5453 Double Eagle Cir #3126 · Ave Maria, FL 34142

$340,000

2 bd · 2.0 ba · 1,569 sqft · Condo public records · 66 Days on market

Built 2024 Good condition $845/mo HOA · 24% of rent

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Why this score? — see what drove the D 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 +7.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• 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
• DSCR +1.9/10.0

Listing remarks

Desirable Arabella II model in the prestigious Veranda Condominium series at The National Golf & Country Club in Ave Maria, offered with FULL GOLF and Social Membership. Built in 2023, this like-new 2nd floor corner unit features 2 bedrooms plus a den, 2 full bathrooms, and a detached 1-car garage, offering 1,569 square feet of thoughtfully designed living space. This prime corner location provides exceptional privacy showcasing golf course amenity views . Vaulted ceilings and abundant natural light enhance the open-concept layout, creating a bright and inviting atmosphere throughout. The well-appointed kitchen features stainless steel appliances, quartz countertops, 42-inch cabinetry

Key facts

• Arabella ii model
• Corner unit
• $845 HOA

Tags

• ARABELLA II MODEL
• VERANDA CONDOMINIUM SERIES
• CORNER UNIT
• PRIME CORNER LOCATION
• GOLF COURSE AMENITY VIEWS
• WELL-APPOINTED KITCHEN

Property features AI

Finance

• Other: Located in THE NATIONAL GOLF & COUNTRY CLUB AT AVE MARIA development
• Financial info: Total annual recurring community fees apply; Total one-time community fees apply
• HOA & community: Mandatory HOA; Quarterly master HOA fee; Quarterly HOA fee; Quarterly condo fee; Professional management; Maintenance covers cable and manager; Community amenities include clubhouse, community pool, exercise room, tennis, pickleball, basketball, bike/jog path, dog park, golf course, restaurant and shopping; Golf-bundled community; One-time mandatory club fee required

Exterior

• Parking: Detached 1-car garage
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise building (1–3 stories); 2-story building; Built in 2024
• Construction: Concrete block construction
• Exterior features: Stucco exterior; Tile roof; Impact resistant windows and doors; Lake and golf course views; Regular lot; Corner location; Rear exposure to the east; Waterfront on a lake

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms plus den
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and a shower-only layout
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Foyer; Dining area open to family room; Den / study; Great room; Screened balcony; Efficiency floor plan
• Laundry & utility: Washer; Dryer; Laundry in residence; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $340k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-376 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (19.6% below list).
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $273k (19.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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 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 $3,546/mo this rent would consume 68% 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 $4k 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 66 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $273,490 (19.6% 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 66 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 4.96%
• Cash-on-cash: -4.75%
• DSCR: 0.79
• GRM: 8.0

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: -12.3%
• Equity multiple: 0.48×
• Total profit: $-49,935
• Equity at exit: $81,286

10-year hold

• IRR: -5.3%
• Equity multiple: 0.52×
• Total profit: $-45,871
• Equity at exit: $84,687

Cash invested: $95,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $3,546 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$408 /mo · $4,899/yr
• Insurance: −$142
• HOA: −$845
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $-376

Break-even live

Break-even rent $4,023

Max offer price $273,490

Occupancy floor —

Sensitivity live

Price	-10% $-184	-5% $-280	+0% $-376	+5% $-473	+10% $-569
Rent	-10% $-657	-5% $-517	+0% $-376	+5% $-236	+10% $-96
Rate	-1.0pp $-205	-0.5pp $-290	base $-376	+0.5pp $-465	+1.0pp $-554

