Stellar Plan · Ave Maria, FL 34142

$549,990

3 bd · 3.0 ba · 2,483 sqft · SingleFamily · 117 Days on market

Excellent condition Garage

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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 +6.0/10.0
• Condition / age +4.8/5.0
• Appreciation +4.5/10.0
• Rent growth +3.2/5.0
• Cash flow +3.1/30.0
• Livability +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Able to accommodate both entertaining and relaxed everyday living, the Stellar represents an achievement. The kitchen opens to the gathering room, dining area, and covered lanai, to suit both formal and informal socializing. And private spaces like the flex room or owner's suite, with huge walk-in closet, let family members still find "me time. " In the garage, an extra bay can hold a golf cart.

Key facts

• Huge walk-in closet
• Dining area
• Covered lanai

Tags

• DINING AREA
• COVERED LANAI
• FLEX ROOM
• HUGE WALK-IN CLOSET

🏗️ New construction. The $549,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $615,453.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $550k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (43.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (47.4% below list).
• Recommended offer: $289k (47.4% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 3.9% in Ave Maria — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 610 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $2,893/mo this rent would consume 56% 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 $4k of loan paydown is wiped out by about $6k 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 117 days — a 9% lower offer ($500k) is reasonable based on typical stale-listing flexibility.

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; major 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 $289,338 (47.4% 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 117 days. Have you received any prior offers? Is the seller open to a 47% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.47% ✗
• Cap rate: 2.46%
• Cash-on-cash: -13.70%
• DSCR: 0.39
• GRM: 17.7

CMA / ARV

• ARV (median comp): $615,453
• List price: $549,990
• Delta: -10.64%
• 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
6012 Harmony Dr	0.31mi	3/3.0	2,496 (+0%)	6mo	$765,000	$306	80
6354 Achievement Ave	0.38mi	3/3.0	2,496 (+0%)	3mo	$635,000	$254	79
6124 Victory Dr	0.43mi	3/3.0	2,496 (+0%)	1mo	$530,000	$212	78
6337 Prestige Ln	0.46mi	3/3.0	2,496 (+0%)	3mo	$760,000	$304	75
6242 Glory Rd	0.16mi	3/3.0	2,269 (-9%)	10mo	$550,000	$242	70
6189 Victory Dr	0.63mi	3/3.0	2,496 (+0%)	5mo	$585,000	$234	66
6208 Glory Rd	0.15mi	2/2.5 (-1)	2,269 (-9%)	9mo	$599,000	$264	64
5846 Plymouth Pl	0.72mi	3/3.0	2,496 (+0%)	5mo	$580,000	$232	61
5840 Plymouth Pl	0.75mi	3/3.0	2,496 (+0%)	8mo	$621,500	$249	58
5725 Legendary Ln	0.67mi	3/3.0	2,504 (+1%)	13mo	$750,000	$300	57
6359 Achievement	0.40mi	2/2.5 (-1)	2,114 (-15%)	0mo	$490,000	$232	49
6225 Harmony Dr	0.41mi	2/2.5 (-1)	2,126 (-14%)	13mo	$635,000	$299	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: -25.7%
• Equity multiple: -0.06×
• Total profit: $-182,681
• Equity at exit: $147,140

10-year hold

• IRR: -19.7%
• Equity multiple: -0.65×
• Total profit: $-284,187
• Equity at exit: $153,297

Cash invested: $172,327 (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: 52 active · 16 under contract
• Months of supply: 19.5 mo (5%/mo absorbed)
• Median asking: $579,945 ($255/sqft)
• Median days on market: 168 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: -2.8% 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: 610
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $2,893 medium
• Mortgage (P&I): −$3,228
• Tax est. 1.5%: −$769 /mo · $9,232/yr
• Insurance: −$256
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-2,120

Break-even live

Break-even rent $5,576

Max offer price $308,754

Occupancy floor —

Sensitivity live

Price	-10% $-1,694	-5% $-1,907	+0% $-2,120	+5% $-2,332	+10% $-2,545
Rent	-10% $-2,348	-5% $-2,234	+0% $-2,120	+5% $-2,005	+10% $-1,891
Rate	-1.0pp $-1,810	-0.5pp $-1,963	base $-2,120	+0.5pp $-2,279	+1.0pp $-2,441

