5109 Beckton Rd · Ave Maria, FL 34142

$350,000

3 bd · 2.5 ba · 792 sqft · SingleFamily public records · 149 Days on market

Built 2015 3,920 sqft lot $162/mo HOA · 3% of rent

---

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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +8.3/10.0
• 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

This is the preserve view home you've been waiting for! Located in Coquina at Maple Ridge in Ave Maria, this Anaheim model features 3 bedrooms and 2.5 baths. The first floor has a great room, kitchen, half bath and laundry. The second floor has a main bedroom suite and 2 guest bedrooms as well as another full bathroom. Ave Maria is an amenity rich community featuring resort style pool and clubhouse, tennis, pickle ball, fitness center, dog parks, playgrounds, waterpark, bike paths, nature trails, town center shops and restaurants and more!

Key facts

• View of the preserve
• Renovated kitchen
• Walk in closets

Tags

• RENOVATED KITCHEN
• FARMER'S SINK
• MASTER BEDROOM SUITE
• VIEW OF THE PRESERVE
• WALK IN CLOSETS
• UPGRADED SHOWER DOOR

Property features AI

Finance

• Financial info: One-time special assessment fee of $160
• HOA & community: Mandatory HOA; Monthly HOA fee of $94.55; Master HOA fee of $203 paid quarterly; One-time other fee of $250; Total annual recurring fees $1,952; total one-time fees $710; Community amenities include: clubhouse, community pool, exercise room, tennis and pickleball courts, basketball, bike and jog paths, dog park, playground, community park, BBQ/picnic areas, library, restaurant, shopping, beauty salon, billiards, sauna, sidewalks, streetlights, and underground utilities; Non-gated community; public golf access

Exterior

• Parking: Attached garage (1 car); Paved driveway
• Security: Manual shutters; Smoke detectors
• Utilities: Central water; Central sewer; Cable available; Electric service for heat and cooling (central electric)
• Home design: Residential single-family home; 2-story design; Rear exposure faces north; Located in the Ave Maria community (Coquina at Maple Ridge subdivision)
• Construction: Concrete block construction; Built in 2015
• Exterior features: Patio; Automatic sprinkler system; Single-hung windows; Manual storm shutters; Stucco exterior; Tile roof

Interior

• Kitchen: Pantry; Cooktop (electric); Self-cleaning oven; Dishwasher; Disposal; Microwave; Refrigerator/Freezer
• Bedrooms: 3 bedrooms; Split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and a shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Family room; Guest bath; Laundry in residence; Unfurnished
• Laundry & utility: Washer and dryer included; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $308k (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.
• 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; 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 $4,659/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 $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.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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: 1.33% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 6.3

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: 9.6%
• Equity multiple: 1.43×
• Total profit: $42,299
• Equity at exit: $83,676

10-year hold

• IRR: 15.8%
• Equity multiple: 2.57×
• Total profit: $153,768
• Equity at exit: $87,178

Cash invested: $98,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $4,659 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$446 /mo · $5,356/yr
• Insurance: −$146
• HOA: −$162
• Vacancy / Maint / Mgmt: −$978
• Net cashflow: $1,091

Break-even live

Break-even rent $3,278

Max offer price $350,000

Occupancy floor 72%

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: $87,500
• Closing costs: $10,500
• 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	0.12mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.76mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.81mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	23d	1	0.87mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.87mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	23d	1	0.92mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	23d	1	1.02mi
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
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	23d	1	1.07mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	23d	2	1.18mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	13d	1	1.18mi
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	13d	3	1.18mi

