5629 Double Eagle Cir #4213 · Ave Maria, FL 34142

$224,900

2 bd · 2.0 ba · 1,154 sqft · Condo public records · 56 Days on market

Built 2024 Good condition $888/mo HOA · 33% of rent ↓ 18% 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).

• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Cash flow +6.1/30.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• DSCR +0.5/10.0

Listing remarks

IMMEDIATE GOLF MEMBERSHIP | NO WAITLIST | BUILT IN 2024 | PRICED TO MOVE. Experience the pinnacle of Southwest Florida living in this expertly upgraded 2024-built Birkdale model at The National Golf & Country Club. Combining "like-new" construction quality with immediate access to premium amenities, this residence is perfectly positioned to capture views of the 9th green and the community clubhouse. * Modern 2024 Construction: Enjoy the peace of mind that comes with recent 2022 builds, featuring the latest in Florida building codes, impact-resistant windows, and contemporary energy efficiencies. * Designer Interiors: Open layout enhanced by custom lighting and designer fixtu

Key facts

• Premium amenities
• Scenic vista
• $888 HOA

Tags

• PREMIUM AMENITIES
• SCENIC VISTA
• PRIVATE COVERED PARKING
• DEDICATED STORAGE UNIT

Property features AI

Finance

• Other: Community amenities include clubhouse, community pool and spa/hot tub, exercise room, full service spa, restaurant, beauty salon, business center, billiards, bocce court, tennis court, bike and jog paths, bike storage, putting green, underground utilities, sidewalks, streetlights, private membership and golf (non-equity)
• Financial info: Total annual recurring fees approximately $11,410; Total one-time fees $1,650
• HOA & community: Mandatory HOA; Quarterly HOA fees (HOA: $888 quarterly; Master HOA: $198 quarterly); Mandatory club fee $445 quarterly; Condo fee $1,134 quarterly; Master professional management; Maintenance covers cable, golf course, insurance, irrigation water, lawn/land maintenance, pest control (exterior), recreation facilities, security, street lighting and maintenance, reserves, repairs, legal/accounting, manager

Exterior

• Parking: 1 assigned covered deeded parking space; Detached 1-car carport
• Security: Gated community; Community security included in HOA maintenance
• Utilities: Central water with softener; Central sewer; Cable available
• Home design: Residential property; Mid-rise building (4–7 stories); Rear exposure faces west; Zero lot line
• Construction: Built in 2024; Concrete block and poured concrete construction; Tile roof; Stucco exterior; Double-hung and sliding windows; Impact resistant doors
• Exterior features: Pond; Automatic sprinkler system (central, assessment paid); Water display / water feature; Landscaped areas; Lakefront; Golf course view; Putting green

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/freezer; Refrigerator with icemaker
• Bedrooms: 2 bedrooms; Master bedroom on ground level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heating; Heat pump; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Fire sprinkler system; Pantry; Smoke detectors; Walk-in closet; Window coverings; Breakfast bar / dining in living area; Laundry in residence; Screened lanai/porch; Great room floor plan; 2 ceiling fans; Furnished negotiable
• Laundry & utility: Washer and dryer included or hookup (washer/dryer hookup present); Washer; Dryer; Water treatment system (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-417 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (32.8% below list).
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $151k (32.8% 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.
• Market conditions: Rents rising (+3.0%/yr); 449 active listings in the ZIP; 40 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 $2,675/mo this rent would consume 51% 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 $2k 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 56 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: 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 $151,237 (32.8% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 33% 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. 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 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: 1.19% ✓
• Cap rate: 4.07%
• Cash-on-cash: -7.95%
• DSCR: 0.65
• GRM: 7.0

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: -16.3%
• Equity multiple: 0.31×
• Total profit: $-43,475
• Equity at exit: $53,768

10-year hold

• IRR: -9.3%
• Equity multiple: 0.17×
• Total profit: $-52,191
• Equity at exit: $56,018

Cash invested: $62,972 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,675 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$369 /mo · $4,430/yr
• Insurance: −$94
• HOA: −$888
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-417

Break-even live

Break-even rent $3,203

Max offer price $151,237

Occupancy floor —

Sensitivity live

Price	-10% $-290	-5% $-353	+0% $-417	+5% $-481	+10% $-544
Rent	-10% $-628	-5% $-523	+0% $-417	+5% $-311	+10% $-206
Rate	-1.0pp $-304	-0.5pp $-360	base $-417	+0.5pp $-475	+1.0pp $-535