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: $153,863
• Closing costs: $18,464
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6140 Victory Dr Ave Maria, FL	3.0	3.0	2496	$5,000	$2.00	119d	1	0.46mi
5939 Gala Dr Immokalee, FL	3.0	3.0	2300	$5,995	$2.61	6d	1	0.55mi
5939 Gala Dr Immokalee, FL	3.0	3.0	2300	$5,995	$2.61	119d	1	0.55mi
6421 Liberty St Ave Maria, FL	3.0	2.0	1922	$5,800	$3.02	119d	1	0.59mi
6437 Liberty St Ave Maria, FL	3.0	2.0	1901	$4,200	$2.21	6d	1	0.63mi
6441 Liberty St Ave Maria, FL	3.0	2.0	1685	$5,795	$3.44	119d	1	0.64mi
6441 Liberty St Ave Maria, FL	2.0	2.0	1685	$2,995	$1.78	6d	1	0.64mi
5988 Mayflower Way Ave Maria, FL	2.0	2.0	1602	$5,200	$3.25	119d	1	0.73mi
5709 Constitution St Ave Maria, FL	2.0	2.0	1900	$2,400	$1.26	119d	1	0.81mi
6075 Artisan Ct Ave Maria, FL	3.0	3.0	2799	$11,995	$4.29	116d	1	0.85mi
6082 Artisan Ct Ave Maria, FL	3.0	3.0	2799	$11,995	$4.29	116d	1	0.88mi
6012 Ellerston WAY #1121 Ave Maria, FL	3.0	2.0	2110	$6,295	$2.98	119d	1	0.89mi
5704 Melbourne Ct #6712 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	119d	1	0.89mi
6012 Ellerston WAY #1121 Ave Maria, FL	3.0	2.0	2110	$3,195	$1.51	6d	1	0.89mi
5697 Melbourne Ct #7022 Ave Maria, FL	3.0	2.0	2110	$3,100	$1.47	6d	1	0.89mi
6036 Ellerston WAY #1311 Ave Maria, FL	3.0	2.0	1741	$4,490	$2.58	119d	1	0.89mi
5710 Melbourne Ct #6511 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	119d	1	0.89mi
5728 Mayflower Way Ave Maria, FL	3.0	3.0	2087	$2,650	$1.27	119d	1	0.91mi
6003 Diamonte Pl Ave Maria, FL	3.0	2.5	2395	$11,995	$5.01	119d	1	0.96mi
5257 Juliet Ct Ave Maria, FL	2.0	2.0	1894	$2,495	$1.32	6d	1	0.97mi
5698 Mayflower Way #405 Ave Maria, FL	2.0	2.0	1868	$5,495	$2.94	6d	1	1.00mi
6023 Diamonte Pl Ave Maria, FL	3.0	3.0	2379	$4,995	$2.10	119d	1	1.00mi
6047 Diamonte Pl Ave Maria, FL	3.0	2.5	3025	$4,995	$1.65	119d	1	1.04mi
5690 Mayflower Way #601 Ave Maria, FL	3.0	2.0	1815	$5,500	$3.03	119d	1	1.04mi
5690 Mayflower Way Ave Maria, FL	3.0	2.0	1815	$3,295	$1.82	119d	1	1.05mi
6023 Ellerston Way #1823 Ave Maria, FL	3.0	2.0	1695	$2,995	$1.77	119d	1	1.05mi
5909 Berwick Ln Ave Maria, FL	2.0	2.0	1850	$10,995	$5.94	119d	1	1.10mi
5476 Katia Ct Ave Maria, FL	3.0	2.5	1983	$4,300	$2.17	6d	1	1.13mi
5476 Katia Ct Ave Maria, FL	3.0	2.5	1983	$4,300	$2.17	119d	1	1.13mi
5937 Berwick Ln Ave Maria, FL	3.0	2.0	2061	$4,995	$2.42	119d	1	1.13mi
5938 Berwick Ln Ave Maria, FL	3.0	3.0	2247	$10,995	$4.89	119d	1	1.16mi
5981 Berwick Ln Ave Maria, FL	3.0	3.0	2224	$5,995	$2.70	119d	1	1.21mi
5985 Berwick Ln Ave Maria, FL	2.0	2.0	2061	$10,995	$5.33	119d	1	1.22mi
5997 Berwick Ln Ave Maria, FL	3.0	3.0	2247	$6,995	$3.11	119d	1	1.24mi
5462 Useppa Dr Ave Maria, FL	3.0	2.5	1650	$2,250	$1.36	6d	1	1.25mi
5309 Beckton Rd Ave Maria, FL	3.0	2.5	2051	$2,395	$1.17	119d	1	1.28mi
5453 Pikewood Ct Ave Maria, FL	2.0	2.5	1850	$7,995	$4.32	6d	1	1.30mi
5510 Useppa Dr Ave Maria, FL	4.0	4.0	2051	$2,400	$1.17	6d	1	1.32mi
5515 Whistling Straights Ct Ave Maria, FL	3.0	2.5	2419	$6,500	$2.69	116d	1	1.32mi
5435 Pikewood Ct Ave Maria, FL	2.0	2.5	1850	$3,695	$2.00	116d	1	1.34mi