HOA detail

• Monthly dues: $162 · $1,944/yr
• Likely covers: waterlandscapingpoolgym

Listing history 29 events

1. 2026-06-18
   days on market $350,000 Active 149 DOM
2. 2026-06-17
   days on market $350,000 Active 148 DOM
3. 2026-06-16
   days on market $350,000 Active 147 DOM
4. 2026-06-15
   days on market $350,000 Active 146 DOM
5. 2026-06-14
   days on market $350,000 Active 144 DOM
6. 2026-06-10
   days on market $350,000 Active 141 DOM
7. 2026-06-09
   days on market $350,000 Active 140 DOM
8. 2026-06-08
   days on market $350,000 Active 139 DOM
9. 2026-06-07
   days on market $350,000 Active 138 DOM
10. 2026-06-03
    days on market $350,000 Active 134 DOM
11. 2026-06-02
    days on market $350,000 Active 133 DOM
12. 2026-06-01
    days on market $350,000 Active 132 DOM
13. 2026-05-31
    days on market $350,000 Active 131 DOM
14. 2026-05-30
    days on market $350,000 Active 130 DOM
15. 2026-05-09
    price $350,000
16. 2026-01-21
    listed $360,000 Active
17. 2022-04-24
    soldstatus $355,000
18. 2022-04-08
    soldstatus $355,000 Sold 545-char remark

    Show marketing remark (545 chars)

    This is the preserve view home you've been waiting for! Located in Coquina at Maple Ridge in Ave Maria, this Anaheim model features 3 bedrooms and 2.5 baths. The first floor has a great room, kitchen, half bath and laundry. The second floor has a main bedroom suite and 2 guest bedrooms as well as another full bathroom. Ave Maria is an amenity rich community featuring resort style pool and clubhouse, tennis, pickle ball, fitness center, dog parks, playgrounds, waterpark, bike paths, nature trails, town center shops and restaurants and more!

19. 2022-02-22
    status Pending With Contingencies 545-char remark

    Show marketing remark (545 chars)

    This is the preserve view home you've been waiting for! Located in Coquina at Maple Ridge in Ave Maria, this Anaheim model features 3 bedrooms and 2.5 baths. The first floor has a great room, kitchen, half bath and laundry. The second floor has a main bedroom suite and 2 guest bedrooms as well as another full bathroom. Ave Maria is an amenity rich community featuring resort style pool and clubhouse, tennis, pickle ball, fitness center, dog parks, playgrounds, waterpark, bike paths, nature trails, town center shops and restaurants and more!

20. 2022-02-18
    listed $355,000 Active 545-char remark

    Show marketing remark (545 chars)

    This is the preserve view home you've been waiting for! Located in Coquina at Maple Ridge in Ave Maria, this Anaheim model features 3 bedrooms and 2.5 baths. The first floor has a great room, kitchen, half bath and laundry. The second floor has a main bedroom suite and 2 guest bedrooms as well as another full bathroom. Ave Maria is an amenity rich community featuring resort style pool and clubhouse, tennis, pickle ball, fitness center, dog parks, playgrounds, waterpark, bike paths, nature trails, town center shops and restaurants and more!

21. 2020-01-07
    soldstatus $219,900
22. 2020-01-02
    soldstatus $219,900 Sold 751-char remark

    Show marketing remark (751 chars)

    This is by far the BEST LOCATION and GORGEOUS VIEW in all of Coquina @ Maple Ridge and the BEST PRICE! Super premium lot offers sunsets over a natural preserve and lagoon with all of the stunning nature that the Everglades has to offer. No looking into your neighbors backyard over a little canal. .. just serenity and beauty. Desirable Anaheim model features first floor laundry and open Great Room design. High volume ceilings. Nice neutral decor suitable for all tastes. All neutral tile flooring on main level. Loads of pantry and closet space. Walk in closets, automatic garage door opener, window blinds and covered front porch area. Enjoy all that Ave Maria has to offer in this 3 bdrm, 2.5 bath home with all appliances including washer/dryer.

