5651 Double Eagle Cir #4337 · Ave Maria, FL 34142

$229,000

2 bd · 2.0 ba · 1,154 sqft · Condo public records · 58 Days on market

Built 2024 Good condition $847/mo HOA · 32% 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).

• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Cash flow +6.3/30.0
• 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 +0.6/10.0

Listing remarks

Welcome to The National Golf & Country Club in Ave Maria, where style, comfort, and breathtaking lake and fairway views across the Gordon Lewis–designed 18-hole championship golf course take center stage in this brand-new, unfurnished corner 3nd-floor condo with convenient elevator access. Perfectly positioned to capture the surrounding beauty, this light-filled residence offers added privacy and an abundance of natural light, creating a warm and inviting atmosphere throughout. Featuring 2 bedrooms and 2 full bathrooms, the open-concept layout flows seamlessly into a spacious great room, ideal for both relaxing and entertaining. A modern kitchen is equipped with quartz counterto

Key facts

• Quartz countertops
• Lake views
• Fairway views

Tags

• LAKE VIEWS
• FAIRWAY VIEWS
• ELEVATOR ACCESS
• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Financial info: Total annual recurring fees: $10,168; Total one-time fees: $1,800; Mandatory club fee: $430 (quarterly); Master HOA fee: $836 annually; HOA fee: $818 quarterly; Condo fee: $1,085 quarterly; One-time mandatory club fee: $1,500; One-time other fee: $250
• HOA & community: Mandatory HOA; Quarterly HOA fee; Master association fee (annual); Condo fee (quarterly); One-time mandatory club fee; One-time other fee; Professional management; Community amenities: clubhouse, golf course, pickleball, bike and jog path, sidewalks, extra storage; Maintenance covers: cable, golf course, internet/WiFi, lawn/land maintenance, master association fee included, exterior pest control, security, sewer, street lights, street maintenance, trash removal; Golf-bundled community

Exterior

• Parking: 1 assigned paved parking space; Detached 1-space carport
• Security: Gated community; Community security included in maintenance
• Utilities: Water assessment paid; Sewer assessment paid; Cable available; Electric service (central)
• Home design: Residential property; Multi-story home (Mid Rise 4-7); Rear exposure east; Built in 2024; Concrete block construction; Stucco exterior; Tile roof
• Construction: Concrete block construction; Tile roof; Stucco finish; Built in 2024; Mid-rise building
• Exterior features: Automatic sprinkler system; Storage; Picture windows; Across from waterfront

Interior

• Kitchen: Kitchen island; Electric cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator/ice maker
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• 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; Smoke detectors; Great room floor plan; Common elevator access; Island in kitchen; Breakfast room; Family room; Guest room; Guest bath; Screened lanai/porch; Storage
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-405 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (31.2% below list).
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $157k (31.2% 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); 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); 449 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $2,678/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 $2k 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 58 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $157,468 (31.2% 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 58 days. Have you received any prior offers? Is the seller open to a 31% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.17% ✓
• Cap rate: 4.17%
• Cash-on-cash: -7.58%
• DSCR: 0.66
• GRM: 7.1

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: -15.8%
• Equity multiple: 0.33×
• Total profit: $-43,048
• Equity at exit: $54,748

10-year hold

• IRR: -8.8%
• Equity multiple: 0.21×
• Total profit: $-50,600
• Equity at exit: $57,039

Cash invested: $64,120 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,678 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$377 /mo · $4,528/yr
• Insurance: −$95
• HOA: −$847
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-405

