5109 Beckton Rd · Ave Maria, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 111°F)
- 7 days/yr
- Hot days in 30 yrs
- 28 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +19.2/30.0
- ARV discount +15.0/15.0
- DSCR +6.1/10.0
- 1% rule +6.0/10.0
- Schools +6.0/10.0
- Appreciation +4.5/10.0
- Condition / age +3.8/5.0
- Rent growth +3.2/5.0
- Livability +2.5/5.0
$310,000
5109 Beckton Rd · Ave Maria, FL 34142
3 bd · 2.5 ba · 792 sqft · SingleFamily
public records
· 246 Days on market
Built 2015
3,920 sqft lot
Garage
$391/sqft
· 67% above area
Est $396k · 22% under
$162/mo HOA · 5% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath single-family listed at $310k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $337 ($4k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $310k).
- Recommended offer: $273k (12.0% below list) — sets the bar for market timing.
- Cap rate 7.6% vs local median 3.9% in Ave Maria — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
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); Corkscrew Middle School (math 68% / reading 59%, grade B+, #109 of 571 statewide, top 19%, 958 students, 43% 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); 610 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
- At $3,418/mo this rent would consume 66% of the median local household income ($62k/yr) — 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 246 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 7y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
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
$272,800
(12.0% below list)
Questions for the listing agent
- It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.10% ✓
- Cap rate
- 7.60%
- Cash-on-cash
- 4.66%
- DSCR
- 1.21
- GRM
- 7.6
CMA / ARV
- ARV (median comp)
- $396,200
- List price
- $310,000
- Delta
- -21.76%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Projected returns pro-forma
-1.05% appreciation · 2.95% rent growth · sell at horizon
5-year hold
- IRR
- -0.7%
- Equity multiple
- 0.97×
- Total profit
- $-2,526
- Equity at exit
- $74,113
10-year hold
- IRR
- 6.0%
- Equity multiple
- 1.58×
- Total profit
- $50,065
- Equity at exit
- $77,215
Cash invested: $86,800 (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.
ZIP-level market 34142
- Home prices YoY
- -0.5%
- Rents YoY
- 3.0%
- Active inventory
- 610
- Price-to-rent
- 7.6×
Monthly cashflow live
↻
- Estimated rent
- $3,418 high interval (Pro) →
- Mortgage (P&I)
- −$1,626
- Tax from tax record
- −$446 /mo · $5,356/yr
- Insurance
- −$129
- HOA
- −$162
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$718
- Net cashflow
- $337
Break-even live
Break-even rent
$2,991
Max offer price
$310,000
Occupancy floor
85%
Sensitivity live
| Price | -10% $513 | -5% $425 | +0% $337 | +5% $249 | +10% $162 |
|---|---|---|---|---|---|
| Rent | -10% $67 | -5% $202 | +0% $337 | +5% $472 | +10% $607 |
| Rate | -1.0pp $493 | -0.5pp $416 | base $337 | +0.5pp $257 | +1.0pp $175 |
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
- $77,500
- Closing costs
- $9,300
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 17 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 | 119d | 1 | 0.12mi |
| 5360 Brin Way Ave Maria, FL | 4.0 | 3.0 | 1088 | $2,495 | $2.29 | 6d | 1 | 0.12mi |
| 5527 Double Eagle Cir Unit 3815 Ave Maria, FL | 2.0 | 2.0 | 1120 | $5,795 | $5.17 | 119d | 1 | 0.76mi |
| 5555 Double Eagle Cir Ave Maria, FL | 2.0 | 2.0 | 850 | $2,750 | $3.24 | 6d | 1 | 0.81mi |
| 5555 Double Eagle Cir #3914 Ave Maria, FL | 2.0 | 2.0 | 1120 | $5,795 | $5.17 | 119d | 1 | 0.81mi |
