6046 National Blvd #438 · Ave Maria, FL 34142

$249,900

3 bd · 2.0 ba · 1,301 sqft · Condo public records · 182 Days on market

Built 2022 $1023/mo HOA · 23% of rent ↓ 25% since listing

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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 +26.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• 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

GOLF MEMBERSHIP INCLUDED! This spacious top floor, end unit, 3-bedroom, move-in ready condo is perfect for anyone seeking a full-time residence, seasonal getaway, or a lucrative investment. Located in the highly sought-after community, The National Golf and Country Club, this condo offers both comfort and elegance, making it an ideal choice for entertaining and relaxation. Enjoy the luxury of assigned covered parking, extra storage space, in unit laundry room, and spectacular views of the lake, golf course, and preserve. Start your mornings with a serene sunrise and unwind in the evening with a stunning sunset—right from your private balcony. Resort-Style Living Awaits: Just a short s

Key facts

• Extra storage space
• Fitness center
• Private balcony

Tags

• ASSIGNED COVERED PARKING
• EXTRA STORAGE SPACE
• IN UNIT LAUNDRY ROOM
• PRIVATE BALCONY
• ZERO-ENTRY POOL
• FITNESS CENTER

Property features AI

Finance

• Financial info: Total annual recurring fees and total one-time fees applicable
• HOA & community: Mandatory HOA and club fees; Quarterly HOA and master HOA fees; Quarterly mandatory club fee; One-time mandatory club fee and one-time other fee required; Professional management; Maintenance includes cable, internet/WiFi, irrigation water, lawn/land maintenance, exterior pest control, security, sewer, street lights, trash removal and water; Community amenities include golf course, community pool and spa, fitness/exercise facilities, tennis, pickleball, basketball, bocce, putting green, restaurant, dog park, sauna, parks, sidewalks and underground utilities; Community type: gated, golf course, tennis; golf bundled

Exterior

• Parking: 1 assigned parking space; Detached 1-car carport
• Security: Gated community with guard at gate and patrols
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential mid-rise building (4 stories); Florida-style design; Rear exposure faces south; Located in a gated golf-course community (The National Golf & Country Club at Ave Maria)
• Construction: Built in 2022; Concrete block construction; Stucco exterior; Tile roof; Impact resistant windows and doors
• Exterior features: Patio; Automatic sprinkler system; Golf course lot; Lake frontage; Preserve view; Central irrigation

Interior

• Kitchen: Island; Pantry; Dishwasher; Garbage disposal; Microwave; Range; Refrigerator/Freezer; Self-cleaning oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Fire sprinkler system; Pantry; Smoke detectors; Volume ceiling; Walk-in closet; Great room; Split bedroom floor plan; Screened lanai/porch; Guest room; Guest bath; Laundry in residence; Common elevator
• Laundry & utility: Washer; Dryer; Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $220k (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); 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); 451 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,444/mo this rent would consume 86% 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 $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 23% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.78% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 4.7

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: 4.7%
• Equity multiple: 1.21×
• Total profit: $14,547
• Equity at exit: $59,745

10-year hold

• IRR: 11.3%
• Equity multiple: 2.11×
• Total profit: $77,832
• Equity at exit: $62,245

Cash invested: $69,972 (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: 451
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $4,444 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$398 /mo · $4,781/yr
• Insurance: −$104
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$1,023
• Vacancy / Maint / Mgmt: −$933
• Net cashflow: $523

Break-even live

Break-even rent $3,782

Max offer price $249,900

Occupancy floor 83%

Sensitivity live

Price	-10% $664	-5% $593	+0% $523	+5% $452	+10% $381
Rent	-10% $172	-5% $347	+0% $523	+5% $698	+10% $874
Rate	-1.0pp $649	-0.5pp $586	base $523	+0.5pp $458	+1.0pp $392

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	15d	3	0.03mi
6046 National Blvd Ave Maria, FL	2.0	2.0	1154	$4,395	$3.81	25d	2	0.03mi
6058 National Blvd #343 Ave Maria, FL	2.0	2.0	1194	$4,000	$3.35	25d	1	0.07mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	25d	2	0.08mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	15d	1	0.08mi
6023 Ellerston Way #1823 Ave Maria, FL	3.0	2.0	1695	$2,995	$1.77	25d	1	0.15mi
6082 National Blvd Ave Maria, FL	2.0	2.0	1366	$4,145	$3.03	25d	2	0.18mi
5943 Sunningdale St Ave Maria, FL	3.0	2.5	1850	$10,995	$5.94	25d	1	0.21mi
6011 Ellerston Way #811 Ave Maria, FL	3.0	2.0	1741	$2,595	$1.49	15d	1	0.22mi
5909 Berwick Ln Ave Maria, FL	2.0	2.0	1850	$10,995	$5.94	25d	1	0.24mi
6040 Ellerston Way #1411 Ave Maria, FL	3.0	2.0	1741	$2,695	$1.55	25d	1	0.24mi
5410 Double Eagle Cir #2222 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	25d	1	0.25mi
5807 Double Eagle Cir #4631 Ave Maria, FL	3.0	2.0	1301	$5,695	$4.38	25d	1	0.26mi
5835 Double Eagle Cir Unit 4742 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	25d	1	0.26mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	25d	1	0.27mi
6047 Ellerston Way Unit 1 Ave Maria, FL	2.0	2.0	1366	$2,500	$1.83	25d	1	0.29mi
6044 Ellerston Way #1511 Ave Maria, FL	2.0	2.0	1741	$2,695	$1.55	21d	1	0.31mi
5651 Double Eagle Cir #4338 Ave Maria, FL	2.0	2.0	1301	$6,295	$4.84	25d	1	0.31mi
5629 Double Eagle Cir #4223 Ave Maria, FL	2.0	2.0	1154	$2,395	$2.08	25d	1	0.31mi
5704 Melbourne Ct #6712 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	25d	1	0.31mi
5710 Melbourne Ct #6511 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	25d	1	0.31mi
6039 Ellerston WAY #2017 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	25d	1	0.31mi
5651 Double Eagle Cir #4316 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	25d	1	0.31mi
6036 Ellerston WAY #1311 Ave Maria, FL	3.0	2.0	1741	$4,490	$2.58	25d	1	0.31mi
5445 Double Eagle Cir #3011 Ave Maria, FL	2.0	2.0	1569	$2,495	$1.59	25d	1	0.31mi
5629 Double Eagle Cir #4218 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	25d	1	0.31mi
5629 Double Eagle Cir #4217 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	25d	1	0.31mi
5835 Double Eagle Cir #4726 Ave Maria, FL	2.0	2.0	1154	$2,095	$1.82	15d	1	0.31mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	25d	1	0.31mi
5715 Double Eagle Cir #4416 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	25d	1	0.31mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	15d	1	0.32mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	25d	1	0.32mi
5433 Double Eagle Cir #2915 Ave Maria, FL	2.0	2.0	1366	$6,295	$4.61	22d	1	0.35mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	25d	1	0.36mi
5835 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	25d	1	0.38mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	25d	1	0.39mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	25d	1	0.42mi
5807 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	25d	1	0.43mi
5807 Double Eagle Cir #4621 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	25d	1	0.43mi
8010 Helena Ct Ave Maria, FL	2.0	2.0	1554	$2,500	$1.61	22d	1	0.44mi

