5478 Double Eagle Cir W #3514 · Ave Maria, FL 34142

$269,900

2 bd · 2.0 ba · 1,366 sqft · Condo public records · 91 Days on market

Built 2024 Good condition $520/mo HOA · 15% of rent ↓ 5% 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).

• Cash flow +19.0/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 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

Listing remarks

Exceptional Value - Beautifully furnished first-floor D’Angelo veranda condo in The National Golf & Country Club at Ave Maria, offering peaceful golf course, pond, and sunset views from the rear screened lanai. This light and inviting 2-bedroom plus den, 2-bath residence features an open-concept layout, a detached 1-car garage, and both front and rear screened lanais for easy indoor-outdoor Florida living. The den provides flexible space for a home office, guests, hobbies, or additional living area. Thoughtfully appointed and move-in ready, this home offers the ease of first-floor living in a gated resort-style community. Bundled social membership provides access to clubhouse am

Key facts

• Gated community
• Screened lanais
• Open concept design

Tags

• GATED COMMUNITY
• OPEN CONCEPT DESIGN
• SCREENED LANAIS
• GOLF COURSE VIEWS
• FIRST FLOOR LIVING
• DETACHED ONE CAR GARAGE

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $982 quarterly; Master HOA fee $203 quarterly; Mandatory club fee $1,500 annually; One-time mandatory club fee $50; Total annual recurring fees $6,990; Total one-time fees $345; HOA covers cable, internet/Wi‑Fi, sewer, street lights, trash removal; Community amenities include basketball, BBQ/picnic area, beauty salon, bike and jog path, pickleball, restaurant, sauna, sidewalks, tennis courts; Gated community

Exterior

• Parking: One assigned parking space; Driveway (paved); Street parking; Detached 1-car garage
• Security: Guarded gate
• Utilities: Water assessment paid; Central sewer; Cable available
• Home design: Residential property; Low-rise building (1–3); Two-story building; Rear exposure faces west; Located in The National Golf & Country Club at Ave Maria
• Construction: Built in 2024; Concrete block construction; Stucco exterior finish; Tile roof; Impact-resistant doors and windows; Single-hung and sliding windows
• Exterior features: Patio; Screened porch (guest house description); Patio (guest house description)

Interior

• Kitchen: Island; Pantry / walk-in pantry; Electric cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator / refrigerator-freezer / icemaker
• Bedrooms: Two bedrooms plus den; Primary bedroom on ground floor; First-floor bedroom; Split bedroom floor plan
• Flooring: Tile
• Bathrooms: Two full bathrooms; Primary bath with dual sinks and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans; Exhaust fan
• Interior features: Bar; Built-in cabinets; Cable prewire; Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Den/Study; Family room; Great room; Recreation room; Guest bath; Screened balcony; Screened lanai/porch; Furnished; Seven ceiling fans
• 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 $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $246k (9.0% 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 $3,382/mo this rent would consume 65% 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.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $245,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.25% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 6.7

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-2,903
• Equity at exit: $64,526

10-year hold

• IRR: 5.9%
• Equity multiple: 1.56×
• Total profit: $42,600
• 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: 449
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,382 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$344 /mo · $4,132/yr
• Insurance: −$112
• HOA: −$520
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $279

