5835 Double Eagle Cir #4718 · Ave Maria, FL 34142

$269,900

3 bd · 2.0 ba · 1,301 sqft · Condo · 164 Days on market

Built 2023 $1056/mo HOA · 24% of rent ↓ 15% 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 +25.4/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

* * * GOLF MEMBERSHIP * * * Welcome to 5835 Double Eagle Cir #4718, a 1ST-FLOOR CAROLINA floor plan condo located in the GATED, GUARDED NATIONAL GOLF & COUNTRY CLUB AT AVE MARIA. National Golf & Country Club at Ave Maria. Offering 3 BR/2 BA, and 1,301 SQFT, this residence combines comfort, convenience, and an exceptional setting. The condo is TILED THROUGHOUT, creating a clean, cohesive look that is both attractive and easy to maintain. The kitchen and bathrooms feature QUARTZ COUNTERTOPS, adding a refined touch to the living spaces. The home enjoys a beautiful DOUBLE LAKE VIEW with WESTERN EXPOSURE, allowing you to take in PEACEFUL SUNSETS from the comfort of home. IMPACT

Key facts

• Gated community
• Quartz countertops
• Guarded community

Tags

• FIRST FLOOR
• GATED COMMUNITY
• GUARDED COMMUNITY
• TILED THROUGHOUT
• QUARTZ COUNTERTOPS
• DOUBLE LAKE VIEW

Property features AI

Finance

• Other: No commercial use and no RV restrictions
• Financial info: Community is golf-bundled
• HOA & community: Mandatory HOA; HOA fee $982 quarterly; Master HOA fee $203 quarterly; Condo fee $1,327.04 quarterly; Mandatory club fee $656.25 quarterly; One-time other fee $2,500; One-time special assessment fee $1,500; Total annual recurring fees approximately $13,422; Total one-time fees approximately $4,500; Professional management; HOA covers cable, golf course, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, reserves, street lights, street maintenance, trash removal and water; Community amenities include golf course, community pool and spa, full service spa, exercise room, tennis, pickleball, bocce, basketball, putting green, bike/jog path, playground, dog park, library, restaurant, shopping, sidewalks and underground utilities

Exterior

• Parking: 1 assigned paved parking space; Detached 1-car carport
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Mid-rise building (4–7 stories); Built in 2023; Rear exposure faces southwest; Great room floor plan with split bedrooms
• Construction: Concrete block construction
• Exterior features: Stucco exterior finish; Tile roof; Impact resistant windows (single hung); Impact resistant doors; Views of golf course, pond, community pool/club, water, and wooded area; Reclaimed water irrigation

Interior

• Kitchen: Electric cooktop; Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/Freezer; Refrigerator with icemaker
• Bedrooms: 3 bedrooms
• Flooring: Tile floors
• Bathrooms: 2 full bathrooms; Primary bath with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Fire sprinkler system; High-speed internet available; Smoke detectors; Walk-in closet; Window coverings; Dining area open to living (dining/living) and eat-in kitchen; Guest bath and guest room; Laundry in residence; Screened lanai/porch; Common elevator
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $238k (12.0% 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.
• Zoned schools: Estates Elementary School (math 70% / reading 67%, grade B+, #409 of 2,144 statewide, top 20%, 862 students, 53% 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); 451 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,479/mo this rent would consume 86% 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 $3k 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 $76k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask is 11901% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 24% 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 $237,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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: 1.66% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 5.0

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: 2.8%
• Equity multiple: 1.12×
• Total profit: $9,322
• Equity at exit: $64,526

10-year hold

• IRR: 9.5%
• Equity multiple: 1.93×
• Total profit: $70,040
• Equity at exit: $67,227

Cash invested: $75,572 (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: 451
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $4,479 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$1,056
• Vacancy / Maint / Mgmt: −$941
• Net cashflow: $465