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5651 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$2,495	$2.16	24d	1	0.10mi
5445 Double Eagle Cir #3013 Ave Maria, FL	2.0	2.0	1366	$2,595	$1.90	21d	1	0.11mi
5555 Double Eagle Cir #3913 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	24d	1	0.11mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	24d	1	0.11mi
5555 Double Eagle Cir #3936 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	14d	1	0.11mi
5555 Double Eagle Cir Unit 3916 Ave Maria, FL	2.0	2.0	1154	$5,950	$5.16	24d	1	0.11mi
5555 Double Eagle Cir #3918 Ave Maria, FL	3.0	2.0	1301	$5,995	$4.61	24d	1	0.11mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	24d	1	0.12mi
5427 Double Eagle Cir #2825 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	24d	1	0.12mi
5427 Double Eagle Cir #2815 Ave Maria, FL	2.0	2.0	1400	$2,700	$1.93	24d	1	0.12mi
5445 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	24d	1	0.12mi
5427 Double Eagle Cir #2822 Ave Maria, FL	2.0	2.0	1355	$5,795	$4.28	24d	1	0.12mi
5651 Double Eagle Cir #4323 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	21d	1	0.12mi
5651 Double Eagle Cir Unit 1545996P Ave Maria, FL	2.0	2.0	1280	$2,581	$2.02	14d	1	0.12mi
5651 Double Eagle Cir #4318 Ave Maria, FL	3.0	2.0	1301	$2,200	$1.69	21d	1	0.12mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	24d	1	0.12mi
5583 Double Eagle Cir Unit 4118 Ave Maria, FL	3.0	2.0	1301	$4,700	$3.61	24d	1	0.12mi
5583 Double Eagle Cir #4137 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	21d	1	0.12mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	24d	1	0.12mi
5583 Double Eagle Cir Ave Maria, FL	2.0	2.0	1239	$2,495	$2.01	24d	1	0.12mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	24d	1	0.13mi
5749 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	24d	1	0.13mi
5715 Double Eagle Cir Unit 4432AVE Ave Maria, FL	2.0	2.0	1283	$2,495	$1.94	24d	1	0.13mi
5715 Double Eagle Cir Unit 4416 1 Ave Maria, FL	2.0	2.0	1154	$2,300	$1.99	24d	1	0.13mi
5749 Double Eagle Cir #4537 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	21d	1	0.14mi
5749 Double Eagle Cir #4515 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	21d	1	0.14mi
5749 Double Eagle Cir #4528 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	21d	1	0.14mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	24d	1	0.14mi
5807 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	24d	1	0.14mi
5807 Double Eagle Cir #4621 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	24d	1	0.14mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	24d	1	0.15mi
5527 Double Eagle Cir Unit 3838 Ave Maria, FL	3.0	2.0	1301	$2,295	$1.76	24d	1	0.15mi
5835 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	24d	1	0.16mi
5715 Double Eagle Cir #4432 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	21d	1	0.16mi
5715 Double Eagle Cir #4413 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	21d	1	0.16mi
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	14d	1	0.19mi
5479 Double Eagle Cir #3626 Ave Maria, FL	2.0	2.0	1154	$2,200	$1.91	14d	1	0.21mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	24d	1	0.22mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	14d	1	0.22mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	24d	1	0.22mi

HOA detail condo

• Monthly dues: $888 · $10,656/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-09
   status $224,900 Pending 56 DOM
2. 2026-06-08
   days on market $224,900 Active 56 DOM
3. 2026-06-07
   days on market $224,900 Active 55 DOM
4. 2026-06-03
   days on market $224,900 Active 51 DOM
5. 2026-06-02
   days on market $224,900 Active 50 DOM
6. 2026-06-01
   days on market $224,900 Active 49 DOM
7. 2026-05-31
   days on market $224,900 Active 48 DOM
8. 2026-05-30
   days on market $224,900 Active 47 DOM
9. 2026-04-30
   price $224,900
10. 2026-04-13
    listed $249,900 Active
11. 2026-01-27
    historical
12. 2026-01-14
    price $259,900
13. 2025-12-30
    status Active
14. 2025-12-12
    historical
15. 2025-10-29
    listed $275,000 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: $4,430 · $369/mo
• Projected year-2 tax: $4,430 · $369/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 (shaded) · 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: $32,100
• − Mortgage interest: −$12,598
• − Property taxes: −$4,430
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,568
• − Management: −$2,568
• − HOA: −$10,656
• − Depreciation: −$6,543
• Taxable loss: −$8,387
• Est. tax savings @ 24.0%: +$2,013
• After-tax cash flow: $-2,991/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

Good 80/100 None rehab

This 2024-built condo is in excellent condition with modern amenities and a golf course view. It is move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value
• Both Painting interior walls — Fresh paint can improve the home's appearance and value
• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value ↑
• Both Painting interior walls — Fresh paint can improve the home's appearance and value ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-18.2% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $224,900 BEARMLS
• 2026-04-13 Listed $249,900 BEARMLS
• 2026-01-27 Listing Removed — NAPLESMLS
• 2026-01-14 Price Changed $259,900 NAPLESMLS
• 2025-12-30 Relisted — NAPLESMLS
• 2025-12-12 Listing Removed — NAPLESMLS
• 2025-10-29 Listed $275,000 NAPLESMLS

Property tax history

+140.1%/yr

Latest (2025): $4,430 · +140.1% YoY. Source: county tax records.