Sealine Plan · Ave Maria, FL 34142

$299,990

2 bd · 2.0 ba · 1,448 sqft · SingleFamily · 234 Days on market

Good condition

---

Why this score? — see what drove the D+ 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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0

Listing remarks

A quaint café and generous gathering room welcome you to Sealine. This single-story attached villa boasts a private master sanctuary and second bedroom suite ideal for overnight guests. Flex space is perfect for a den, home office, or hobby space.

Key facts

• Flex space
• Second bedroom suite
• 2 garage spots

Tags

• PRIVATE MASTER SANCTUARY
• SECOND BEDROOM SUITE
• FLEX SPACE

🏗️ New construction. The $299,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $411,040.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 4.2% 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 D — 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); 545 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $3,396/mo this rent would consume 65% 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 $3k 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.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Recommended offer $263,991 (12.0% 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 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $411,040
• List price: $299,990
• Delta: -27.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4671 Espiritu Way	0.02mi	2/2.0	1,448 (0%)	2mo	$320,000	$221	98
4260 Nevada St	0.15mi	3/2.0 (+1)	1,558 (+8%)	10mo	$365,000	$234	67
5060 Arancia Ln	0.59mi	3/2.0 (+1)	1,513 (+4%)	4mo	$384,500	$254	56
4540 Lamaida Ln	0.34mi	3/2.0 (+1)	1,554 (+7%)	14mo	$375,000	$241	55
4344 Annapolis Ave	0.46mi	3/2.0 (+1)	1,662 (+15%)	9mo	$393,390	$237	42
4324 Annapolis Ave	0.47mi	3/2.0 (+1)	1,662 (+15%)	9mo	$400,000	$241	41
4969 Seton St	0.67mi	3/2.0 (+1)	1,588 (+10%)	10mo	$450,000	$283	39
4396 Annapolis Ave	0.48mi	3/2.0 (+1)	1,662 (+15%)	16mo	$420,000	$253	35
4418 Annapolis Ave	0.53mi	3/2.0 (+1)	1,662 (+15%)	18mo	$415,000	$250	31
4402 Hudson Way	0.53mi	3/2.0 (+1)	1,662 (+15%)	19mo	$430,344	$259	30
4515 Annapolis Ave	0.66mi	3/2.0 (+1)	1,662 (+15%)	13mo	$420,000	$253	29

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

Projected returns pro-forma

-1.05% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.64×
• Total profit: $-41,997
• Equity at exit: $98,270

10-year hold

• IRR: -1.6%
• Equity multiple: 0.85×
• Total profit: $-17,421
• Equity at exit: $102,382

Cash invested: $115,091 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 7 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $389,990 ($254/sqft)
• Median days on market: 227 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +12.0% above current asking $/sqft

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

ZIP-level market 34142

• Home prices YoY: -0.5%
• Rents YoY: 3.0%
• Active inventory: 545
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,396 high
• Mortgage (P&I): −$2,156
• Tax est. 1.5%: −$514 /mo · $6,166/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $-158

Break-even live

Break-even rent $3,596

Max offer price $388,243

Occupancy floor 100%

Sensitivity live

Price	-10% $127	-5% $-16	+0% $-158	+5% $-300	+10% $-442
Rent	-10% $-426	-5% $-292	+0% $-158	+5% $-23	+10% $111
Rate	-1.0pp $49	-0.5pp $-53	base $-158	+0.5pp $-264	+1.0pp $-372

