5402 Ferris Ave · Ave Maria, FL 34142

$385,000

3 bd · 2.5 ba · 847 sqft · Townhouse public records · 30 Days on market

Built 2016 3,920 sqft lot $162/mo HOA · 3% of rent ↓ 18% 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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

Beautiful townhouse in the highly sought-after community of Ave Maria, offering serene lake views from the screened and fenced patio. the perfect setting to relax and enjoy Southwest Florida living. This spacious residence features 3 bedrooms, 2.5 bathrooms, and approximately 1,852 square feet of comfortable living space with a functional floor plan ideal for families, seasonal residents, or investors. Property highlights include a fenced yard, spacious living areas, and a layout designed for both comfort and convenience. Offered unfurnished, with furniture available for separate negotiation. Enjoy the exceptional lifestyle Ave Maria has to offer with convenient access via both Naples and I

Key facts

• Screened patio
• Lake views
• Fenced yard

Tags

• LAKE VIEWS
• SCREENED PATIO
• FENCED YARD
• COMMUNITY AMENITIES
• PET-FRIENDLY NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Mandatory HOA; Monthly HOA fee of $94.55; Quarterly master HOA fee of $203; One-time other fee of $250; Total annual recurring fees $1,952; total one-time fees $560; Professional management; Community amenities include clubhouse, community pool, fitness center (attended), tennis, pickleball, basketball, bike and jog paths, dog park, restaurant, shopping, beauty salon, bike storage, community room, and internet access; Community type: Non-gated; Maintenance covers irrigation water, lawn/land maintenance, exterior pest control, reserves, street lights, and street maintenance

Exterior

• Parking: Attached 2-car garage; 2+ parking spaces
• Utilities: Central water; Central sewer; Cable available; Reclaimed irrigation
• Home design: Townhouse; 2-story home; Rear exposure faces south; Residential property in Ave Maria (Coquina at Maple Ridge)
• Construction: Built in 2016; Concrete block construction; Stucco exterior finish; Tile roof; Single-hung windows; 2 total floors
• Exterior features: Private road; Patio; Automatic sprinkler system (auto); Canal frontage / waterfront view; Canal width 1–30

Interior

• Kitchen: Range; Microwave; Refrigerator/Freezer; Walk-in pantry; Breakfast bar
• Bedrooms: 3 bedrooms; Master bedroom located upstairs
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bathroom with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Ceiling fans
• Interior features: High-speed internet available; Smoke detectors; Walk-in closet; Breakfast bar and dining/living area; Walk-in pantry; Auto garage door; Negotiable furnishings
• Laundry & utility: Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $385k.

Deal economics

• At list price, monthly cash flow is $979 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $385k).
• Recommended offer: $379k (1.5% 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); 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); 449 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,662/mo this rent would consume 90% 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 $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.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $108k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($379k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $379,225 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.21% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.90%
• DSCR: 1.48
• GRM: 6.9

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: 6.8%
• Equity multiple: 1.30×
• Total profit: $32,385
• Equity at exit: $92,044

10-year hold

• IRR: 13.1%
• Equity multiple: 2.28×
• Total profit: $138,414
• Equity at exit: $95,896

Cash invested: $107,800 (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.

Methodology + full state rankings →

ZIP-level market 34142

• Home prices YoY: -0.5%
• Rents YoY: 3.0%
• Active inventory: 449
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $4,662 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$363 /mo · $4,352/yr
• Insurance: −$160
• HOA: −$162
• Vacancy / Maint / Mgmt: −$979
• Net cashflow: $979

Break-even live

Break-even rent $3,423

Max offer price $385,000

Occupancy floor 74%

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	23d	1	0.14mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.67mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.73mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	23d	1	0.79mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.79mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	23d	1	0.84mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	23d	1	0.93mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	23d	1	0.96mi
5749 Double Eagle Cir #4515 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	21d	1	0.96mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	23d	1	0.98mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	23d	2	1.08mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	14d	1	1.08mi
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	14d	3	1.09mi

HOA detail

• Monthly dues: $162 · $1,944/yr

Listing history 20 events

1. 2026-06-18
   days on market $385,000 Active 30 DOM
2. 2026-06-17
   days on market $385,000 Active 29 DOM
3. 2026-06-16
   days on market $385,000 Active 28 DOM
4. 2026-06-15
   days on market $385,000 Active 27 DOM
5. 2026-06-14
   days on market $385,000 Active 25 DOM
6. 2026-06-10
   days on market $385,000 Active 22 DOM
7. 2026-06-09
   days on market $385,000 Active 21 DOM
8. 2026-06-08
   days on market $385,000 Active 20 DOM
9. 2026-06-07
   days on market $385,000 Active 19 DOM
10. 2026-06-03
    days on market $385,000 Active 15 DOM
11. 2026-06-02
    days on market $385,000 Active 14 DOM
12. 2026-06-01
    days on market $385,000 Active 13 DOM
13. 2026-05-31
    days on market $385,000 Active 12 DOM
14. 2026-05-30
    days on market $385,000 Active 11 DOM
15. 2026-05-19
    listed $385,000 Active
16. 2023-05-06
    historical
17. 2023-02-13
    price $425,000
18. 2022-12-29
    price $445,000
19. 2022-12-02
    price $449,900
20. 2022-11-04
    listed $470,000 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: $4,352 · $363/mo
• Projected year-2 tax: $4,352 · $363/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 5/10 Major
• 🌡 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

Taxation est. · year 1

• Rental income: $55,944
• − Mortgage interest: −$21,566
• − Property taxes: −$4,352
• − Insurance: −$1,925
• − Repairs & maintenance: −$4,476
• − Management: −$4,476
• − HOA: −$1,944
• − Depreciation: −$11,200
• Taxable income: $6,006
• Est. tax owed @ 24.0%: −$1,441
• After-tax cash flow: $10,306/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

-18.1% since first listed

6 events — show timeline

• 2026-05-19 Listed $385,000 NAPLESMLS
• 2023-05-06 Listing Removed — FORTMLS
• 2023-02-13 Price Changed $425,000 FORTMLS
• 2022-12-29 Price Changed $445,000 FORTMLS
• 2022-12-02 Price Changed $449,900 FORTMLS
• 2022-11-04 Listed $470,000 FORTMLS

Property tax history

+8.8%/yr

Latest (2025): $4,352 · +8.5% YoY. Source: county tax records.