Columbus Plan · Ave Maria, FL 34142

$339,999

4 bd · 2.5 ba · 1,874 sqft · SingleFamily · 151 Days on market

Good condition 2-car garage

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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 +13.2/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Appreciation +4.5/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0

Listing remarks

This expansive two-story home boasts a well-designed layout, featuring a first floor dedicated to shared living and entertaining. The open concept design seamlessly connects the kitchen, dining room and family room, with a patio extending the interior space outdoors. Upstairs, a spacious loft separates the three secondary bedrooms from the serene owner's suite. Completing the home is a convenient two-car garage.

Key facts

• Serene owner's suite
• Open concept design
• Spacious loft

Tags

• OPEN CONCEPT DESIGN
• SPACIOUS LOFT
• THREE SECONDARY BEDROOMS
• SERENE OWNER'S SUITE

🏗️ New construction. The $339,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $419,290.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $340k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-10 ($-126/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $299k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 98% 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 $3,655/mo this rent would consume 70% 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 151 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.

Recommended offer $299,199 (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 151 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: 0.87% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (median comp): $419,290
• List price: $339,999
• Delta: -18.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4758 Espiritu Way	0.00mi	4/3.0	1,933 (+3%)	2mo	$420,000	$217	91
4450 Steinbeck Way	0.35mi	4/2.0	1,760 (-6%)	3mo	$459,000	$261	69
4368 Annapolis Ave	0.46mi	4/2.0	1,850 (-1%)	7mo	$398,000	$215	69
4357 Steinbeck Way	0.38mi	4/2.0	1,760 (-6%)	3mo	$430,000	$244	67
4161 Madison St	0.30mi	4/2.0	1,760 (-6%)	8mo	$385,000	$219	67
5069 Arancia Ln	0.59mi	3/3.0 (-1)	1,903 (+2%)	1mo	$410,000	$215	62
4859 Frattina St	0.65mi	3/2.5 (-1)	1,929 (+3%)	1mo	$350,000	$181	58
4969 Renzo Ct	0.49mi	3/2.5 (-1)	1,726 (-8%)	1mo	$395,000	$229	58
4228 Traditions Dr	0.58mi	3/2.0 (-1)	2,054 (+10%)	2mo	$430,000	$209	48
5072 Arancia Ln	0.62mi	3/3.0 (-1)	1,705 (-9%)	4mo	$315,000	$185	45
5050 Trevi Ave	0.72mi	3/2.5 (-1)	2,104 (+12%)	0mo	$478,000	$227	41
4307 Washington Pl	0.73mi	3/2.0 (-1)	2,032 (+8%)	7mo	$485,000	$239	39

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: -6.5%
• Equity multiple: 0.72×
• Total profit: $-33,279
• Equity at exit: $100,242

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $2,845
• Equity at exit: $104,437

Cash invested: $117,401 (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: 59 active · 15 under contract
• Months of supply: 15.4 mo (6%/mo absorbed)
• Median asking: $449,000 ($228/sqft)
• Median days on market: 151 d
• This list price: 2% of active listings are priced below it
• ARV vs active asking: -1.9% vs 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: 7.8×

Monthly cashflow live

• Estimated rent: $3,655 high
• Mortgage (P&I): −$2,199
• Tax est. 1.5%: −$524 /mo · $6,289/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$767
• Net cashflow: $-10

Break-even live

Break-even rent $3,668

Max offer price $417,771

Occupancy floor 95%

Sensitivity live

Price	-10% $279	-5% $134	+0% $-10	+5% $-155	+10% $-300
Rent	-10% $-299	-5% $-155	+0% $-10	+5% $134	+10% $278
Rate	-1.0pp $201	-0.5pp $96	base $-10	+0.5pp $-119	+1.0pp $-230