HOA detail condo

• Monthly dues: $1,023 · $12,276/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-08
   days on market $249,900 Active 182 DOM
2. 2026-06-07
   days on market $249,900 Active 181 DOM
3. 2026-06-03
   days on market $249,900 Active 177 DOM
4. 2026-06-02
   days on market $249,900 Active 176 DOM
5. 2026-06-01
   days on market $249,900 Active 175 DOM
6. 2026-05-31
   days on market $249,900 Active 174 DOM
7. 2026-05-30
   days on market $249,900 Active 173 DOM
8. 2026-05-10
   price $249,900
9. 2026-02-23
   price $264,900
10. 2025-12-08
    listed $269,900 Active
11. 2025-12-07
    historical
12. 2025-10-04
    price $274,999
13. 2025-03-03
    price $279,900
14. 2025-02-03
    status Active
15. 2025-01-31
    status Pending
16. 2025-01-26
    price $289,900
17. 2025-01-02
    listed $291,999 Active
18. 2024-12-31
    historical
19. 2024-10-29
    price $299,000
20. 2024-10-02
    historical $2,895
21. 2024-08-11
    listed $309,999 Active
22. 2024-08-09
    historical
23. 2024-06-11
    price $2,895
24. 2024-05-23
    listed $2,795
25. 2024-05-14
    price $309,999
26. 2024-04-11
    status Active
27. 2024-03-01
    status Pending With Contingencies
28. 2024-02-13
    listed $315,000 Active
29. 2024-02-06
    historical
30. 2024-01-12
    price $315,000
31. 2023-11-11
    price $319,500
32. 2023-08-28
    price $331,000
33. 2023-04-24
    listed $335,000 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: $4,781 · $398/mo
• Projected year-2 tax: $4,781 · $398/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 3/10 Moderate FEMA zone AH · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 23 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: $53,327
• − Mortgage interest: −$13,998
• − Property taxes: −$4,781
• − Insurance: −$3,074
• − Repairs & maintenance: −$4,266
• − Management: −$4,266
• − HOA: −$12,276
• − Depreciation: −$7,270
• Taxable income: $3,396
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $5,457/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

-25.4% since first listed

26 events — show timeline

• 2026-05-10 Price Changed $249,900 NAPLESMLS
• 2026-02-23 Price Changed $264,900 NAPLESMLS
• 2025-12-08 Listed $269,900 NAPLESMLS
• 2025-12-07 Listing Removed — NAPLESMLS
• 2025-10-04 Price Changed $274,999 NAPLESMLS
• 2025-03-03 Price Changed $279,900 NAPLESMLS
• 2025-02-03 Relisted — NAPLESMLS
• 2025-01-31 Pending — NAPLESMLS
• 2025-01-26 Price Changed $289,900 NAPLESMLS
• 2025-01-02 Listed $291,999 NAPLESMLS
• 2024-12-31 Listing Removed — NAPLESMLS
• 2024-10-29 Price Changed $299,000 NAPLESMLS
• 2024-10-02 Rental Removed $2,895 NAPLESMLS
• 2024-08-11 Listed $309,999 NAPLESMLS
• 2024-08-09 Listing Removed — NAPLESMLS
• 2024-06-11 Price Changed $2,895 NAPLESMLS
• 2024-05-23 Listed for Rent $2,795 NAPLESMLS
• 2024-05-14 Price Changed $309,999 NAPLESMLS
• 2024-04-11 Relisted — NAPLESMLS
• 2024-03-01 Pending — NAPLESMLS
• 2024-02-13 Listed $315,000 NAPLESMLS
• 2024-02-06 Listing Removed — NAPLESMLS
• 2024-01-12 Price Changed $315,000 NAPLESMLS
• 2023-11-11 Price Changed $319,500 NAPLESMLS
• 2023-08-28 Price Changed $331,000 NAPLESMLS
• 2023-04-24 Listed $335,000 NAPLESMLS

Property tax history

+41.5%/yr

Latest (2025): $4,781 · +6.1% YoY. Source: county tax records.