Property features AI

Finance

• Financial info: List price $549,990

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: Single-family plan (Stellar)
• Exterior features: Living area approximately 2483

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Active plan (Stellar)

Listing history 50 events

1. 2026-09-23
   days on market $549,990 Active 117 DOM
2. 2026-09-22
   days on market $549,990 Active 116 DOM
3. 2026-09-20
   days on market $549,990 Active 114 DOM
4. 2026-09-18
   days on market $549,990 Active 112 DOM
5. 2026-09-17
   days on market $549,990 Active 111 DOM
6. 2026-09-16
   days on market $549,990 Active 110 DOM
7. 2026-09-15
   days on market $549,990 Active 109 DOM
8. 2026-09-14
   days on market $549,990 Active 108 DOM
9. 2026-09-13
   days on market $549,990 Active 107 DOM
10. 2026-09-12
    days on market $549,990 Active 106 DOM
11. 2026-09-11
    days on market $549,990 Active 105 DOM
12. 2026-09-05
    days on market $549,990 Active 99 DOM
13. 2026-09-04
    days on market $549,990 Active 98 DOM
14. 2026-09-03
    days on market $549,990 Active 97 DOM
15. 2026-08-30
    days on market $549,990 Active 93 DOM
16. 2026-08-29
    days on market $549,990 Active 92 DOM
17. 2026-08-28
    days on market $549,990 Active 91 DOM
18. 2026-08-27
    days on market $549,990 Active 90 DOM
19. 2026-08-26
    days on market $549,990 Active 89 DOM
20. 2026-08-25
    days on market $549,990 Active 88 DOM
21. 2026-08-24
    days on market $549,990 Active 87 DOM
22. 2026-08-23
    days on market $549,990 Active 86 DOM
23. 2026-08-22
    days on market $549,990 Active 85 DOM
24. 2026-08-21
    days on market $549,990 Active 84 DOM
25. 2026-08-20
    days on market $549,990 Active 83 DOM
26. 2026-08-19
    days on market $549,990 Active 82 DOM
27. 2026-08-18
    days on market $549,990 Active 81 DOM
28. 2026-08-16
    days on market $549,990 Active 79 DOM
29. 2026-08-15
    days on market $549,990 Active 78 DOM
30. 2026-08-13
    days on market $549,990 Active 76 DOM
31. 2026-08-12
    days on market $549,990 Active 75 DOM
32. 2026-08-11
    days on market $549,990 Active 74 DOM
33. 2026-08-10
    days on market $549,990 Active 73 DOM
34. 2026-08-09
    days on market $549,990 Active 72 DOM
35. 2026-08-08
    days on market $549,990 Active 71 DOM
36. 2026-08-07
    days on market $549,990 Active 70 DOM
37. 2026-08-06
    days on market $549,990 Active 69 DOM
38. 2026-08-05
    days on market $549,990 Active 68 DOM
39. 2026-08-04
    days on market $549,990 Active 67 DOM
40. 2026-08-03
    days on market $549,990 Active 66 DOM
41. 2026-07-31
    days on market $549,990 Active 63 DOM
42. 2026-07-30
    days on market $549,990 Active 62 DOM
43. 2026-07-29
    days on market $549,990 Active 61 DOM
44. 2026-07-27
    days on market $549,990 Active 59 DOM
45. 2026-07-25
    days on market $549,990 Active 57 DOM
46. 2026-07-24
    days on market $549,990 Active 56 DOM
47. 2026-07-23
    days on market $549,990 Active 55 DOM
48. 2026-07-22
    days on market $549,990 Active 54 DOM
49. 2026-07-22
    days on market $549,990 Active 53 DOM
50. 2026-07-18
    days on market $549,990 Active 50 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AH · 12% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $34,721
• − Mortgage interest: −$34,475
• − Property taxes: −$9,232
• − Insurance: −$4,902
• − Repairs & maintenance: −$2,778
• − Management: −$2,778
• − Depreciation: −$17,904
• Taxable loss: −$37,347
• Est. tax savings @ 24.0%: +$8,963
• After-tax cash flow: $-16,471/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern and well-maintained interior and exterior. It offers a great balance of style and functionality, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior walls — Fresh paint can make the home look more appealing and increase its value. ↑
• Both Upgrading light fixtures — Modern light fixtures can enhance the home's aesthetic and increase its value. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters. ↑
• Both Upgrading appliances — Modern appliances can make the home more attractive and increase its value. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to potential buyers/renters. ↑

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 $549,990

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: Single-family plan (Stellar)
• Exterior features: Living area approximately 2483

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Active plan (Stellar)