5479 Double Eagle Cir #3646 · Ave Maria, FL 34142

$204,998

2 bd · 2.0 ba · 1,154 sqft · Condo · 36 Days on market

Built 2026 Excellent condition $595/mo HOA · 19% of rent ↓ 5% since listing

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Why this score? — see what drove the B 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +5.0/5.0
• Appreciation +4.5/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0

Listing remarks MLS

This single-level condominium features an open kitchen, dining room and living room, with lanai access for outdoor living. Near the foyer is the luxe owner's suite and a comfortable spare bedroom perfect for younger residents or guests. Tee off on the 18-hole Gordon Lewis-designed course and relax at the nearly 17,000 sq. ft. clubhouse with on-site dining. Enjoy the vastness of the fitness and spa amenities and resort-style pool area for ultimate relaxation. Bundled social memberships available!

Key facts

• Gated community
• Living room
• Dining room

Tags

• OPEN KITCHEN
• DINING ROOM
• LIVING ROOM
• LANAI ACCESS
• LUXE OWNER SUITE
• GATED COMMUNITY

Property features AI

Other

• Other: Part of The National Golf & Country Club at Ave Maria development; Building contains 30 units with 4 units per floor and single-floor units; Possession at closing

Finance

• HOA & community: Mandatory HOA; Master HOA fee $203 quarterly; HOA fee $610 quarterly; Condo fee $971 quarterly; One-time fee $5,250; Total annual recurring fees $7,886; Developer-managed; Maintenance covers golf course, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, recreation facilities, sewer, street lights, trash removal and water; Community amenities include clubhouse, community pool, community room, spa/hot tub, exercise room, golf course, internet access, pickleball, private membership, putting green, restaurant, sauna, sidewalks, streetlights, tennis courts and underground utilities; Gated golf and tennis community

Exterior

• Parking: 1 assigned covered, deeded parking space; Detached 1-space carport; Guest parking available
• Security: Guard at gate
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property in a mid-rise (4-7) building; Traditional design
• Construction: Concrete block construction; Built in 2026
• Exterior features: Stucco exterior; Tile roof; Impact resistant windows and sliding windows; Impact resistant doors; Located on a lake with golf course, landscaped and water views; Paved road access; Regular lot; Rear exposure facing southeast; Guarded gate community

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/ice maker; Freezer
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower-only configuration
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Cable prewire; Fire sprinkler system; High-speed internet available; Smoke detectors; Walk-in closet; Great room; Breakfast bar; Screened lanai/porch; Common elevator
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $205k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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 $3,196/mo this rent would consume 62% 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 $1k 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.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: 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 $198,848 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.56% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 5.3

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: 2.9%
• Equity multiple: 1.13×
• Total profit: $7,448
• Equity at exit: $49,010

10-year hold

• IRR: 9.6%
• Equity multiple: 1.94×
• Total profit: $53,720
• Equity at exit: $51,061

Cash invested: $57,399 (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: 5.3×

Monthly cashflow live

• Estimated rent: $3,196 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$595
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $361