Break-even live

Break-even rent $3,890

Max offer price $269,900

Occupancy floor 85%

Sensitivity live

Price	-10% $652	-5% $559	+0% $465	+5% $372	+10% $279
Rent	-10% $112	-5% $289	+0% $465	+5% $642	+10% $819
Rate	-1.0pp $601	-0.5pp $534	base $465	+0.5pp $396	+1.0pp $324

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6039 Ellerston WAY #2017 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	24d	1	0.01mi
5704 Melbourne Ct #6712 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	24d	1	0.01mi
5629 Double Eagle Cir #4217 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	24d	1	0.01mi
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	24d	1	0.01mi
5445 Double Eagle Cir #3011 Ave Maria, FL	2.0	2.0	1569	$2,495	$1.59	24d	1	0.01mi
5651 Double Eagle Cir #4338 Ave Maria, FL	2.0	2.0	1301	$6,295	$4.84	24d	1	0.01mi
5715 Double Eagle Cir #4416 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	24d	1	0.01mi
5629 Double Eagle Cir #4218 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	24d	1	0.01mi
5629 Double Eagle Cir #4223 Ave Maria, FL	2.0	2.0	1154	$2,395	$2.08	24d	1	0.01mi
5710 Melbourne Ct #6511 Ave Maria, FL	3.0	2.0	1741	$7,295	$4.19	24d	1	0.01mi
5651 Double Eagle Cir #4316 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	24d	1	0.01mi
5835 Double Eagle Cir #4726 Ave Maria, FL	2.0	2.0	1154	$2,095	$1.82	15d	1	0.01mi
6036 Ellerston WAY #1311 Ave Maria, FL	3.0	2.0	1741	$4,490	$2.58	24d	1	0.01mi
8010 Helena Ct Ave Maria, FL	2.0	2.0	1554	$2,500	$1.61	22d	1	0.15mi
6082 National Blvd Ave Maria, FL	2.0	2.0	1366	$4,145	$3.03	24d	2	0.17mi
6023 Ellerston Way #1823 Ave Maria, FL	3.0	2.0	1695	$2,995	$1.77	24d	1	0.21mi
5909 Berwick Ln Ave Maria, FL	2.0	2.0	1850	$10,995	$5.94	24d	1	0.24mi
6058 National Blvd #343 Ave Maria, FL	2.0	2.0	1194	$4,000	$3.35	24d	1	0.25mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	15d	1	0.26mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$5,795	$4.79	24d	2	0.26mi
6046 National Blvd Ave Maria, FL	2.0	2.0	1154	$4,395	$3.81	24d	2	0.29mi
6034 National Blvd Ave Maria, FL	2.0	2.0	1137	$4,046	$3.56	15d	3	0.35mi
5410 Double Eagle Cir #2222 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	24d	1	0.38mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	24d	1	0.38mi
5835 Double Eagle Cir Unit 4742 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	24d	1	0.41mi
5807 Double Eagle Cir #4631 Ave Maria, FL	3.0	2.0	1301	$5,695	$4.38	24d	1	0.41mi
5433 Double Eagle Cir #2915 Ave Maria, FL	2.0	2.0	1366	$6,295	$4.61	22d	1	0.42mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	24d	1	0.44mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	24d	1	0.44mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	15d	1	0.44mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	24d	1	0.48mi
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	24d	1	0.48mi
6205 Harmony Dr Immokalee, FL	3.0	2.0	1558	$5,000	$3.21	24d	1	0.50mi
6189 Harmony Dr Immokalee, FL	3.0	2.0	1558	$6,295	$4.04	24d	1	0.51mi
5943 Sunningdale St Ave Maria, FL	3.0	2.5	1850	$10,995	$5.94	24d	1	0.52mi
6011 Ellerston Way #811 Ave Maria, FL	3.0	2.0	1741	$2,595	$1.49	15d	1	0.53mi
6040 Ellerston Way #1411 Ave Maria, FL	3.0	2.0	1741	$2,695	$1.55	24d	1	0.54mi
5478 Double Eagle Cir #3521 Ave Maria, FL	2.0	2.0	1569	$4,995	$3.18	24d	1	0.54mi
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	24d	1	0.55mi
6168 Harmony Dr Immokalee, FL	3.0	2.0	1570	$5,495	$3.50	15d	1	0.55mi

