4834 Corrado Way · Ave Maria, FL 34142

$475,000

4 bd · 3.0 ba · 2,341 sqft · SingleFamily public records · 204 Days on market

Built 2020 9,148 sqft lot $184/mo HOA · 5% of rent ↓ 8% since listing

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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 +10.2/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Seller is Motivated. Bring your best offer. This is the one that won’t wait. Located in one of Ave Maria’s most desirable communities, this beautifully designed home delivers the perfect mix of style, comfort, and move-in-ready appeal. Bright open spaces, a stunning kitchen built for gathering, and a private outdoor retreat make everyday living feel elevated. The spacious primary suite offers a true escape, while flexible living areas give you room to live, work, and entertain with ease. Homes like this don’t last—if you’ve been waiting for something special, this is it.

Key facts

• Contemporary kitchen
• Quartz countertops
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• CONTEMPORARY KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• LARGE ISLAND
• WALK-IN CLOSET

Property features AI

Finance

• Other: Property type: Residential, single family; Zoning: X; Location directions available
• Financial info: Other annual assessment approximately $1,200
• HOA & community: Monthly association fee of $116.55; Association required (Maple Ridge-Lori Russo); Pets allowed; CDD present; Homestead exempt

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; One story; Facing north
• Construction: Block construction; Tile roof; Block foundation; Built area approximately 2,341 (builder provided)
• Exterior features: Asphalt road access; Lot approximately 0.21 acres; No waterfront

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry closet; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $-421 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $401k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $394k (17.0% below list).
• Recommended offer: $394k (17.0% below list) — sets the bar for 1% rule.

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); 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 $3,942/mo this rent would consume 76% 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 $5k 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 204 days — a 12% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $394,209 (17.0% 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 204 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 10.0

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: -11.2%
• Equity multiple: 0.52×
• Total profit: $-63,603
• Equity at exit: $113,561

10-year hold

• IRR: -4.3%
• Equity multiple: 0.61×
• Total profit: $-52,233
• Equity at exit: $118,313

Cash invested: $133,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $3,942 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$510 /mo · $6,126/yr
• Insurance: −$198
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$184
• Vacancy / Maint / Mgmt: −$828
• Net cashflow: $-421

Break-even live

Break-even rent $4,475

Max offer price $400,607

Occupancy floor —

Sensitivity live

Price	-10% $-152	-5% $-287	+0% $-421	+5% $-556	+10% $-690
Rent	-10% $-733	-5% $-577	+0% $-421	+5% $-265	+10% $-110
Rate	-1.0pp $-182	-0.5pp $-300	base $-421	+0.5pp $-544	+1.0pp $-669

