6058 National Blvd Ave #318 · Ave Maria, FL 34142

$311,846

2 bd · 2.0 ba · 1,301 sqft · Condo public records · 97 Days on market

Built 2021

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Cash flow +2.5/30.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Former Model – Largest Floor Plan | Never Lived In | Deeded Golf Membership | Fully Furnished & decorated! Welcome to 6058 National Blvd #318, a stunning, never-lived-in former model home featuring the largest single-story condo floor plan in the community—offered fully furnished and complete with a deeded golf membership in the highly sought-after National Golf & Country Club at Ave Maria. This spacious and stylish residence offers 2 bedrooms plus a den (ideal as a third bedroom, home office, or flex space), 2 full bathrooms, and a bright, open-concept layout perfect for both entertaining and relaxed everyday living. The modern kitchen opens to a dedicated dining ar

Key facts

• Built 2021

Property features AI

Finance

• HOA & community: Building fitness center

Exterior

• Home design: Condo
• Construction: Living area approximately 1301

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Air conditioning
• Interior features: Furnished; 3 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $312k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (21.1% below list).
• Recommended offer: $246k (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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); 453 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 $2,460/mo this rent would consume 47% 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.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($284k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $245,981 (21.1% 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 97 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 2.15%
• Cash-on-cash: -14.80%
• DSCR: 0.34
• GRM: 10.6

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: -25.5%
• Equity multiple: -0.06×
• Total profit: $-92,298
• Equity at exit: $74,555

10-year hold

• IRR: -19.3%
• Equity multiple: -0.63×
• Total profit: $-142,179
• Equity at exit: $77,675

Cash invested: $87,317 (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: 453
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,460 medium
• Mortgage (P&I): −$1,635
• Tax est. 1.5%: −$390 /mo · $4,678/yr
• Insurance: −$130
• HOA est. from 1 same-building comp: −$865
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-1,077

Break-even live

Break-even rent $3,823

Max offer price $156,024

Occupancy floor —

Sensitivity live

Price	-10% $-861	-5% $-969	+0% $-1,077	+5% $-1,185	+10% $-1,292
Rent	-10% $-1,271	-5% $-1,174	+0% $-1,077	+5% $-980	+10% $-883
Rate	-1.0pp $-920	-0.5pp $-998	base $-1,077	+0.5pp $-1,158	+1.0pp $-1,240

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: $77,962
• Closing costs: $9,355
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	15d	1	0.01mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$2,995	$2.47	25d	2	0.01mi
6058 National Blvd #343 Ave Maria, FL	2.0	2.0	1194	$4,000	$3.35	25d	1	0.02mi
6023 Ellerston Way #1823 Ave Maria, FL	3.0	2.0	1695	$2,995	$1.77	25d	1	0.06mi
6046 National Blvd Ave Maria, FL	2.0	2.0	1154	$4,395	$3.81	25d	2	0.08mi
6082 National Blvd Ave Maria, FL	2.0	2.0	1366	$4,145	$3.03	25d	2	0.09mi
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	15d	3	0.12mi
6036 Ellerston WAY #1311 Ave Maria, FL	3.0	2.0	1741	$4,490	$2.58	25d	1	0.24mi
5651 Double Eagle Cir #4316 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	25d	1	0.24mi
5651 Double Eagle Cir #4338 Ave Maria, FL	2.0	2.0	1301	$6,295	$4.84	25d	1	0.24mi
5629 Double Eagle Cir #4218 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	25d	1	0.24mi
6039 Ellerston WAY #2017 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	25d	1	0.24mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	25d	1	0.24mi
5629 Double Eagle Cir #4223 Ave Maria, FL	2.0	2.0	1154	$2,395	$2.08	25d	1	0.24mi
5445 Double Eagle Cir #3011 Ave Maria, FL	2.0	2.0	1569	$2,495	$1.59	25d	1	0.24mi
5715 Double Eagle Cir #4416 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	25d	1	0.24mi
5704 Melbourne Ct #6712 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	25d	1	0.24mi
5629 Double Eagle Cir #4217 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	25d	1	0.24mi
5835 Double Eagle Cir #4726 Ave Maria, FL	2.0	2.0	1154	$2,095	$1.82	15d	1	0.24mi
5710 Melbourne Ct #6511 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	25d	1	0.24mi
5909 Berwick Ln Ave Maria, FL	2.0	2.0	1850	$10,995	$5.94	25d	1	0.25mi
6011 Ellerston Way #811 Ave Maria, FL	3.0	2.0	1741	$2,595	$1.49	15d	1	0.29mi
5943 Sunningdale St Ave Maria, FL	3.0	2.5	1850	$10,995	$5.94	25d	1	0.29mi
6040 Ellerston Way #1411 Ave Maria, FL	3.0	2.0	1741	$2,695	$1.55	25d	1	0.29mi
5410 Double Eagle Cir #2222 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	25d	1	0.31mi
5807 Double Eagle Cir #4631 Ave Maria, FL	3.0	2.0	1301	$5,695	$4.38	25d	1	0.32mi
5835 Double Eagle Cir Unit 4742 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	25d	1	0.32mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	25d	1	0.32mi
6047 Ellerston Way Unit 1 Ave Maria, FL	2.0	2.0	1366	$2,500	$1.83	25d	1	0.32mi
6044 Ellerston Way #1511 Ave Maria, FL	2.0	2.0	1741	$2,695	$1.55	21d	1	0.35mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	25d	1	0.38mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	15d	1	0.38mi
8010 Helena Ct Ave Maria, FL	2.0	2.0	1554	$2,500	$1.61	23d	1	0.38mi
5433 Double Eagle Cir #2915 Ave Maria, FL	2.0	2.0	1366	$6,295	$4.61	23d	1	0.39mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	25d	1	0.41mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	25d	1	0.44mi
5835 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	25d	1	0.47mi
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	25d	1	0.48mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	25d	1	0.51mi
5807 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	25d	1	0.52mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $311,846 Coming Soon 97 DOM
2. 2026-06-18
   days on market $311,846 Coming Soon 94 DOM
3. 2026-06-17
   days on market $311,846 Coming Soon 93 DOM
4. 2026-06-16
   days on market $311,846 Coming Soon 92 DOM
5. 2026-06-15
   days on market $311,846 Coming Soon 91 DOM
6. 2026-06-14
   days on market $311,846 Coming Soon 89 DOM
7. 2026-06-10
   days on market $311,846 Coming Soon 86 DOM
8. 2026-06-09
   days on market $311,846 Coming Soon 85 DOM
9. 2026-06-08
   days on market $311,846 Coming Soon 84 DOM
10. 2026-06-07
    days on market $311,846 Coming Soon 83 DOM
11. 2026-06-03
    days on market $311,846 Coming Soon 79 DOM
12. 2026-06-02
    days on market $311,846 Coming Soon 78 DOM
13. 2026-06-01
    days on market $311,846 Coming Soon 77 DOM
14. 2026-05-31
    days on market $311,846 Coming Soon 76 DOM
15. 2026-05-30
    days on market $311,846 Coming Soon 75 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: $29,518
• − Mortgage interest: −$17,468
• − Property taxes: −$4,678
• − Insurance: −$1,559
• − Repairs & maintenance: −$2,361
• − Management: −$2,361
• − HOA: −$10,380
• − Depreciation: −$9,072
• Taxable loss: −$18,362
• Est. tax savings @ 24.0%: +$4,407
• After-tax cash flow: $-8,515/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