| 5583 Double Eagle Cir Unit 4143 Ave Maria, FL | 2.0 | 2.0 | 1120 | $5,795 | $5.17 | 119d | 1 | 0.87mi |
| 5583 Double Eagle Cir #4135 Ave Maria, FL | 2.0 | 2.0 | 1120 | $2,195 | $1.96 | 119d | 1 | 0.87mi |
| 5583 Double Eagle Cir #4125 Ave Maria, FL | 2.0 | 2.0 | 1120 | $1,995 | $1.78 | 6d | 1 | 0.87mi |
| 5629 Double Eagle Cir Ave Maria, FL | 2.0 | 2.0 | 1120 | $5,495 | $4.91 | 119d | 1 | 0.92mi |
| 5715 Double Eagle Cir Ave Maria, FL | 2.0 | 2.0 | 1120 | $3,295 | $2.94 | 119d | 1 | 1.02mi |
| 5807 Double Eagle Cir #4635 Ave Maria, FL | 2.0 | 2.0 | 1120 | $5,195 | $4.64 | 119d | 1 | 1.04mi |
| 5749 Double Eagle Cir #4515 Ave Maria, FL | 2.0 | 2.0 | 1120 | $1,995 | $1.78 | 116d | 1 | 1.05mi |
| 5835 Double Eagle Cir #4744 Ave Maria, FL | 2.0 | 2.0 | 1120 | $5,495 | $4.91 | 6d | 1 | 1.05mi |
| 5835 Double Eagle CIR #4714 Ave Maria, FL | 2.0 | 2.0 | 1120 | $1,895 | $1.69 | 119d | 1 | 1.07mi |
| 6058 National Blvd #335 Ave Maria, FL | 2.0 | 2.0 | 1120 | $5,795 | $5.17 | 109d | 1 | 1.18mi |
| 6058 National Blvd Ave Maria, FL | 2.0–3.0 | 2.0 | 1210 | $5,795 | $4.79 | 119d | 2 | 1.18mi |
| 6058 National Blvd Ave Maria, FL | 2.0 | 2.0 | 1120 | $4,145 | $3.70 | 6d | 2 | 1.18mi |
Property features AI
Finance
- Financial info
- One-time special assessment fee of $160
- HOA & community
- Mandatory HOAMonthly HOA fee of $94.55Master HOA fee of $203 paid quarterlyOne-time other fee of $250Total annual recurring fees $1,952; total one-time fees $710Community 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 utilitiesNon-gated community; public golf access
Exterior
- Parking
- Attached garage (1 car)Paved driveway
- Security
- Manual shuttersSmoke detectors
- Utilities
- Central waterCentral sewerCable availableElectric service for heat and cooling (central electric)
- Home design
- Residential single-family home2-story designRear exposure faces northLocated in the Ave Maria community (Coquina at Maple Ridge subdivision)
- Construction
- Concrete block constructionBuilt in 2015
- Exterior features
- PatioAutomatic sprinkler systemSingle-hung windowsManual storm shuttersStucco exteriorTile roof
Interior
- Kitchen
- PantryCooktop (electric)Self-cleaning ovenDishwasherDisposalMicrowaveRefrigerator/Freezer
- Bedrooms
- 3 bedroomsSplit bedroom floor plan
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathrooms1 half bathroomMaster bath with dual sinks and a shower (no tub)
- Heating & cooling
- Central electric heatCentral electric cooling
- Interior features
- Built-in cabinetsCable prewireHigh-speed internet availablePantrySmoke detectorsWalk-in closetFamily roomGuest bathLaundry in residenceUnfurnished
- Laundry & utility
- Washer and dryer includedAuto garage door opener
HOA detail $162/mo · $1,944/yr
- Likely covers
- waterlandscapingpoolgym
Listing history 50 events
-
2026-09-23days on market $310,000 Active 246 DOM
-
2026-09-22days on market $310,000 Active 245 DOM
-
2026-09-21days on market $310,000 Active 244 DOM
-
2026-09-20days on market $310,000 Active 243 DOM
-
2026-09-18days on market $310,000 Active 241 DOM
-
2026-09-17days on market $310,000 Active 240 DOM
-
2026-09-16days on market $310,000 Active 239 DOM
-
2026-09-15days on market $310,000 Active 238 DOM
-
2026-09-14days on market $310,000 Active 237 DOM
-
2026-09-13days on market $310,000 Active 236 DOM
-
2026-09-12days on market $310,000 Active 235 DOM
-
2026-09-12price $310,000 Active 234 DOM
-
2026-09-11days on market $324,900 Active 234 DOM
-
2026-09-05days on market $324,900 Active 228 DOM
-
2026-09-04days on market $324,900 Active 227 DOM
-
2026-09-03days on market $324,900 Active 226 DOM
-
