5491 Double Eagle Cir #3725 · Ave Maria, FL 34142

$179,975

2 bd · 2.0 ba · 1,120 sqft · Townhouse · 258 Days on market

Built 2025 Est $295k · 39% under $861/mo HOA · 32% of rent ↓ 20% 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 +13.8/30.0
• 1% rule +9.9/10.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• DSCR +4.2/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

THIS CONDO IS READY FOR YOU NOW!! Step inside this inviting 1,120 square foot condo and discover a world of comfort, convenience and style. The open layout seamlessly connects the kitchen, dining and living areas—perfect for relaxing or hosting friends. Enjoy contemporary living with quartz countertops, designer cabinetry and sleek stainless steel appliances, while energy-efficient features like hurricane impact windows and a Honeywell smart thermostat provide peace of mind. The split floorplan ensures privacy, with a serene owner’s suite just steps from the covered lanai for quiet mornings outdoors. A secondary bedroom near the foyer offers flexibility for guests or a home offi

Key facts

• Luxe owners suite
• 18 hole golf course
• Outdoor activities

Tags

• BUNDLED SOCIAL MEMBERSHIP
• NATIONAL GOLF AND COUNTRY CLUB
• 18 HOLE GOLF COURSE
• STATE OF THE ART CLUBHOUSE
• OUTDOOR ACTIVITIES
• LUXE OWNERS SUITE

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $873 quarterly; Master HOA fee $198 quarterly; Condo fee $1,068.97 quarterly; Mandatory club fee $445 quarterly; One-time fee $5,250; Total annual recurring fees $11,090; Management by developer; Maintenance includes cable, internet/Wi‑Fi, irrigation water, lawn/land maintenance, pest control (exterior), recreation facilities, repairs, reserves, street lights and street maintenance; Community amenities: clubhouse, community pool and spa/hot tub, exercise/fitness center (attended), full-service spa, restaurant, sauna, community room, community park, BBQ/picnic area, beauty salon, bocce, pickleball, tennis courts, putting green, golf course, private membership, underground utilities, sidewalks, streetlights

Exterior

• Parking: Paved driveway; Detached carport (1 space)
• Security: Gated community; Guard at gate
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Mid-rise building (4–7 stories), traditional design; Rear exposure faces southeast
• Construction: Concrete block construction; Built in 2025
• Exterior features: Tile roof; Impact-resistant windows and doors; Single hung and sliding windows; Stone exterior finish; Screened lanai/porch; Gated community with guard at gate; Lakefront on a lake; golf course and water views; Paved private road; Regular lot; developer brochure for dimensions; Irrigation (lake/canal and reclaimed)

Interior

• Kitchen: Island; Pantry; Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/ice maker; Freezer
• Bedrooms: 2 bedrooms with a split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Cable prewire; Fire sprinkler system; Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Furnished: unfurnished; Common elevator
• Laundry & utility: Laundry in residence; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (10.9% below list).
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

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.
• 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 $2,684/mo this rent would consume 52% 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 258 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 32% 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 $158,378 (12.0% 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 258 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.49% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $294,560
• 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	1,120 (0%)	1mo	$295,000	$263	92

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: -10.2%
• Equity multiple: 0.56×
• Total profit: $-22,088
• Equity at exit: $43,028

10-year hold

• IRR: -3.0%
• Equity multiple: 0.72×
• Total profit: $-14,006
• Equity at exit: $44,828

Cash invested: $50,393 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,684 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$861
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-136

Break-even live

Break-even rent $2,857

Max offer price $160,268

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-74	+0% $-136	+5% $-198	+10% $-261
Rent	-10% $-348	-5% $-242	+0% $-136	+5% $-30	+10% $76
Rate	-1.0pp $-46	-0.5pp $-90	base $-136	+0.5pp $-183	+1.0pp $-230