HOA detail condo

• Monthly dues: $1,056 · $12,672/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $269,900 Active 164 DOM
2. 2026-06-18
   days on market $269,900 Active 161 DOM
3. 2026-06-17
   days on market $269,900 Active 160 DOM
4. 2026-06-16
   days on market $269,900 Active 159 DOM
5. 2026-06-15
   days on market $269,900 Active 158 DOM
6. 2026-06-14
   days on market $269,900 Active 156 DOM
7. 2026-06-10
   days on market $269,900 Active 153 DOM
8. 2026-06-09
   days on market $269,900 Active 152 DOM
9. 2026-06-08
   days on market $269,900 Active 151 DOM
10. 2026-06-07
    days on market $269,900 Active 150 DOM
11. 2026-06-03
    days on market $269,900 Active 146 DOM
12. 2026-06-02
    days on market $269,900 Active 145 DOM
13. 2026-06-01
    days on market $269,900 Active 144 DOM
14. 2026-05-31
    days on market $269,900 Active 143 DOM
15. 2026-05-30
    days on market $269,900 Active 142 DOM
16. 2026-04-30
    price $2,199
17. 2026-02-05
    price $269,900
18. 2026-01-29
    listed $2,249
19. 2026-01-29
    historical $2,249
20. 2026-01-08
    listed $274,900 Active
21. 2025-12-04
    price $2,249
22. 2025-11-08
    listed $2,300
23. 2025-07-17
    historical $2,200
24. 2025-06-27
    listed $2,200
25. 2025-06-26
    historical $2,200
26. 2025-06-19
    price $2,200
27. 2025-04-21
    listed $2,400
28. 2025-02-25
    historical $2,400
29. 2024-12-09
    price $2,400
30. 2024-11-26
    listed $2,500
31. 2024-11-26
    historical $2,500
32. 2024-09-09
    price $2,500
33. 2024-06-28
    listed $2,600

ⓘ 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 ≥112°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: $53,753
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$3,174
• − Repairs & maintenance: −$4,300
• − Management: −$4,300
• − HOA: −$12,672
• − Depreciation: −$7,852
• Taxable income: $2,288
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $5,037/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

-15.4% since first listed

18 events — show timeline

• 2026-04-30 Price Changed $2,199 FGCMLS
• 2026-02-05 Price Changed $269,900 NAPLESMLS
• 2026-01-29 Listed for Rent $2,249 FGCMLS
• 2026-01-29 Rental Removed $2,249 NAPLESMLS
• 2026-01-08 Listed $274,900 NAPLESMLS
• 2025-12-04 Price Changed $2,249 NAPLESMLS
• 2025-11-08 Listed for Rent $2,300 NAPLESMLS
• 2025-07-17 Rental Removed $2,200 NAPLESMLS
• 2025-06-27 Listed for Rent $2,200 NAPLESMLS
• 2025-06-26 Rental Removed $2,200 NAPLESMLS
• 2025-06-19 Price Changed $2,200 NAPLESMLS
• 2025-04-21 Listed for Rent $2,400 NAPLESMLS
• 2025-02-25 Rental Removed $2,400 NAPLESMLS
• 2024-12-09 Price Changed $2,400 NAPLESMLS
• 2024-11-26 Listed for Rent $2,500 NAPLESMLS
• 2024-11-26 Rental Removed $2,500 NAPLESMLS
• 2024-09-09 Price Changed $2,500 NAPLESMLS
• 2024-06-28 Listed for Rent $2,600 NAPLESMLS