6052 Ellerston Way #1721 · Ave Maria, FL 34142

$449,000

3 bd · 2.0 ba · 2,110 sqft · Condo public records · 2 Days on market

Built 2023 $1190/mo HOA · 25% of rent

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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 +8.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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
• DSCR +2.1/10.0

Listing remarks

Exceptional opportunity at The National Golf & Country Club in Ave Maria. This Bay Creek model coach home offers 3 bedrooms, 2 bathrooms, and a 2+ car garage, featuring a spacious open floor plan designed for both everyday living and entertaining. Comes complete with bundled golf and social memberships. Sold turnkey, this home includes top-of-the-line furnishings and finishes, making it move-in ready or ideal for seasonal use. The interior includes thoughtful upgrades such as feature walls with custom trim work, ceiling fans, outdoor patio furnitures, stainless steel appliances, and impact windows and doors throughout. The screened-in balcony provides peaceful water views, creating a

Key facts

• Gated community
• 18-hole golf course
• Peaceful water views

Tags

• IMPACT WINDOWS AND DOORS
• SCREENED-IN BALCONY
• PEACEFUL WATER VIEWS
• GATED COMMUNITY
• 18-HOLE GOLF COURSE
• RESORT-STYLE CLUBHOUSE

Property features AI

Finance

• Other: Part of a 4-unit building with 1 unit in the complex and 2 floors in the building
• Financial info: Total annual recurring fees approximately $14,280
• HOA & community: Mandatory HOA with professional management; HOA fee $888 quarterly; Master HOA fee $203 quarterly; Condo fee $2,034 quarterly; Mandatory club fee $445 quarterly; Maintenance covers cable, golf course, internet/WiFi, lawn/land maintenance, manager, exterior pest control, and reserves; Community amenities include clubhouse, community pool, exercise room, full-service spa, golf course, pickleball, tennis, basketball, bike/jog path, cabana, BBQ/picnic, play area, dog park, restaurant, shopping, and beauty salon; Community is a golf-course, golf-bundled development

Exterior

• Parking: Attached 2-car garage
• Security: Impact-resistant doors and windows; Smoke detectors; Fire sprinkler system
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Attached villa (villa attached); 2-story carriage/coach style; Rear exposure facing east
• Construction: Concrete block construction; Built in 2023
• Exterior features: Tile roof; Impact-resistant windows and doors; Stucco exterior finish; Lake waterfront and lake views; Golf course lot; Central irrigation

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Fire sprinkler system; Foyer; High-speed internet available; Pantry; Smoke detectors; Great room floor plan; Screened balcony; Furnished
• Laundry & utility: Washer; Dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $449k.

Deal economics

• At list price, monthly cash flow is $-453 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $369k (17.8% below list).
• Meets the 1% rule at list price ($5k rent vs $449k).
• Recommended offer: $369k (17.8% below list) — sets the bar for cash-flow.

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 26d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,838/mo this rent would consume 93% 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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

• Watch-outs: HOA is 25% of rent.

Recommended offer $369,031 (17.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.08% ✓
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 7.7

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: -11.7%
• Equity multiple: 0.50×
• Total profit: $-63,065
• Equity at exit: $107,345

10-year hold

• IRR: -4.7%
• Equity multiple: 0.57×
• Total profit: $-54,248
• Equity at exit: $111,837

Cash invested: $125,720 (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: 7.7×

Monthly cashflow live

• Estimated rent: $4,838 high
• Mortgage (P&I): −$2,355
• Tax from tax record: −$543 /mo · $6,520/yr
• Insurance: −$187
• HOA: −$1,190
• Vacancy / Maint / Mgmt: −$1,016
• Net cashflow: $-453

Break-even live

Break-even rent $5,411

Max offer price $369,031

Occupancy floor —

Sensitivity live

Price	-10% $-199	-5% $-326	+0% $-453	+5% $-580	+10% $-707
Rent	-10% $-835	-5% $-644	+0% $-453	+5% $-262	+10% $-70
Rate	-1.0pp $-227	-0.5pp $-338	base $-453	+0.5pp $-569	+1.0pp $-687