Break-even live

Break-even rent $2,739

Max offer price $204,998

Occupancy floor 84%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5479 Double Eagle Cir #3626 Ave Maria, FL	2.0	2.0	1154	$2,200	$1.91	13d	1	0.03mi
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	13d	1	0.04mi
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	23d	1	0.07mi
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	23d	1	0.11mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	0.11mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.12mi
5527 Double Eagle Cir Unit 3838 Ave Maria, FL	3.0	2.0	1301	$2,295	$1.76	23d	1	0.12mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	23d	1	0.15mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.16mi
5555 Double Eagle Cir #3936 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	13d	1	0.16mi
5555 Double Eagle Cir #3913 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	23d	1	0.16mi
5555 Double Eagle Cir #3918 Ave Maria, FL	3.0	2.0	1301	$5,995	$4.61	23d	1	0.16mi
5555 Double Eagle Cir Unit 3916 Ave Maria, FL	2.0	2.0	1154	$5,950	$5.16	23d	1	0.16mi
5433 Double Eagle Cir #2915 Ave Maria, FL	2.0	2.0	1366	$6,295	$4.61	21d	1	0.17mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	23d	1	0.18mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	13d	1	0.18mi
5427 Double Eagle Cir #2822 Ave Maria, FL	2.0	2.0	1355	$5,795	$4.28	23d	1	0.21mi
5427 Double Eagle Cir #2825 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	23d	1	0.21mi
5445 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	23d	1	0.21mi
5427 Double Eagle Cir #2815 Ave Maria, FL	2.0	2.0	1400	$2,700	$1.93	23d	1	0.21mi
5445 Double Eagle Cir #3013 Ave Maria, FL	2.0	2.0	1366	$2,595	$1.90	21d	1	0.22mi
5583 Double Eagle Cir Ave Maria, FL	2.0	2.0	1239	$2,495	$2.01	23d	1	0.22mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	23d	1	0.23mi
5583 Double Eagle Cir Unit 4118 Ave Maria, FL	3.0	2.0	1301	$4,700	$3.61	23d	1	0.24mi
5583 Double Eagle Cir #4137 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	21d	1	0.24mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.24mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	23d	1	0.24mi
5835 Double Eagle Cir Unit 4742 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	23d	1	0.24mi
5807 Double Eagle Cir #4631 Ave Maria, FL	3.0	2.0	1301	$5,695	$4.38	23d	1	0.24mi
5410 Double Eagle Cir #2222 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	0.25mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	23d	1	0.27mi
5651 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$2,495	$2.16	23d	1	0.28mi
5651 Double Eagle Cir #4323 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	21d	1	0.29mi
5651 Double Eagle Cir Unit 1545996P Ave Maria, FL	2.0	2.0	1280	$2,581	$2.02	13d	1	0.29mi
5651 Double Eagle Cir #4318 Ave Maria, FL	3.0	2.0	1301	$2,200	$1.69	21d	1	0.29mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	23d	1	0.30mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	23d	1	0.31mi
5835 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	23d	1	0.31mi
5807 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	23d	1	0.31mi
5807 Double Eagle Cir #4621 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	23d	1	0.31mi

HOA detail condo

• Monthly dues: $595 · $7,140/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $204,998 Active 36 DOM
2. 2026-06-17
   days on market $204,998 Active 35 DOM
3. 2026-06-16
   days on market $204,998 Active 34 DOM
4. 2026-06-15
   days on market $204,998 Active 33 DOM
5. 2026-06-14
   days on market $204,998 Active 31 DOM
6. 2026-06-10
   days on market $204,998 Active 28 DOM
7. 2026-06-09
   days on market $204,998 Active 27 DOM
8. 2026-06-08
   days on market $204,998 Active 26 DOM
9. 2026-06-07
   days on market $204,998 Active 25 DOM
10. 2026-06-03
    days on market $204,998 Active 21 DOM
11. 2026-06-02
    days on market $204,998 Active 20 DOM
12. 2026-06-01
    days on market $204,998 Active 19 DOM
13. 2026-05-31
    days on market $204,998 Active 18 DOM
14. 2026-05-30
    days on market $204,998 Active 17 DOM
15. 2026-05-19
    price $204,998

    Show marketing remark (500 chars)

    This single-level condominium features an open kitchen, dining room and living room, with lanai access for outdoor living. Near the foyer is the luxe owner's suite and a comfortable spare bedroom perfect for younger residents or guests. Tee off on the 18-hole Gordon Lewis-designed course and relax at the nearly 17,000 sq. ft. clubhouse with on-site dining. Enjoy the vastness of the fitness and spa amenities and resort-style pool area for ultimate relaxation. Bundled social memberships available!