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: $44,994
• Closing costs: $5,399
• 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	14d	1	0.03mi
5479 Double Eagle Cir #3626 Ave Maria, FL	2.0	2.0	1154	$2,200	$1.91	14d	1	0.07mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	24d	1	0.08mi
5527 Double Eagle Cir Unit 3838 Ave Maria, FL	3.0	2.0	1301	$2,295	$1.76	24d	1	0.08mi
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	24d	1	0.11mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	24d	1	0.13mi
5555 Double Eagle Cir #3913 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	24d	1	0.13mi
5555 Double Eagle Cir #3936 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	14d	1	0.13mi
5555 Double Eagle Cir Unit 3916 Ave Maria, FL	2.0	2.0	1154	$5,950	$5.16	24d	1	0.13mi
5555 Double Eagle Cir #3918 Ave Maria, FL	3.0	2.0	1301	$5,995	$4.61	24d	1	0.13mi
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	24d	1	0.17mi
5427 Double Eagle Cir #2822 Ave Maria, FL	2.0	2.0	1355	$5,795	$4.28	24d	1	0.18mi
5427 Double Eagle Cir #2825 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	24d	1	0.18mi
5445 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	24d	1	0.18mi
5427 Double Eagle Cir #2815 Ave Maria, FL	2.0	2.0	1400	$2,700	$1.93	24d	1	0.18mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	24d	1	0.18mi
5445 Double Eagle Cir #3013 Ave Maria, FL	2.0	2.0	1366	$2,595	$1.90	22d	1	0.19mi
5583 Double Eagle Cir Ave Maria, FL	2.0	2.0	1239	$2,495	$2.01	24d	1	0.19mi
5583 Double Eagle Cir Unit 4118 Ave Maria, FL	3.0	2.0	1301	$4,700	$3.61	24d	1	0.21mi
5583 Double Eagle Cir #4137 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	22d	1	0.21mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	24d	1	0.21mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	24d	1	0.21mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	24d	1	0.22mi
5433 Double Eagle Cir #2915 Ave Maria, FL	2.0	2.0	1366	$6,295	$4.61	22d	1	0.23mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	14d	1	0.24mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	24d	1	0.24mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	24d	1	0.25mi
5651 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$2,495	$2.16	24d	1	0.27mi
5651 Double Eagle Cir #4323 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	22d	1	0.29mi
5651 Double Eagle Cir #4318 Ave Maria, FL	3.0	2.0	1301	$2,200	$1.69	22d	1	0.29mi
5651 Double Eagle Cir Unit 1545996P Ave Maria, FL	2.0	2.0	1280	$2,581	$2.02	14d	1	0.29mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	24d	1	0.30mi
5715 Double Eagle Cir Unit 4416 1 Ave Maria, FL	2.0	2.0	1154	$2,300	$1.99	24d	1	0.30mi
5715 Double Eagle Cir Unit 4432AVE Ave Maria, FL	2.0	2.0	1283	$2,495	$1.94	24d	1	0.30mi
5835 Double Eagle Cir Unit 4742 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	24d	1	0.31mi
5807 Double Eagle Cir #4631 Ave Maria, FL	3.0	2.0	1301	$5,695	$4.38	24d	1	0.31mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	24d	1	0.31mi
5410 Double Eagle Cir #2222 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	24d	1	0.32mi
5749 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	24d	1	0.33mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	24d	1	0.33mi

HOA detail

• Monthly dues: $861 · $10,332/yr

Listing history 5 events

1. 2026-05-04
   status Pending
2. 2026-04-13
   price $179,975
3. 2026-03-27
   price $194,975
4. 2025-10-30
   price $208,975
5. 2025-08-19
   listed $224,975 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: $32,212
• − Mortgage interest: −$10,081
• − Property taxes: −$2,700
• − Insurance: −$2,724
• − Repairs & maintenance: −$2,577
• − Management: −$2,577
• − HOA: −$10,332
• − Depreciation: −$5,236
• Taxable loss: −$4,015
• Est. tax savings @ 24.0%: +$964
• After-tax cash flow: $-671/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

-20.0% since first listed

5 events — show timeline

• 2026-05-04 Pending — NAPLESMLS
• 2026-04-13 Price Changed $179,975 NAPLESMLS
• 2026-03-27 Price Changed $194,975 NAPLESMLS
• 2025-10-30 Price Changed $208,975 NAPLESMLS
• 2025-08-19 Listed $224,975 NAPLESMLS