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: $104,822
• Closing costs: $12,579
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4546 Battlecreek Way Ave Maria, FL	3.0	2.5	2104	$3,900	$1.85	72d	1	0.35mi
5032 Arancia Ln Ave Maria, FL	3.0	2.0	1525	$2,595	$1.70	63d	1	0.57mi
4843 Frattina St Ave Maria, FL	4.0	3.0	2588	$3,300	$1.28	72d	1	0.63mi
5104 Salerno St Ave Maria, FL	4.0	3.0	2341	$5,595	$2.39	72d	1	0.67mi
4390 Battlecreek Way Ave Maria, FL	4.0	2.5	2060	$3,295	$1.60	72d	1	0.74mi
4881 Gambero Way Ave Maria, FL	3.0	2.5	2037	$2,800	$1.37	59d	1	0.75mi
5013 Florence Dr Ave Maria, FL	3.0	2.5	2256	$2,900	$1.29	72d	1	0.77mi
4919 Frattina St Ave Maria, FL	4.0	3.0	2350	$3,300	$1.40	16d	1	0.80mi
5080 Annunciation Cir #1306 Ave Maria, FL	3.0	2.0	1700	$4,500	$2.65	72d	1	0.85mi
5039 Frattina St Ave Maria, FL	3.0	3.0	2341	$5,995	$2.56	72d	1	0.86mi
5065 Gambero Way Ave Maria, FL	4.0	3.0	2557	$3,250	$1.27	70d	1	0.92mi
5077 Gambero Way Ave Maria, FL	4.0	3.0	2256	$3,950	$1.75	72d	1	0.92mi
4957 Gambero Way Unit 4957 Ave Maria, FL	4.0	3.0	1500	$3,400	$2.27	61d	1	0.93mi
5285 Marano Dr Ave Maria, FL	3.0	2.5	2256	$2,600	$1.15	72d	1	0.99mi
5293 Marano Dr Ave Maria, FL	3.0	2.5	2256	$3,400	$1.51	70d	1	1.00mi
5265 Messina St Ave Maria, FL	3.0	2.5	1929	$4,995	$2.59	72d	1	1.01mi
5089 Penella Ave Ave Maria, FL	3.0	2.5	2028	$2,300	$1.13	63d	1	1.06mi
5114 Penella Ave Ave Maria, FL	4.0	3.0	2599	$3,195	$1.23	70d	1	1.14mi
5187 Nevola Ave Ave Maria, FL	3.0	2.5	1680	$2,700	$1.61	70d	1	1.14mi
5322 Nevola Ave Ave Maria, FL	3.0	3.0	1918	$2,700	$1.41	63d	1	1.18mi
5120 Nevola Ave Ave Maria, FL	4.0	3.0	2273	$3,500	$1.54	61d	1	1.22mi
5374 Ferris Ave Ave Maria, FL	3.0	2.5	1933	$2,350	$1.22	72d	1	1.26mi
5538 Hampton Links Ct Ave Maria, FL	3.0	3.0	2247	$6,295	$2.80	70d	1	1.30mi
5545 Hampton Links Ct #5545 Ave Maria, FL	4.0	3.0	2400	$9,000	$3.75	72d	1	1.30mi
5545 Hampton Links Ct Ave Maria, FL	4.0	3.0	2247	$8,500	$3.78	72d	1	1.30mi
5412 Fancourt Links Way Ave Maria, FL	4.0	3.0	2247	$8,000	$3.56	70d	1	1.31mi
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
5428 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$7,895	$3.51	70d	1	1.36mi
5667 Melbourne Ct #7812 Ave Maria, FL	3.0	2.0	1741	$6,250	$3.59	61d	1	1.38mi
5444 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$3,995	$1.78	70d	1	1.40mi
5583 Double Eagle Cir Unit 4118 Ave Maria, FL	3.0	2.0	1301	$4,700	$3.61	72d	1	1.41mi
5674 Melbourne Ct Unit 7721 Ave Maria, FL	3.0	2.0	2110	$7,295	$3.46	61d	1	1.41mi
5527 Double Eagle Cir Unit 3838 Ave Maria, FL	3.0	2.0	1301	$2,295	$1.76	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
5680 Melbourne Ct #7521 Ave Maria, FL	3.0	2.0	2110	$2,650	$1.26	52d	1	1.43mi
5515 Whistling Straights Ct Ave Maria, FL	3.0	2.5	2419	$6,500	$2.69	70d	1	1.44mi
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	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
5309 Beckton Rd Ave Maria, FL	3.0	2.5	2051	$2,395	$1.17	72d	1	1.48mi

Property features AI

Finance

• Financial info: List price $339,999

Exterior

• Parking: 2-car garage / 2 total parking spaces
• Home design: Single-family home (plan Columbus)
• Exterior features: Living area 1,874Address: Ave Maria, FL (4659 Espiritu Way)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Interior features: Plan name: ColumbusNew construction (Plan)

