5491 Double Eagle Cir #3728 · Ave Maria, FL 34142

$214,947

3 bd · 2.0 ba · 1,301 sqft · Townhouse · 36 Days on market

Built 2025 Good condition Est $342k · 37% under $861/mo HOA · 28% of rent ↓ 19% since listing

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Why this score? — see what drove the C+ 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 +15.0/15.0
• Cash flow +14.8/30.0
• 1% rule +9.2/10.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0

Listing remarks

Welcome to this beautifully designed Carolina model featuring 3 bedrooms and 2 bathrooms, located on the second floor in the highly sought-after The National Golf & Country Club. This light-filled residence offers the perfect blend of comfort, style, and resort-style living. Featuring an open-concept floor plan, this home boasts spacious living and dining areas, a modern kitchen with quality finishes, and a private screened lanai—perfect for relaxing and enjoying serene views. The split-bedroom layout provides privacy for both owners and guests, while the primary suite offers generous closet space and a well-appointed bathroom. Enjoy the convenience of low-maintenance living alo

Key facts

• Split-bedroom layout
• Fitness center
• Championship golf

Tags

• PRIVATE SCREENED LANAI
• SPLIT-BEDROOM LAYOUT
• WORLD-CLASS AMENITIES
• CHAMPIONSHIP GOLF
• RESORT-STYLE POOL
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (6.3% below list).
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $201k (6.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade C — 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 $3,044/mo this rent would consume 59% 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 28% of rent.
• 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 $201,383 (6.3% 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 36 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 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: 1.42% ✓
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $342,163
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5555 Double Eagle Cir #3935	0.14mi	2/2.0 (-1)	1,120 (-14%)	1mo	$295,000	$263	64

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: -8.5%
• Equity multiple: 0.63×
• Total profit: $-22,107
• Equity at exit: $51,389

10-year hold

• IRR: -1.4%
• Equity multiple: 0.87×
• Total profit: $-7,822
• Equity at exit: $53,539

Cash invested: $60,185 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,044 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$861
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $-94

Break-even live

Break-even rent $3,163

Max offer price $201,383

Occupancy floor 98%

Sensitivity live

Price	-10% $55	-5% $-19	+0% $-94	+5% $-168	+10% $-242
Rent	-10% $-334	-5% $-214	+0% $-94	+5% $26	+10% $147
Rate	-1.0pp $15	-0.5pp $-39	base $-94	+0.5pp $-149	+1.0pp $-206

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: $53,737
• Closing costs: $6,448
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	16d	1	0.03mi
5479 Double Eagle Cir #3626 Ave Maria, FL	2.0	2.0	1154	$2,200	$1.91	15d	1	0.07mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	25d	1	0.08mi
5527 Double Eagle Cir Unit 3838 Ave Maria, FL	3.0	2.0	1301	$2,295	$1.76	25d	1	0.08mi
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	25d	1	0.11mi
5555 Double Eagle Cir #3913 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	25d	1	0.13mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	25d	1	0.13mi
5555 Double Eagle Cir Unit 3916 Ave Maria, FL	2.0	2.0	1154	$5,950	$5.16	25d	1	0.13mi
5555 Double Eagle Cir #3936 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	16d	1	0.13mi
5555 Double Eagle Cir #3918 Ave Maria, FL	3.0	2.0	1301	$5,995	$4.61	25d	1	0.13mi
5478 Double Eagle Cir #3521 Ave Maria, FL	2.0	2.0	1569	$4,995	$3.18	25d	1	0.13mi
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	25d	1	0.17mi
5427 Double Eagle Cir #2822 Ave Maria, FL	2.0	2.0	1355	$5,795	$4.28	25d	1	0.18mi
5445 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	25d	1	0.18mi
5427 Double Eagle Cir #2825 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	25d	1	0.18mi
5427 Double Eagle Cir #2815 Ave Maria, FL	2.0	2.0	1400	$2,700	$1.93	25d	1	0.18mi
5427 Double Eagle Cir #2826 Ave Maria, FL	2.0	2.0	1569	$6,495	$4.14	25d	1	0.18mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	25d	1	0.18mi
5445 Double Eagle Cir #3026 Ave Maria, FL	2.0	2.0	1569	$2,350	$1.50	23d	1	0.19mi
5445 Double Eagle Cir #3013 Ave Maria, FL	2.0	2.0	1366	$2,595	$1.90	23d	1	0.19mi
5583 Double Eagle Cir Ave Maria, FL	2.0	2.0	1239	$2,495	$2.01	25d	1	0.19mi
5583 Double Eagle Cir #4137 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	23d	1	0.21mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	25d	1	0.21mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	25d	1	0.21mi
5583 Double Eagle Cir Unit 4118 Ave Maria, FL	3.0	2.0	1301	$4,700	$3.61	25d	1	0.21mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	25d	1	0.22mi
5376 Fancourt Links Way Ave Maria, FL	2.0	2.5	1850	$6,850	$3.70	23d	1	0.23mi
5433 Double Eagle Cir #2915 Ave Maria, FL	2.0	2.0	1366	$6,295	$4.61	23d	1	0.23mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	16d	1	0.24mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	25d	1	0.24mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	25d	1	0.25mi
5522 Hampton Links Ct Ave Maria, FL	2.0	2.5	1850	$3,995	$2.16	25d	1	0.26mi
5651 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$2,495	$2.16	25d	1	0.27mi
5651 Double Eagle Cir #4318 Ave Maria, FL	3.0	2.0	1301	$2,200	$1.69	23d	1	0.29mi
5651 Double Eagle Cir Unit 1545996P Ave Maria, FL	2.0	2.0	1280	$2,581	$2.02	16d	1	0.29mi
5651 Double Eagle Cir #4323 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	23d	1	0.29mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	25d	1	0.30mi
5715 Double Eagle Cir Unit 4416 1 Ave Maria, FL	2.0	2.0	1154	$2,300	$1.99	25d	1	0.30mi
5715 Double Eagle Cir Unit 4432AVE Ave Maria, FL	2.0	2.0	1283	$2,495	$1.94	25d	1	0.30mi
5835 Double Eagle Cir Unit 4742 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	25d	1	0.31mi

HOA detail

• Monthly dues: $861 · $10,332/yr

Listing history 3 events

1. 2026-04-22
   status Pending
2. 2026-04-16
   price $214,947
3. 2026-03-17
   listed $263,947 Active

ⓘ 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: $36,528
• − Mortgage interest: −$12,040
• − Property taxes: −$3,224
• − Insurance: −$2,899
• − Repairs & maintenance: −$2,922
• − Management: −$2,922
• − HOA: −$10,332
• − Depreciation: −$6,253
• Taxable loss: −$4,065
• Est. tax savings @ 24.0%: +$976
• After-tax cash flow: $-149/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 Cosmetic rehab

This beautifully designed Carolina model is in excellent condition with a modern kitchen and spacious bathrooms. The property is located in a highly sought-after community with resort-style living and low-maintenance living.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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

-18.6% since first listed

3 events — show timeline

• 2026-04-22 Pending — NAPLESMLS
• 2026-04-16 Price Changed $214,947 NAPLESMLS
• 2026-03-17 Listed $263,947 NAPLESMLS