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: $102,760
• Closing costs: $12,331
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5032 Arancia Ln Ave Maria, FL	3.0	2.0	1525	$2,595	$1.70	63d	1	0.57mi
5068 Annunciation Cir #4201 Ave Maria, FL	2.0	2.0	1266	$3,400	$2.69	72d	1	0.75mi
5068 Annunciation Cir #4211 Ave Maria, FL	1.0	2.0	1100	$2,700	$2.45	72d	1	0.75mi
5076 Annunciation Cir #2206 Ave Maria, FL	2.0	2.0	1206	$3,100	$2.57	72d	1	0.80mi
5076 Annunciation Cir #2305 Ave Maria, FL	2.0	2.0	1166	$2,800	$2.40	72d	1	0.80mi
5080 Annunciation Cir #1306 Ave Maria, FL	3.0	2.0	1700	$4,500	$2.65	72d	1	0.85mi
4925 Gambero Way Ave Maria, FL	2.0	2.0	1525	$4,000	$2.62	72d	1	0.85mi
5187 Nevola Ave Ave Maria, FL	3.0	2.5	1680	$2,700	$1.61	70d	1	1.14mi
5376 Fancourt Links Way Ave Maria, FL	2.0	2.5	1850	$6,850	$3.70	70d	1	1.22mi
5522 Hampton Links Ct Ave Maria, FL	2.0	2.5	1850	$3,995	$2.16	72d	1	1.26mi
5538 Useppa Dr Ave Maria, FL	2.0	2.5	1850	$10,995	$5.94	72d	1	1.35mi
5661 Melbourne Ct #8011 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	61d	1	1.36mi
5661 Melbourne Ct Unit 8012 Ave Maria, FL	3.0	2.0	1741	$2,500	$1.44	41d	1	1.36mi
5435 Pikewood Ct Ave Maria, FL	2.0	2.5	1850	$3,695	$2.00	70d	1	1.38mi
5667 Melbourne Ct #7812 Ave Maria, FL	3.0	2.0	1741	$6,250	$3.59	61d	1	1.38mi
5583 Double Eagle Cir Ave Maria, FL	2.0	2.0	1239	$2,495	$2.01	72d	1	1.40mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	72d	1	1.41mi
5583 Double Eagle Cir #4137 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	70d	1	1.41mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	72d	1	1.41mi
5583 Double Eagle Cir Unit 4118 Ave Maria, FL	3.0	2.0	1301	$4,700	$3.61	72d	1	1.41mi
5427 Double Eagle Cir #2815 Ave Maria, FL	2.0	2.0	1400	$2,700	$1.93	72d	1	1.41mi
5427 Double Eagle Cir #2826 Ave Maria, FL	2.0	2.0	1569	$6,495	$4.14	72d	1	1.41mi
5427 Double Eagle Cir #2825 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	72d	1	1.41mi
5427 Double Eagle Cir #2822 Ave Maria, FL	2.0	2.0	1355	$5,795	$4.28	72d	1	1.41mi
5445 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	72d	1	1.41mi
5445 Double Eagle Cir #3013 Ave Maria, FL	2.0	2.0	1366	$2,595	$1.90	70d	1	1.42mi
5445 Double Eagle Cir #3026 Ave Maria, FL	2.0	2.0	1569	$2,350	$1.50	70d	1	1.42mi
5527 Double Eagle Cir Unit 3838 Ave Maria, FL	3.0	2.0	1301	$2,295	$1.76	72d	1	1.42mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	72d	1	1.42mi
5555 Double Eagle Cir Unit 3916 Ave Maria, FL	2.0	2.0	1154	$5,950	$5.16	72d	1	1.42mi
5555 Double Eagle Cir #3936 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	63d	1	1.42mi
5555 Double Eagle Cir #3913 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	72d	1	1.42mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	72d	1	1.42mi
5555 Double Eagle Cir #3918 Ave Maria, FL	3.0	2.0	1301	$5,995	$4.61	72d	1	1.42mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	72d	1	1.43mi
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	63d	1	1.48mi
5715 Double Eagle Cir Unit 4432AVE Ave Maria, FL	2.0	2.0	1283	$2,495	$1.94	72d	1	1.48mi
5715 Double Eagle Cir Unit 4416 1 Ave Maria, FL	2.0	2.0	1154	$2,300	$1.99	72d	1	1.48mi
5651 Double Eagle Cir Unit 1545996P Ave Maria, FL	2.0	2.0	1280	$2,581	$2.02	63d	1	1.48mi
5651 Double Eagle Cir #4318 Ave Maria, FL	3.0	2.0	1301	$2,200	$1.69	70d	1	1.48mi

Property features AI

Finance

• Other: Living area approximately 1,448 square feet
• Financial info: List price $299,990

Exterior

• Home design: Sealine plan (new construction plan)Single-family residence
• Construction: Built as part of 2025–2026 new construction inventory
• Exterior features: Located in Ave Maria community