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: $118,750
• Closing costs: $14,250
• 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	25d	1	0.30mi
4843 Frattina St Ave Maria, FL	4.0	3.0	2588	$3,300	$1.28	25d	1	0.48mi
5104 Salerno St Ave Maria, FL	4.0	3.0	2341	$5,595	$2.39	25d	1	0.49mi
5013 Florence Dr Ave Maria, FL	3.0	2.5	2256	$2,900	$1.29	25d	1	0.57mi
4881 Gambero Way Ave Maria, FL	3.0	2.5	2037	$2,800	$1.37	12d	1	0.59mi
4919 Frattina St Ave Maria, FL	4.0	3.0	2350	$3,300	$1.40	25d	1	0.62mi
5039 Frattina St Ave Maria, FL	3.0	3.0	2341	$5,995	$2.56	25d	1	0.66mi
5065 Gambero Way Ave Maria, FL	4.0	3.0	2557	$3,250	$1.27	23d	1	0.71mi
5077 Gambero Way Ave Maria, FL	4.0	3.0	2256	$3,950	$1.75	25d	1	0.71mi
5169 Roma St Ave Maria, FL	4.0	3.0	2874	$5,995	$2.09	25d	1	0.72mi
5226 Ferrari Ave Ave Maria, FL	3.0	2.5	3086	$3,400	$1.10	25d	1	0.78mi
4390 Battlecreek Way Ave Maria, FL	4.0	2.5	2060	$3,295	$1.60	25d	1	0.78mi
5080 Annunciation Cir #1306 Ave Maria, FL	3.0	2.0	1700	$4,500	$2.65	25d	1	0.79mi
5285 Marano Dr Ave Maria, FL	3.0	2.5	2256	$2,600	$1.15	25d	1	0.79mi
5293 Marano Dr Ave Maria, FL	3.0	2.5	2256	$3,400	$1.51	23d	1	0.81mi
5265 Messina St Ave Maria, FL	3.0	2.5	1929	$4,995	$2.59	25d	1	0.84mi
5089 Penella Ave Ave Maria, FL	3.0	2.5	2028	$2,300	$1.13	15d	1	0.86mi
5166 Julienne Rd Ave Maria, FL	4.0	3.0	3330	$3,600	$1.08	25d	1	0.90mi
5187 Nevola Ave Ave Maria, FL	3.0	2.5	1680	$2,700	$1.61	23d	1	0.94mi
5114 Penella Ave Ave Maria, FL	4.0	3.0	2599	$3,195	$1.23	23d	1	0.94mi
5286 Nevola Ave Ave Maria, FL	3.0	2.5	3330	$2,995	$0.90	25d	1	0.97mi
5322 Nevola Ave Ave Maria, FL	3.0	3.0	1918	$2,700	$1.41	15d	1	0.98mi
5414 Espada Ct Ave Maria, FL	3.0	3.0	2799	$10,995	$3.93	23d	1	1.02mi
5120 Nevola Ave Ave Maria, FL	4.0	3.0	2273	$3,500	$1.54	13d	1	1.02mi
5374 Ferris Ave Ave Maria, FL	3.0	2.5	1933	$2,350	$1.22	25d	1	1.07mi
5538 Hampton Links Ct Ave Maria, FL	3.0	3.0	2247	$6,295	$2.80	23d	1	1.09mi
5545 Hampton Links Ct #5545 Ave Maria, FL	4.0	3.0	2400	$9,000	$3.75	25d	1	1.10mi
5545 Hampton Links Ct Ave Maria, FL	4.0	3.0	2247	$8,500	$3.78	25d	1	1.10mi
5412 Fancourt Links Way Ave Maria, FL	4.0	3.0	2247	$8,000	$3.56	23d	1	1.11mi
5428 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$7,895	$3.51	23d	1	1.15mi
5661 Melbourne Ct #8011 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	13d	1	1.16mi
5667 Melbourne Ct #7812 Ave Maria, FL	3.0	2.0	1741	$6,250	$3.59	13d	1	1.18mi
5444 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$3,995	$1.78	23d	1	1.19mi
5674 Melbourne Ct Unit 7721 Ave Maria, FL	3.0	2.0	2110	$7,295	$3.46	13d	1	1.22mi
5515 Whistling Straights Ct Ave Maria, FL	3.0	2.5	2419	$6,500	$2.69	23d	1	1.24mi
5680 Melbourne Ct #7521 Ave Maria, FL	3.0	2.0	2110	$2,650	$1.26	5d	1	1.24mi
5704 Melbourne Ct Ave Maria, FL	3.0	2.0	1741	$3,995	$2.29	25d	1	1.29mi
5309 Beckton Rd Ave Maria, FL	3.0	2.5	2051	$2,395	$1.17	25d	1	1.31mi
5739 Oakmont Ct #8412 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	25d	1	1.34mi
5739 Oakmont Ct Ave Maria, FL	3.0	2.0	1710	$3,700	$2.16	25d	1	1.34mi

HOA detail

• Monthly dues: $184 · $2,208/yr

Listing history 20 events

1. 2026-06-21
   days on market $475,000 Active 204 DOM
2. 2026-06-18
   days on market $475,000 Active 201 DOM
3. 2026-06-17
   days on market $475,000 Active 200 DOM
4. 2026-06-16
   days on market $475,000 Active 199 DOM
5. 2026-06-15
   days on market $475,000 Active 198 DOM
6. 2026-06-10
   days on market $475,000 Active 193 DOM
7. 2026-06-09
   days on market $475,000 Active 192 DOM
8. 2026-06-08
   days on market $475,000 Active 191 DOM
9. 2026-06-07
   days on market $475,000 Active 190 DOM
10. 2026-06-03
    days on market $475,000 Active 186 DOM
11. 2026-06-02
    days on market $475,000 Active 185 DOM
12. 2026-05-31
    days on market $475,000 Active 184 DOM
13. 2026-05-30
    days on market $475,000 Active 183 DOM
14. 2026-04-29
    historical
15. 2026-04-14
    price $475,000
16. 2026-04-13
    price $475,000
17. 2026-04-07
    listed $500,000 Active
18. 2026-03-26
    price $500,000
19. 2026-03-06
    price $275,000
20. 2025-11-28
    listed $515,500 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: $6,126 · $510/mo
• Projected year-2 tax: $6,126 · $510/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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 27 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: $47,305
• − Mortgage interest: −$26,607
• − Property taxes: −$6,126
• − Insurance: −$4,200
• − Repairs & maintenance: −$3,784
• − Management: −$3,784
• − HOA: −$2,208
• − Depreciation: −$13,818
• Taxable loss: −$13,222
• Est. tax savings @ 24.0%: +$3,173
• After-tax cash flow: $-1,880/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

-7.9% since first listed

7 events — show timeline

• 2026-04-29 Listing Removed — FORTMLS
• 2026-04-14 Price Changed $475,000 FORTMLS
• 2026-04-13 Price Changed $475,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Listed $500,000 FORTMLS
• 2026-03-26 Price Changed $500,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-28 Listed $515,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.3%/yr

Latest (2025): $6,126 · +6.7% YoY. Source: county tax records.