23. 2019-10-24
    status Pending With Contingencies 751-char remark

    Show marketing remark (751 chars)

    This is by far the BEST LOCATION and GORGEOUS VIEW in all of Coquina @ Maple Ridge and the BEST PRICE! Super premium lot offers sunsets over a natural preserve and lagoon with all of the stunning nature that the Everglades has to offer. No looking into your neighbors backyard over a little canal. .. just serenity and beauty. Desirable Anaheim model features first floor laundry and open Great Room design. High volume ceilings. Nice neutral decor suitable for all tastes. All neutral tile flooring on main level. Loads of pantry and closet space. Walk in closets, automatic garage door opener, window blinds and covered front porch area. Enjoy all that Ave Maria has to offer in this 3 bdrm, 2.5 bath home with all appliances including washer/dryer.

24. 2019-10-07
    price $219,900 751-char remark

    Show marketing remark (751 chars)

    This is by far the BEST LOCATION and GORGEOUS VIEW in all of Coquina @ Maple Ridge and the BEST PRICE! Super premium lot offers sunsets over a natural preserve and lagoon with all of the stunning nature that the Everglades has to offer. No looking into your neighbors backyard over a little canal. .. just serenity and beauty. Desirable Anaheim model features first floor laundry and open Great Room design. High volume ceilings. Nice neutral decor suitable for all tastes. All neutral tile flooring on main level. Loads of pantry and closet space. Walk in closets, automatic garage door opener, window blinds and covered front porch area. Enjoy all that Ave Maria has to offer in this 3 bdrm, 2.5 bath home with all appliances including washer/dryer.

25. 2019-10-01
    listed $229,900 Active 751-char remark

    Show marketing remark (751 chars)

    This is by far the BEST LOCATION and GORGEOUS VIEW in all of Coquina @ Maple Ridge and the BEST PRICE! Super premium lot offers sunsets over a natural preserve and lagoon with all of the stunning nature that the Everglades has to offer. No looking into your neighbors backyard over a little canal. .. just serenity and beauty. Desirable Anaheim model features first floor laundry and open Great Room design. High volume ceilings. Nice neutral decor suitable for all tastes. All neutral tile flooring on main level. Loads of pantry and closet space. Walk in closets, automatic garage door opener, window blinds and covered front porch area. Enjoy all that Ave Maria has to offer in this 3 bdrm, 2.5 bath home with all appliances including washer/dryer.

26. 2019-09-30
    historical
27. 2019-08-21
    price $229,900
28. 2019-06-24
    price $233,900
29. 2019-05-09
    listed $239,900 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: $5,356 · $446/mo
• Projected year-2 tax: $5,356 · $446/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: $55,905
• − Mortgage interest: −$19,605
• − Property taxes: −$5,356
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,472
• − Management: −$4,472
• − HOA: −$1,944
• − Depreciation: −$10,182
• Taxable income: $8,123
• Est. tax owed @ 24.0%: −$1,949
• After-tax cash flow: $11,140/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

+45.9% since first listed

15 events — show timeline

• 2026-05-09 Price Changed $350,000 NAPLESMLS
• 2026-01-21 Listed $360,000 NAPLESMLS
• 2022-04-24 Sold (Public Records) $355,000 Public Records
• 2022-04-08 Sold (MLS) $355,000 NAPLESMLS
• 2022-02-22 Pending — NAPLESMLS
• 2022-02-18 Listed $355,000 NAPLESMLS
• 2020-01-07 Sold (Public Records) $219,900 Public Records
• 2020-01-02 Sold (MLS) $219,900 NAPLESMLS
• 2019-10-24 Pending — NAPLESMLS
• 2019-10-07 Price Changed $219,900 NAPLESMLS
• 2019-10-01 Listed $229,900 NAPLESMLS
• 2019-09-30 Listing Removed — NAPLESMLS
• 2019-08-21 Price Changed $229,900 NAPLESMLS
• 2019-06-24 Price Changed $233,900 NAPLESMLS
• 2019-05-09 Listed $239,900 NAPLESMLS

Property tax history

+11.1%/yr

Latest (2025): $5,356 · +0.4% YoY. Source: county tax records.