Columbus Plan · Ave Maria, FL 34142

$339,999

4 bd · 2.5 ba · 1,874 sqft · SingleFamily · 243 Days on market

Good condition 2-car garage

---

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 +8.9/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• 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 — $429,187.

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 $-347 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (2.5% below list).
• Recommended offer: $299k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.3% 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 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); 695 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $3,315/mo this rent would consume 64% 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 243 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 243 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: 0.77% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $429,187
• List price: $339,999
• Delta: -20.78%
• 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
4761 Espiritu Way	0.00mi	4/3.0	1,933 (+3%)	1mo	$435,000	$225	92
4758 Espiritu Way	0.00mi	4/3.0	1,933 (+3%)	5mo	$420,000	$217	88
4149 Madison St	0.30mi	4/2.0	1,959 (+4%)	3mo	$399,000	$204	74
4450 Steinbeck Way	0.35mi	4/2.0	1,760 (-6%)	6mo	$459,000	$261	66
4557 Sophia Dr	0.44mi	3/2.5 (-1)	1,726 (-8%)	1mo	$405,929	$235	61
5069 Arancia Ln	0.59mi	3/3.0 (-1)	1,903 (+2%)	4mo	$410,000	$215	59
4859 Frattina St	0.65mi	3/2.5 (-1)	1,929 (+3%)	4mo	$350,000	$181	56
4969 Renzo Ct	0.49mi	3/2.5 (-1)	1,726 (-8%)	4mo	$395,000	$229	56
5028 Arancia Ln	0.55mi	3/2.5 (-1)	1,717 (-8%)	2mo	$378,500	$220	54
4250 Annapolis Ave	0.54mi	3/2.0 (-1)	1,692 (-10%)	3mo	$415,000	$245	49
4228 Traditions Dr	0.58mi	3/2.0 (-1)	2,054 (+10%)	5mo	$430,000	$209	45
5050 Trevi Ave	0.72mi	3/2.5 (-1)	2,104 (+12%)	3mo	$478,000	$227	38

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: -10.8%
• Equity multiple: 0.54×
• Total profit: $-55,480
• Equity at exit: $102,608

10-year hold

• IRR: -4.0%
• Equity multiple: 0.64×
• Total profit: $-43,268
• Equity at exit: $106,902

Cash invested: $120,172 (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: 74 active · 30 under contract
• Months of supply: 19.3 mo (5%/mo absorbed)
• Median asking: $438,695 ($226/sqft)
• Median days on market: 120 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +1.3% 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: 695
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,315 high
• Mortgage (P&I): −$2,251
• Tax est. 1.5%: −$536 /mo · $6,438/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $-347

Break-even live

Break-even rent $3,754

Max offer price $378,944

Occupancy floor —

Sensitivity live

Price	-10% $-51	-5% $-199	+0% $-347	+5% $-496	+10% $-644
Rent	-10% $-609	-5% $-478	+0% $-347	+5% $-216	+10% $-85
Rate	-1.0pp $-131	-0.5pp $-238	base $-347	+0.5pp $-458	+1.0pp $-572