Break-even live

Break-even rent $3,028

Max offer price $269,900

Occupancy floor 87%

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
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	23d	1	0.02mi
5479 Double Eagle Cir #3626 Ave Maria, FL	2.0	2.0	1154	$2,200	$1.91	13d	1	0.03mi
5478 Double Eagle Cir #3521 Ave Maria, FL	2.0	2.0	1569	$4,995	$3.18	23d	1	0.04mi
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	13d	1	0.07mi
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	23d	1	0.09mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	0.13mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	23d	1	0.16mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.16mi
5527 Double Eagle Cir Unit 3838 Ave Maria, FL	3.0	2.0	1301	$2,295	$1.76	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	0.20mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	13d	1	0.20mi
5555 Double Eagle Cir #3918 Ave Maria, FL	3.0	2.0	1301	$5,995	$4.61	23d	1	0.21mi
5555 Double Eagle Cir Unit 3916 Ave Maria, FL	2.0	2.0	1154	$5,950	$5.16	23d	1	0.21mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.21mi
5555 Double Eagle Cir #3936 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	13d	1	0.21mi
5555 Double Eagle Cir #3913 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	23d	1	0.21mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	23d	1	0.24mi
5427 Double Eagle Cir #2822 Ave Maria, FL	2.0	2.0	1355	$5,795	$4.28	23d	1	0.26mi
5445 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	23d	1	0.26mi
5427 Double Eagle Cir #2826 Ave Maria, FL	2.0	2.0	1569	$6,495	$4.14	23d	1	0.26mi
5427 Double Eagle Cir #2825 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	23d	1	0.26mi
5427 Double Eagle Cir #2815 Ave Maria, FL	2.0	2.0	1400	$2,700	$1.93	23d	1	0.26mi
5410 Double Eagle Cir #2222 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	0.27mi
5835 Double Eagle Cir Unit 4742 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	23d	1	0.27mi
5807 Double Eagle Cir #4631 Ave Maria, FL	3.0	2.0	1301	$5,695	$4.38	23d	1	0.27mi
5445 Double Eagle Cir #3026 Ave Maria, FL	2.0	2.0	1569	$2,350	$1.50	21d	1	0.27mi
5445 Double Eagle Cir #3013 Ave Maria, FL	2.0	2.0	1366	$2,595	$1.90	21d	1	0.27mi
5583 Double Eagle Cir Ave Maria, FL	2.0	2.0	1239	$2,495	$2.01	23d	1	0.27mi
5583 Double Eagle Cir #4137 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	21d	1	0.29mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.29mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	23d	1	0.29mi
5583 Double Eagle Cir Unit 4118 Ave Maria, FL	3.0	2.0	1301	$4,700	$3.61	23d	1	0.29mi
5376 Fancourt Links Way Ave Maria, FL	2.0	2.5	1850	$6,850	$3.70	21d	1	0.32mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	23d	1	0.33mi
5651 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$2,495	$2.16	23d	1	0.34mi
5909 Berwick Ln Ave Maria, FL	2.0	2.0	1850	$10,995	$5.94	23d	1	0.34mi
5522 Hampton Links Ct Ave Maria, FL	2.0	2.5	1850	$3,995	$2.16	23d	1	0.35mi
5651 Double Eagle Cir Unit 1545996P Ave Maria, FL	2.0	2.0	1280	$2,581	$2.02	13d	1	0.36mi
5651 Double Eagle Cir #4323 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	21d	1	0.36mi

HOA detail condo

• Monthly dues: $520 · $6,240/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $269,900 Active 91 DOM
2. 2026-06-17
   days on market $269,900 Active 90 DOM
3. 2026-06-16
   days on market $269,900 Active 89 DOM
4. 2026-06-15
   days on market $269,900 Active 88 DOM
5. 2026-06-14
   days on market $269,900 Active 86 DOM
6. 2026-06-10
   days on market $269,900 Active 83 DOM
7. 2026-06-09
   days on market $269,900 Active 82 DOM
8. 2026-06-08
   days on market $269,900 Active 81 DOM
9. 2026-06-07
   days on market $269,900 Active 80 DOM
10. 2026-06-03
    days on market $269,900 Active 76 DOM
11. 2026-06-02
    days on market $269,900 Active 75 DOM
12. 2026-06-01
    days on market $269,900 Active 74 DOM
13. 2026-05-31
    days on market $269,900 Active 73 DOM
14. 2026-05-30
    days on market $269,900 Active 72 DOM
15. 2026-05-18
    price $269,900
16. 2026-03-19
    listed $284,980 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: $4,132 · $344/mo
• Projected year-2 tax: $4,132 · $344/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $40,582
• − Mortgage interest: −$15,119
• − Property taxes: −$4,132
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,247
• − Management: −$3,247
• − HOA: −$6,240
• − Depreciation: −$7,852
• Taxable loss: −$603
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $3,499/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 move-in-ready condo in The National Golf & Country Club offers exceptional value with its golf course and pond views, modern interior, and well-maintained exterior. Potential buyers and renters will appreciate the open-concept layout and the serene surroundings.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value
• Both Painting exterior walls — Fresh paint can make a home look more inviting
• Both Landscaping and irrigation system — Improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior walls — Fresh paint can make a home look more inviting ↑
• Both Landscaping and irrigation system — Improves curb appeal and adds 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

-5.3% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $269,900 NAPLESMLS
• 2026-03-19 Listed $284,980 NAPLESMLS

Property tax history

+110.6%/yr

Latest (2025): $4,132 · +110.6% YoY. Source: county tax records.