16. 2026-05-19
    price $204,998 500-char remark

    Show marketing remark (500 chars)

    This single-level condominium features an open kitchen, dining room and living room, with lanai access for outdoor living. Near the foyer is the luxe owner's suite and a comfortable spare bedroom perfect for younger residents or guests. Tee off on the 18-hole Gordon Lewis-designed course and relax at the nearly 17,000 sq. ft. clubhouse with on-site dining. Enjoy the vastness of the fitness and spa amenities and resort-style pool area for ultimate relaxation. Bundled social memberships available!

17. 2026-05-15
    price $199,998

    Show marketing remark (500 chars)

    This single-level condominium features an open kitchen, dining room and living room, with lanai access for outdoor living. Near the foyer is the luxe owner's suite and a comfortable spare bedroom perfect for younger residents or guests. Tee off on the 18-hole Gordon Lewis-designed course and relax at the nearly 17,000 sq. ft. clubhouse with on-site dining. Enjoy the vastness of the fitness and spa amenities and resort-style pool area for ultimate relaxation. Bundled social memberships available!

18. 2026-05-15
    price $199,998 500-char remark

    Show marketing remark (500 chars)

    This single-level condominium features an open kitchen, dining room and living room, with lanai access for outdoor living. Near the foyer is the luxe owner's suite and a comfortable spare bedroom perfect for younger residents or guests. Tee off on the 18-hole Gordon Lewis-designed course and relax at the nearly 17,000 sq. ft. clubhouse with on-site dining. Enjoy the vastness of the fitness and spa amenities and resort-style pool area for ultimate relaxation. Bundled social memberships available!

19. 2026-05-13
    listed $209,998 Active
20. 2026-04-28
    price $209,998 500-char remark

    Show marketing remark (500 chars)

    This single-level condominium features an open kitchen, dining room and living room, with lanai access for outdoor living. Near the foyer is the luxe owner's suite and a comfortable spare bedroom perfect for younger residents or guests. Tee off on the 18-hole Gordon Lewis-designed course and relax at the nearly 17,000 sq. ft. clubhouse with on-site dining. Enjoy the vastness of the fitness and spa amenities and resort-style pool area for ultimate relaxation. Bundled social memberships available!

21. 2026-04-17
    listed $214,975 Active 500-char remark

    Show marketing remark (500 chars)

    This single-level condominium features an open kitchen, dining room and living room, with lanai access for outdoor living. Near the foyer is the luxe owner's suite and a comfortable spare bedroom perfect for younger residents or guests. Tee off on the 18-hole Gordon Lewis-designed course and relax at the nearly 17,000 sq. ft. clubhouse with on-site dining. Enjoy the vastness of the fitness and spa amenities and resort-style pool area for ultimate relaxation. Bundled social memberships available!

ⓘ 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 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: $38,348
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$2,849
• − Repairs & maintenance: −$3,068
• − Management: −$3,068
• − HOA: −$7,140
• − Depreciation: −$5,964
• Taxable income: $1,701
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $3,922/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 · 1 photo

Excellent 100/100 None rehab

This move-in-ready condominium in Ave Maria offers a pristine condition with no visible repairs or maintenance needed, making it an excellent investment opportunity.

Value-add opportunities

• Both Landscaping enhancement — Enhances curb appeal and adds value
• Both Interior paint touch-up — Maintains a fresh and inviting appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping enhancement — Enhances curb appeal and adds value ↑
• Both Interior paint touch-up — Maintains a fresh and inviting appearance ↑

ⓘ 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

-4.6% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $204,998 NAPLESMLS
• 2026-05-19 Price Changed $204,998 Zillow
• 2026-05-15 Price Changed $199,998 NAPLESMLS
• 2026-05-15 Price Changed $199,998 Zillow
• 2026-05-13 Listed $209,998 NAPLESMLS
• 2026-04-28 Price Changed $209,998 Zillow
• 2026-04-17 Listed $214,975 Zillow