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: $107,297
• Closing costs: $12,876
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4591 Lamaida Ln Ave Maria, FL	3.0	2.5	2470	$3,000	$1.21	10d	1	0.30mi
4546 Battlecreek Way Ave Maria, FL	3.0	2.5	2104	$3,900	$1.85	164d	1	0.35mi
4546 Battlecreek Way Ave Maria, FL	3.0	2.5	2104	$3,600	$1.71	46d	1	0.35mi
4546 Battlecreek Way Ave Maria, FL	3.0	2.5	2104	$3,900	$1.85	51d	1	0.35mi
4546 Battlecreek Way Ave Maria, FL	3.0	2.5	2104	$3,600	$1.71	10d	1	0.35mi
4324 Annapolis Ave Ave Maria, FL	3.0	2.0	1662	$2,900	$1.74	29d	1	0.44mi
4324 Annapolis Ave Ave Maria, FL	3.0	2.0	1662	$2,900	$1.74	10d	1	0.44mi
4905 Lowell Dr Ave Maria, FL	3.0	2.0	1901	$2,550	$1.34	10d	1	0.48mi
4905 Lowell Dr Ave Maria, FL	3.0	2.0	1901	$2,550	$1.34	37d	1	0.48mi
4383 Hudson Way Ave Maria, FL	4.0	3.0	2080	$3,500	$1.68	10d	1	0.54mi
5020 Arancia Ln Ave Maria, FL	3.0	2.5	1525	$2,400	$1.57	41d	1	0.55mi
4819 Frattina St Ave Maria, FL	4.0	3.5	1978	$3,200	$1.62	51d	1	0.55mi
5032 Arancia Ln Ave Maria, FL	3.0	2.0	1525	$2,595	$1.70	154d	1	0.57mi
4843 Frattina St Ave Maria, FL	4.0	3.0	2588	$3,300	$1.28	164d	1	0.63mi
5072 Arancia Ln Ave Maria, FL	3.0	2.5	1705	$3,150	$1.85	10d	1	0.63mi
5072 Arancia Ln Ave Maria, FL	3.0	2.5	1705	$3,150	$1.85	51d	1	0.63mi
5104 Salerno St Ave Maria, FL	4.0	3.0	2341	$5,595	$2.39	164d	1	0.67mi
4330 Washington Pl Ave Maria, FL	3.0	2.0	1662	$2,600	$1.56	10d	1	0.69mi
4330 Washington Pl Ave Maria, FL	3.0	2.0	1662	$2,600	$1.56	16d	1	0.69mi
4869 Gambero Way Ave Maria, FL	3.0	3.0	1903	$2,600	$1.37	7d	1	0.72mi
4390 Battlecreek Way Ave Maria, FL	4.0	2.5	2060	$3,295	$1.60	164d	1	0.74mi
5068 Annunciation Cir #4210 Ave Maria, FL	3.0	3.0	1635	$2,750	$1.68	51d	1	0.75mi
4881 Gambero Way Ave Maria, FL	3.0	2.5	2037	$2,800	$1.37	151d	1	0.75mi
5013 Florence Dr Ave Maria, FL	3.0	2.5	2256	$2,900	$1.29	164d	1	0.77mi
4919 Frattina St Ave Maria, FL	4.0	3.0	2350	$3,300	$1.40	10d	1	0.80mi
5008 Frattina St Ave Maria, FL	3.0	2.5	1726	$2,700	$1.56	35d	1	0.85mi
5008 Frattina St Ave Maria, FL	3.0	2.5	1726	$2,700	$1.56	10d	1	0.85mi
5080 Annunciation Cir #1306 Ave Maria, FL	3.0	2.0	1700	$3,900	$2.29	51d	1	0.85mi
5080 Annunciation Cir #1306 Ave Maria, FL	3.0	2.0	1700	$3,900	$2.29	10d	1	0.85mi
5039 Frattina St Ave Maria, FL	3.0	3.0	2341	$5,995	$2.56	164d	1	0.86mi
5820 Gambero Way Ave Maria, FL	4.0	3.0	2611	$2,700	$1.03	8d	1	0.86mi
5151 Monza Ct Ave Maria, FL	3.0	2.5	2104	$2,900	$1.38	44d	1	0.87mi
5065 Gambero Way Ave Maria, FL	4.0	3.0	2557	$3,250	$1.27	162d	1	0.92mi
5081 Gambero Way Ave Maria, FL	4.0	2.5	2256	$3,100	$1.37	0d	1	0.92mi
5077 Gambero Way Ave Maria, FL	4.0	2.5	2256	$3,000	$1.33	10d	1	0.92mi
4957 Gambero Way Unit 4957 Ave Maria, FL	4.0	3.0	1500	$3,400	$2.27	6d	1	0.93mi
5191 Genoa St Ave Maria, FL	3.0	2.5	1929	$3,500	$1.81	49d	1	0.93mi
5265 Marano Dr Ave Maria, FL	3.0	2.5	1726	$2,300	$1.33	9d	1	0.95mi
5253 Messina St Ave Maria, FL	3.0	2.5	1929	$2,400	$1.24	51d	1	0.98mi
5253 Messina St Ave Maria, FL	3.0	2.5	1929	$2,495	$1.29	44d	1	0.98mi