2026-08-31days on market $324,900 Active 223 DOM
-
2026-08-30days on market $324,900 Active 222 DOM
-
2026-08-29days on market $324,900 Active 221 DOM
-
2026-08-28price $324,900 Active 220 DOM
-
2026-08-28days on market $340,000 Active 220 DOM
-
2026-08-27days on market $340,000 Active 219 DOM
-
2026-08-26days on market $340,000 Active 218 DOM
-
2026-08-25days on market $340,000 Active 217 DOM
-
2026-08-24days on market $340,000 Active 216 DOM
-
2026-08-23days on market $340,000 Active 215 DOM
-
2026-08-22days on market $340,000 Active 214 DOM
-
2026-08-21days on market $340,000 Active 213 DOM
-
2026-08-20days on market $340,000 Active 212 DOM
-
2026-08-19days on market $340,000 Active 211 DOM
-
2026-08-18days on market $340,000 Active 210 DOM
-
2026-08-16days on market $340,000 Active 208 DOM
-
2026-08-15days on market $340,000 Active 207 DOM
-
2026-08-13days on market $340,000 Active 205 DOM
-
2026-08-12days on market $340,000 Active 204 DOM
-
2026-08-11days on market $340,000 Active 203 DOM
-
2026-08-10days on market $340,000 Active 202 DOM
-
2026-08-09days on market $340,000 Active 201 DOM
-
2026-08-08days on market $340,000 Active 200 DOM
-
2026-08-07days on market $340,000 Active 199 DOM
-
2026-08-06days on market $340,000 Active 198 DOM
-
2026-08-05days on market $340,000 Active 197 DOM
-
2026-08-04days on market $340,000 Active 196 DOM
-
2026-08-03days on market $340,000 Active 195 DOM
-
2026-07-31days on market $340,000 Active 192 DOM
-
2026-07-30days on market $340,000 Active 191 DOM
-
2026-07-29days on market $340,000 Active 190 DOM
-
2026-07-27days on market $340,000 Active 188 DOM
-
2026-07-25days on market $340,000 Active 186 DOM
-
2026-07-24days on market $340,000 Active 185 DOM
ⓘ 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $41,018
- − Mortgage interest
- −$17,365
- − Property taxes
- −$5,356
- − Insurance
- −$1,550
- − Repairs & maintenance
- −$3,281
- − Management
- −$3,281
- − HOA
- −$1,944
- − Depreciation
- −$9,018
- Taxable loss
- −$778
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$187
- After-tax cash flow
- $4,233/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 · 9 photos
75/100
Cosmetic rehab
Est. rehab $3,960–$11,880 screening
This single-family home in Ave Maria, FL, is in good condition with a good exterior and interior. It has a good roof and siding, and the landscaping is well-maintained. The home is move-in ready and has a good resale potential with some cosmetic improvements.
Components & finishes AI
Roof tile · good
Flooring carpet
Value-add opportunities
- Resale Paint the exterior walls — A fresh coat of paint can significantly enhance the curb appeal and resale value. ↑
- Both Landscaping improvements — Enhancing the landscaping can improve both the resale and rental value by making the property more attractive. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 60/100
Zoned Schools
Elementary
Estates Elementary School
B+
FL #409/2,144
Nat'l #4,125/41,679
Middle
Corkscrew Middle School
B+
FL #109/571
Nat'l #1,406/14,009
High
Palmetto Ridge High School
D-
FL #207/667
Nat'l #6,330/17,239
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
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 · 420,858 people
- Metro
- Naples-Marco Island, FL
- Population (ZIP)
- 35,149
- Household income
- $62,333
- Rent vs Own
- Severe rent burden
- 12% 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
- 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 listed15 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%/yrLatest (2025): $5,356 · +0.4% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…