Break-even live

Break-even rent $3,191

Max offer price $157,468

Occupancy floor —

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5715 Double Eagle Cir Unit 4416 1 Ave Maria, FL	2.0	2.0	1154	$2,300	$1.99	23d	1	0.01mi
5715 Double Eagle Cir Unit 4432AVE Ave Maria, FL	2.0	2.0	1283	$2,495	$1.94	23d	1	0.01mi
5651 Double Eagle Cir Unit 1545996P Ave Maria, FL	2.0	2.0	1280	$2,581	$2.02	13d	1	0.02mi
5651 Double Eagle Cir #4323 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	21d	1	0.02mi
5651 Double Eagle Cir #4318 Ave Maria, FL	3.0	2.0	1301	$2,200	$1.69	21d	1	0.02mi
5651 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$2,495	$2.16	23d	1	0.04mi
5629 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$5,495	$4.91	23d	1	0.07mi
5715 Double Eagle Cir Ave Maria, FL	2.0	2.0	1120	$3,295	$2.94	23d	1	0.09mi
5749 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	23d	1	0.11mi
5583 Double Eagle Cir #4135 Ave Maria, FL	2.0	2.0	1120	$2,195	$1.96	23d	1	0.12mi
5583 Double Eagle Cir #4137 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	21d	1	0.12mi
5583 Double Eagle Cir Unit 4143 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.12mi
5583 Double Eagle Cir Unit 4118 Ave Maria, FL	3.0	2.0	1301	$4,700	$3.61	23d	1	0.12mi
5749 Double Eagle Cir #4528 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	21d	1	0.12mi
5749 Double Eagle Cir #4537 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	21d	1	0.12mi
5749 Double Eagle Cir #4515 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	21d	1	0.12mi
5715 Double Eagle Cir #4432 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	21d	1	0.13mi
5715 Double Eagle Cir #4413 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	21d	1	0.13mi
5445 Double Eagle Cir #3013 Ave Maria, FL	2.0	2.0	1366	$2,595	$1.90	21d	1	0.13mi
5583 Double Eagle Cir Ave Maria, FL	2.0	2.0	1239	$2,495	$2.01	23d	1	0.14mi
5427 Double Eagle Cir #2822 Ave Maria, FL	2.0	2.0	1355	$5,795	$4.28	23d	1	0.15mi
5427 Double Eagle Cir #2825 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	23d	1	0.15mi
5445 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	23d	1	0.15mi
5427 Double Eagle Cir #2815 Ave Maria, FL	2.0	2.0	1400	$2,700	$1.93	23d	1	0.15mi
5807 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	23d	1	0.16mi
5807 Double Eagle Cir #4621 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	23d	1	0.16mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	23d	1	0.16mi
5555 Double Eagle Cir Unit 3916 Ave Maria, FL	2.0	2.0	1154	$5,950	$5.16	23d	1	0.19mi
5555 Double Eagle Cir #3936 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	13d	1	0.19mi
5555 Double Eagle Cir #3913 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	23d	1	0.19mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.19mi
5555 Double Eagle Cir #3918 Ave Maria, FL	3.0	2.0	1301	$5,995	$4.61	23d	1	0.19mi
5835 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	23d	1	0.21mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	23d	1	0.24mi
5527 Double Eagle Cir Unit 3838 Ave Maria, FL	3.0	2.0	1301	$2,295	$1.76	23d	1	0.24mi
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	13d	1	0.32mi
5479 Double Eagle Cir #3626 Ave Maria, FL	2.0	2.0	1154	$2,200	$1.91	13d	1	0.34mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	23d	1	0.36mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	13d	1	0.36mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	23d	1	0.36mi

HOA detail condo

• Monthly dues: $847 · $10,164/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $229,000 Active 58 DOM
2. 2026-06-17
   days on market $229,000 Active 57 DOM
3. 2026-06-16
   days on market $229,000 Active 56 DOM
4. 2026-06-15
   days on market $229,000 Active 55 DOM
5. 2026-06-14
   days on market $229,000 Active 53 DOM
6. 2026-06-10
   days on market $229,000 Active 50 DOM
7. 2026-06-09
   days on market $229,000 Active 49 DOM
8. 2026-06-08
   days on market $229,000 Active 48 DOM
9. 2026-06-07
   pricedays on market $229,000 Active 47 DOM
10. 2026-06-03
    days on market $250,000 Active 43 DOM
11. 2026-06-02
    days on market $250,000 Active 42 DOM
12. 2026-06-01
    days on market $250,000 Active 41 DOM
13. 2026-05-31
    days on market $250,000 Active 40 DOM
14. 2026-05-30
    days on market $250,000 Active 39 DOM
15. 2026-04-21
    listed $250,000 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: $4,528 · $377/mo
• Projected year-2 tax: $4,528 · $377/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: $32,137
• − Mortgage interest: −$12,828
• − Property taxes: −$4,528
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,571
• − Management: −$2,571
• − HOA: −$10,164
• − Depreciation: −$6,662
• Taxable loss: −$8,331
• Est. tax savings @ 24.0%: +$1,999
• After-tax cash flow: $-2,860/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 and updated condo is in good condition with a good condition score of 80. It has a good roof, exterior, and interior walls. The kitchen and bathrooms are modern and the landscaping is well-maintained. The home is ready for move-in and can be enhanced with some exterior painting and cleaning of the sliding glass doors to further increase its value.

Value-add opportunities

• Both Paint the exterior walls — Enhances curb appeal and can increase both resale and rental value.
• Both Clean the sliding glass doors — Improves the home's appearance and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean the sliding glass doors — Improves the home's appearance and can increase both resale and rental 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

1 event — show timeline

• 2026-04-21 Listed $250,000 NAPLESMLS

Property tax history

+145.4%/yr

Latest (2025): $4,528 · +145.4% YoY. Source: county tax records.