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 50 events

1. 2026-11-08
   days on market $339,999 Active 243 DOM
2. 2026-11-07
   days on market $339,999 Active 242 DOM
3. 2026-11-07
   days on market $339,999 Active 241 DOM
4. 2026-11-05
   days on market $339,999 Active 240 DOM
5. 2026-11-04
   days on market $339,999 Active 239 DOM
6. 2026-11-02
   days on market $339,999 Active 237 DOM
7. 2026-11-01
   days on market $339,999 Active 236 DOM
8. 2026-10-31
   days on market $339,999 Active 235 DOM
9. 2026-10-30
   days on market $339,999 Active 234 DOM
10. 2026-10-29
    days on market $339,999 Active 233 DOM
11. 2026-10-28
    days on market $339,999 Active 232 DOM
12. 2026-10-27
    days on market $339,999 Active 231 DOM
13. 2026-10-26
    days on market $339,999 Active 230 DOM
14. 2026-10-25
    days on market $339,999 Active 229 DOM
15. 2026-10-24
    days on market $339,999 Active 228 DOM
16. 2026-10-23
    days on market $339,999 Active 227 DOM
17. 2026-10-22
    days on market $339,999 Active 226 DOM
18. 2026-10-21
    days on market $339,999 Active 225 DOM
19. 2026-10-20
    days on market $339,999 Active 224 DOM
20. 2026-10-19
    days on market $339,999 Active 223 DOM
21. 2026-10-18
    days on market $339,999 Active 222 DOM
22. 2026-10-17
    days on market $339,999 Active 221 DOM
23. 2026-10-16
    days on market $339,999 Active 220 DOM
24. 2026-10-15
    days on market $339,999 Active 219 DOM
25. 2026-10-14
    days on market $339,999 Active 218 DOM
26. 2026-10-13
    days on market $339,999 Active 217 DOM
27. 2026-10-12
    days on market $339,999 Active 216 DOM
28. 2026-10-11
    days on market $339,999 Active 215 DOM
29. 2026-10-10
    days on market $339,999 Active 214 DOM
30. 2026-10-09
    days on market $339,999 Active 213 DOM
31. 2026-10-08
    days on market $339,999 Active 212 DOM
32. 2026-10-07
    days on market $339,999 Active 211 DOM
33. 2026-10-07
    days on market $339,999 Active 210 DOM
34. 2026-10-05
    days on market $339,999 Active 209 DOM
35. 2026-10-04
    days on market $339,999 Active 208 DOM
36. 2026-10-04
    days on market $339,999 Active 207 DOM
37. 2026-10-02
    days on market $339,999 Active 206 DOM
38. 2026-10-01
    days on market $339,999 Active 205 DOM
39. 2026-09-29
    days on market $339,999 Active 203 DOM
40. 2026-09-28
    days on market $339,999 Active 202 DOM
41. 2026-09-26
    days on market $339,999 Active 200 DOM
42. 2026-09-25
    days on market $339,999 Active 199 DOM
43. 2026-09-24
    days on market $339,999 Active 198 DOM
44. 2026-09-23
    days on market $339,999 Active 197 DOM
45. 2026-09-22
    days on market $339,999 Active 196 DOM
46. 2026-09-20
    days on market $339,999 Active 194 DOM
47. 2026-09-18
    days on market $339,999 Active 192 DOM
48. 2026-09-17
    days on market $339,999 Active 191 DOM
49. 2026-09-16
    days on market $339,999 Active 190 DOM
50. 2026-09-15
    days on market $339,999 Active 189 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: $39,779
• − Mortgage interest: −$24,041
• − Property taxes: −$6,438
• − Insurance: −$2,146
• − Repairs & maintenance: −$3,182
• − Management: −$3,182
• − Depreciation: −$12,485
• Taxable loss: −$11,696
• Est. tax savings @ 24.0%: +$2,807
• After-tax cash flow: $-1,360/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

---

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%
• 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

• 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)