DOM

ⓘ 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: $53,488
• − Mortgage interest: −$119,422
• − Property taxes: −$31,979
• − Insurance: −$10,660
• − Repairs & maintenance: −$4,279
• − Management: −$4,279
• − Depreciation: −$62,020
• Taxable loss: −$179,151
• Est. tax savings @ 24.0%: +$42,996
• After-tax cash flow: $-91,549/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This 2-story home is in excellent condition with modern amenities and a spacious layout, making it an ideal investment for both resale and rental markets.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Smart home integration — Improves convenience and adds modern appeal ↑
• Both Smart thermostat — Saves energy and adds modern appeal ↑

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Manatee Elementary School C FL #892/2,144 Nat'l #9,801/41,679 Middle Manatee Middle School C+ FL #217/571 Nat'l #3,033/14,009 High Lely High School F FL #304/667 Nat'l #8,293/17,239

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

A Composite livability gradescore 80/100

Livability — Naples

• Score: 80/100
• State rank: #126
• US rank: #1903

Category grades

Amenities A+ Commute D+ Cost of living F Crime A+ Employment A+ Housing C+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 420,858 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 23,559
• Household income: $89,334
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 21% of renters

---

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 5% Romanian 4% Lithuanian 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 4%

---

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: ▼ -1.48%
• Current HPI: 266.5545
• Rent YoY: ▲ 3.21%
• 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

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price: 1,110,999

Exterior

• Parking: 3 total parking spaces, including a 3-car garage
• Home design: Ravenna plan (new construction)
• Exterior features: Located at 15640 Cassio Way, Naples FL 34114

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 5 full bathrooms and 1 half bathroom (5.5 total)
• Interior features: Open living area totaling 4591Plan-style new construction (Ravenna)