Listing history 49 events

1. 2026-08-08
   days on market $339,999 Active 151 DOM
2. 2026-08-07
   days on market $339,999 Active 150 DOM
3. 2026-08-06
   days on market $339,999 Active 149 DOM
4. 2026-08-05
   days on market $339,999 Active 148 DOM
5. 2026-08-04
   days on market $339,999 Active 147 DOM
6. 2026-08-03
   days on market $339,999 Active 146 DOM
7. 2026-07-31
   days on market $339,999 Active 143 DOM
8. 2026-07-30
   days on market $339,999 Active 142 DOM
9. 2026-07-29
   days on market $339,999 Active 141 DOM
10. 2026-07-27
    days on market $339,999 Active 139 DOM
11. 2026-07-25
    days on market $339,999 Active 137 DOM
12. 2026-07-24
    days on market $339,999 Active 136 DOM
13. 2026-07-23
    days on market $339,999 Active 135 DOM
14. 2026-07-22
    days on market $339,999 Active 134 DOM
15. 2026-07-22
    days on market $339,999 Active 133 DOM
16. 2026-07-18
    days on market $339,999 Active 130 DOM
17. 2026-07-16
    days on market $339,999 Active 128 DOM
18. 2026-07-16
    days on market $339,999 Active 127 DOM
19. 2026-07-14
    days on market $339,999 Active 126 DOM
20. 2026-07-14
    days on market $339,999 Active 125 DOM
21. 2026-07-12
    days on market $339,999 Active 124 DOM
22. 2026-07-11
    days on market $339,999 Active 123 DOM
23. 2026-07-09
    days on market $339,999 Active 121 DOM
24. 2026-07-08
    days on market $339,999 Active 120 DOM
25. 2026-07-07
    days on market $339,999 Active 119 DOM
26. 2026-07-06
    days on market $339,999 Active 118 DOM
27. 2026-07-05
    days on market $339,999 Active 117 DOM
28. 2026-07-04
    days on market $339,999 Active 116 DOM
29. 2026-07-02
    days on market $339,999 Active 114 DOM
30. 2026-07-01
    days on market $339,999 Active 113 DOM
31. 2026-06-30
    days on market $339,999 Active 112 DOM
32. 2026-06-29
    days on market $339,999 Active 111 DOM
33. 2026-06-28
    days on market $339,999 Active 110 DOM
34. 2026-06-27
    days on market $339,999 Active 108 DOM
35. 2026-06-25
    days on market $339,999 Active 106 DOM
36. 2026-06-23
    days on market $339,999 Active 104 DOM
37. 2026-06-22
    days on market $339,999 Active 103 DOM
38. 2026-06-18
    days on market $339,999 Active 100 DOM
39. 2026-06-17
    days on market $339,999 Active 99 DOM
40. 2026-06-16
    days on market $339,999 Active 98 DOM
41. 2026-06-15
    days on market $339,999 Active 97 DOM
42. 2026-06-10
    days on market $339,999 Active 92 DOM
43. 2026-06-09
    days on market $339,999 Active 91 DOM
44. 2026-06-08
    days on market $339,999 Active 90 DOM
45. 2026-06-07
    days on market $339,999 Active 89 DOM
46. 2026-06-02
    days on market $339,999 Active 84 DOM
47. 2026-06-01
    days on market $339,999 Active 83 DOM
48. 2026-05-31
    days on market $339,999 Active 82 DOM
49. 2026-05-30
    days on market $339,999 Active 81 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: $43,855
• − Mortgage interest: −$23,487
• − Property taxes: −$6,289
• − Insurance: −$2,096
• − Repairs & maintenance: −$3,508
• − Management: −$3,508
• − Depreciation: −$12,198
• Taxable loss: −$7,232
• Est. tax savings @ 24.0%: +$1,736
• After-tax cash flow: $1,610/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $9,370–$28,110 screening

This well-maintained two-story home offers a good condition with minimal repairs needed. Painting the exterior and maintaining the landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and value ↑

ⓘ 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

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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%

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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%

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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

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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

• Financial info: List price $339,999

Exterior

• Parking: 2-car garage / 2 total parking spaces
• Home design: Single-family home (plan Columbus)
• Exterior features: Living area 1,874Address: Ave Maria, FL (4659 Espiritu Way)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Interior features: Plan name: ColumbusNew construction (Plan)