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

Listing history 49 events

1. 2026-08-08
   days on market $299,990 Active 234 DOM
2. 2026-08-07
   days on market $299,990 Active 233 DOM
3. 2026-08-06
   days on market $299,990 Active 232 DOM
4. 2026-08-05
   days on market $299,990 Active 231 DOM
5. 2026-08-04
   days on market $299,990 Active 230 DOM
6. 2026-08-03
   days on market $299,990 Active 229 DOM
7. 2026-07-31
   days on market $299,990 Active 226 DOM
8. 2026-07-30
   days on market $299,990 Active 225 DOM
9. 2026-07-29
   days on market $299,990 Active 224 DOM
10. 2026-07-27
    days on market $299,990 Active 222 DOM
11. 2026-07-25
    days on market $299,990 Active 220 DOM
12. 2026-07-24
    days on market $299,990 Active 219 DOM
13. 2026-07-23
    days on market $299,990 Active 218 DOM
14. 2026-07-22
    days on market $299,990 Active 217 DOM
15. 2026-07-22
    days on market $299,990 Active 216 DOM
16. 2026-07-18
    days on market $299,990 Active 213 DOM
17. 2026-07-16
    days on market $299,990 Active 211 DOM
18. 2026-07-16
    days on market $299,990 Active 210 DOM
19. 2026-07-14
    days on market $299,990 Active 209 DOM
20. 2026-07-14
    days on market $299,990 Active 208 DOM
21. 2026-07-12
    days on market $299,990 Active 207 DOM
22. 2026-07-11
    days on market $299,990 Active 206 DOM
23. 2026-07-09
    days on market $299,990 Active 204 DOM
24. 2026-07-08
    days on market $299,990 Active 203 DOM
25. 2026-07-07
    days on market $299,990 Active 202 DOM
26. 2026-07-06
    days on market $299,990 Active 201 DOM
27. 2026-07-05
    days on market $299,990 Active 200 DOM
28. 2026-07-04
    days on market $299,990 Active 199 DOM
29. 2026-07-02
    days on market $299,990 Active 197 DOM
30. 2026-07-01
    days on market $299,990 Active 196 DOM
31. 2026-06-30
    days on market $299,990 Active 195 DOM
32. 2026-06-29
    days on market $299,990 Active 194 DOM
33. 2026-06-28
    days on market $299,990 Active 193 DOM
34. 2026-06-27
    days on market $299,990 Active 191 DOM
35. 2026-06-25
    days on market $299,990 Active 189 DOM
36. 2026-06-23
    days on market $299,990 Active 187 DOM
37. 2026-06-22
    days on market $299,990 Active 186 DOM
38. 2026-06-18
    days on market $299,990 Active 183 DOM
39. 2026-06-17
    days on market $299,990 Active 182 DOM
40. 2026-06-16
    days on market $299,990 Active 181 DOM
41. 2026-06-15
    days on market $299,990 Active 180 DOM
42. 2026-06-10
    days on market $299,990 Active 175 DOM
43. 2026-06-09
    days on market $299,990 Active 174 DOM
44. 2026-06-08
    days on market $299,990 Active 173 DOM
45. 2026-06-07
    days on market $299,990 Active 172 DOM
46. 2026-06-02
    days on market $299,990 Active 167 DOM
47. 2026-06-01
    days on market $299,990 Active 166 DOM
48. 2026-05-31
    days on market $299,990 Active 165 DOM
49. 2026-05-30
    days on market $299,990 Active 164 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: $40,755
• − Mortgage interest: −$23,025
• − Property taxes: −$6,166
• − Insurance: −$2,055
• − Repairs & maintenance: −$3,260
• − Management: −$3,260
• − Depreciation: −$11,958
• Taxable loss: −$8,968
• Est. tax savings @ 24.0%: +$2,152
• After-tax cash flow: $262/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

Good 80/100 Cosmetic rehab Est. rehab $7,240–$21,720 screening

This single-story attached villa is in good condition with a modern kitchen and well-maintained exterior. It is ready for a new owner or tenant with minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
• Rental Inspect and clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ 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: 48.7% rent · 51.3% 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

Property features AI

Finance

• Other: Living area approximately 1,448 square feet
• Financial info: List price $299,990

Exterior

• Home design: Sealine plan (new construction plan)Single-family residence
• Construction: Built as part of 2025–2026 new construction inventory
• Exterior features: Located in Ave Maria community

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area