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	25d	1	0.02mi
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	25d	1	0.05mi
5478 Double Eagle Cir #3521 Ave Maria, FL	2.0	2.0	1569	$4,995	$3.18	25d	1	0.07mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	25d	1	0.08mi
5479 Double Eagle Cir #3626 Ave Maria, FL	2.0	2.0	1154	$2,200	$1.91	15d	1	0.08mi
5433 Double Eagle Cir Ave Maria, FL	2.0	2.0	1366	$3,295	$2.41	25d	1	0.10mi
5433 Double Eagle Cir #2915 Ave Maria, FL	2.0	2.0	1366	$6,295	$4.61	23d	1	0.11mi
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	15d	1	0.12mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	15d	1	0.15mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	25d	1	0.15mi
5476 Katia Ct Ave Maria, FL	3.0	2.5	1983	$4,300	$2.17	25d	1	0.17mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	25d	1	0.18mi
5444 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$3,995	$1.78	23d	1	0.19mi
5410 Double Eagle Cir #2222 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	25d	1	0.20mi
5835 Double Eagle Cir Unit 4742 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	25d	1	0.21mi
5807 Double Eagle Cir #4631 Ave Maria, FL	3.0	2.0	1301	$5,695	$4.38	25d	1	0.21mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	25d	1	0.21mi
5527 Double Eagle Cir Unit 3838 Ave Maria, FL	3.0	2.0	1301	$2,295	$1.76	25d	1	0.21mi
5428 Fancourt Links Way Ave Maria, FL	3.0	3.0	2247	$7,895	$3.51	23d	1	0.24mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	25d	1	0.25mi
5555 Double Eagle Cir #3918 Ave Maria, FL	3.0	2.0	1301	$5,995	$4.61	25d	1	0.25mi
5555 Double Eagle Cir #3936 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	15d	1	0.25mi
5555 Double Eagle Cir #3913 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	25d	1	0.25mi
5555 Double Eagle Cir Unit 3916 Ave Maria, FL	2.0	2.0	1154	$5,950	$5.16	25d	1	0.25mi
5909 Berwick Ln Ave Maria, FL	2.0	2.0	1850	$10,995	$5.94	25d	1	0.27mi
5938 Berwick Ln Ave Maria, FL	3.0	3.0	2247	$10,995	$4.89	25d	1	0.28mi
5427 Double Eagle Cir #2825 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	25d	1	0.30mi
5427 Double Eagle Cir #2822 Ave Maria, FL	2.0	2.0	1355	$5,795	$4.28	25d	1	0.30mi
5427 Double Eagle Cir #2826 Ave Maria, FL	2.0	2.0	1569	$6,495	$4.14	25d	1	0.30mi
5445 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	25d	1	0.30mi
5427 Double Eagle Cir #2815 Ave Maria, FL	2.0	2.0	1400	$2,700	$1.93	25d	1	0.30mi
5445 Double Eagle Cir #3026 Ave Maria, FL	2.0	2.0	1569	$2,350	$1.50	23d	1	0.31mi
5445 Double Eagle Cir #3013 Ave Maria, FL	2.0	2.0	1366	$2,595	$1.90	23d	1	0.31mi
5937 Berwick Ln Ave Maria, FL	3.0	2.0	2061	$4,995	$2.42	25d	1	0.31mi
5583 Double Eagle Cir Ave Maria, FL	2.0	2.0	1239	$2,495	$2.01	25d	1	0.31mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	25d	1	0.33mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	25d	1	0.33mi
5583 Double Eagle Cir Unit 4118 Ave Maria, FL	3.0	2.0	1301	$4,700	$3.61	25d	1	0.33mi
5583 Double Eagle Cir #4137 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	23d	1	0.33mi
5835 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	25d	1	0.34mi

HOA detail condo

• Monthly dues: $845 · $10,140/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $340,000 Active 66 DOM
2. 2026-06-18
   days on market $340,000 Active 63 DOM
3. 2026-06-17
   days on market $340,000 Active 62 DOM
4. 2026-06-16
   days on market $340,000 Active 61 DOM
5. 2026-06-15
   days on market $340,000 Active 60 DOM
6. 2026-06-14
   days on market $340,000 Active 58 DOM
7. 2026-06-10
   days on market $340,000 Active 55 DOM
8. 2026-06-09
   days on market $340,000 Active 54 DOM
9. 2026-06-08
   days on market $340,000 Active 53 DOM
10. 2026-06-07
    days on market $340,000 Active 52 DOM
11. 2026-06-03
    days on market $340,000 Active 48 DOM
12. 2026-06-02
    days on market $340,000 Active 47 DOM
13. 2026-06-01
    days on market $340,000 Active 46 DOM
14. 2026-05-31
    days on market $340,000 Active 45 DOM
15. 2026-05-30
    days on market $340,000 Active 44 DOM
16. 2026-04-16
    listed $340,000 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: $4,899 · $408/mo
• Projected year-2 tax: $4,899 · $408/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: $42,554
• − Mortgage interest: −$19,045
• − Property taxes: −$4,899
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,404
• − Management: −$3,404
• − HOA: −$10,140
• − Depreciation: −$9,891
• Taxable loss: −$9,931
• Est. tax savings @ 24.0%: +$2,383
• After-tax cash flow: $-2,135/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 well-maintained, move-in-ready condo in a prestigious golf community offers a good condition with minimal repairs needed. Upgrades to exterior paint and flooring would significantly enhance its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace blinds — Improves natural light and aesthetics
• Both Upgrade flooring in living areas — Enhances resale and rental value
• Both Install smart home devices — Improves energy efficiency and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace blinds — Improves natural light and aesthetics ↑
• Both Upgrade flooring in living areas — Enhances resale and rental value ↑
• Both Install smart home devices — Improves energy efficiency and convenience ↑

ⓘ 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

1 event — show timeline

• 2026-04-16 Listed $340,000 NAPLESMLS

Property tax history

+149.7%/yr

Latest (2025): $4,899 · +149.7% YoY. Source: county tax records.