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6044 Ellerston Way #1511 Ave Maria, FL	2.0	2.0	1741	$2,695	$1.55	21d	1	0.05mi
6040 Ellerston Way #1411 Ave Maria, FL	3.0	2.0	1741	$2,695	$1.55	25d	1	0.10mi
6011 Ellerston Way #811 Ave Maria, FL	3.0	2.0	1741	$2,595	$1.49	16d	1	0.16mi
5943 Sunningdale St Ave Maria, FL	3.0	2.5	1850	$10,995	$5.94	25d	1	0.23mi
5967 Sunningdale St Ave Maria, FL	3.0	2.0	2061	$3,500	$1.70	25d	1	0.27mi
5897 Sunningdale St Ave Maria, FL	2.0	3.0	2000	$7,495	$3.75	25d	1	0.29mi
5997 Berwick Ln Ave Maria, FL	3.0	3.0	2247	$6,995	$3.11	25d	1	0.37mi
5985 Berwick Ln Ave Maria, FL	2.0	2.0	2061	$10,995	$5.33	25d	1	0.39mi
5981 Berwick Ln Ave Maria, FL	3.0	3.0	2224	$5,995	$2.70	25d	1	0.40mi
5856 Sunningdale St Ave Maria, FL	4.0	3.0	2247	$8,995	$4.00	25d	1	0.41mi
6023 Ellerston Way #1823 Ave Maria, FL	3.0	2.0	1695	$2,995	$1.77	25d	1	0.41mi
5937 Berwick Ln Ave Maria, FL	3.0	2.0	2061	$4,995	$2.42	25d	1	0.51mi
5938 Berwick Ln Ave Maria, FL	3.0	3.0	2247	$10,995	$4.89	25d	1	0.51mi
5909 Berwick Ln Ave Maria, FL	2.0	2.0	1850	$10,995	$5.94	25d	1	0.58mi
6023 Diamonte Pl Ave Maria, FL	3.0	3.0	2379	$4,995	$2.10	25d	1	0.59mi
5728 Oakmont Ct Ave Maria, FL	3.0	2.0	2110	$3,995	$1.89	13d	1	0.62mi
5710 Melbourne Ct #6511 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	25d	1	0.62mi
5704 Melbourne Ct #6712 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	25d	1	0.62mi
6036 Ellerston WAY #1311 Ave Maria, FL	3.0	2.0	1741	$4,490	$2.58	25d	1	0.62mi
6012 Ellerston WAY #1121 Ave Maria, FL	3.0	2.0	2110	$6,295	$2.98	25d	1	0.62mi
5445 Double Eagle Cir #3011 Ave Maria, FL	2.0	2.0	1569	$2,495	$1.59	25d	1	0.62mi
5722 Oakmont Ct Ave Maria, FL	3.0	2.0	2110	$3,995	$1.89	13d	1	0.62mi
5739 Oakmont Ct Ave Maria, FL	3.0	2.0	1710	$3,700	$2.16	25d	1	0.64mi
5739 Oakmont Ct #8412 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	25d	1	0.64mi
6082 Artisan Ct Ave Maria, FL	3.0	3.0	2799	$11,995	$4.29	23d	1	0.66mi
6003 Diamonte Pl Ave Maria, FL	3.0	2.5	2395	$11,995	$5.01	25d	1	0.66mi
5704 Melbourne Ct Ave Maria, FL	3.0	2.0	1741	$3,995	$2.29	25d	1	0.69mi
6075 Artisan Ct Ave Maria, FL	3.0	3.0	2799	$11,995	$4.29	23d	1	0.71mi
5680 Melbourne Ct #7521 Ave Maria, FL	3.0	2.0	2110	$2,650	$1.26	5d	1	0.76mi
8010 Helena Ct Ave Maria, FL	2.0	2.0	1554	$2,500	$1.61	23d	1	0.76mi
5476 Katia Ct Ave Maria, FL	3.0	2.5	1983	$4,300	$2.17	25d	1	0.77mi
5445 Double Eagle Cir #3026 Ave Maria, FL	2.0	2.0	1569	$2,350	$1.50	23d	1	0.77mi
5674 Melbourne Ct Unit 7721 Ave Maria, FL	3.0	2.0	2110	$7,295	$3.46	13d	1	0.78mi
5427 Double Eagle Cir #2815 Ave Maria, FL	2.0	2.0	1400	$2,700	$1.93	25d	1	0.78mi
5427 Double Eagle Cir #2826 Ave Maria, FL	2.0	2.0	1569	$6,495	$4.14	25d	1	0.78mi
5478 Double Eagle Cir #3521 Ave Maria, FL	2.0	2.0	1569	$4,995	$3.18	25d	1	0.81mi
5667 Melbourne Ct #7812 Ave Maria, FL	3.0	2.0	1741	$6,250	$3.59	13d	1	0.81mi
5661 Melbourne Ct #8011 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	13d	1	0.84mi
5444 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$3,995	$1.78	23d	1	0.87mi
5538 Hampton Links Ct Ave Maria, FL	3.0	3.0	2247	$6,295	$2.80	23d	1	0.89mi

HOA detail condo

• Monthly dues: $1,190 · $14,280/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-21
   remarks 695-char remark
2. 2026-06-21
   listed $449,000 Active 2 DOM

ⓘ 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: $6,520 · $543/mo
• Projected year-2 tax: $6,520 · $543/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $58,061
• − Mortgage interest: −$25,151
• − Property taxes: −$6,520
• − Insurance: −$2,245
• − Repairs & maintenance: −$4,645
• − Management: −$4,645
• − HOA: −$14,280
• − Depreciation: −$13,062
• Taxable loss: −$12,487
• Est. tax savings @ 24.0%: +$2,997
• After-tax cash flow: $-2,435/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

+6705.1% since first listed

3 events — show timeline

• 2026-06-19 Listed $449,000 NAPLESMLS
• 2024-07-14 Rental Removed $6,598 NAPLESMLS
• 2024-05-23 Listed for Rent $6,598 NAPLESMLS

Property tax history

+75.6%/yr

Latest (2025): $6,520 · +6.8% YoY. Source: county tax records.