5807 Double Eagle Cir #4617 · Ave Maria, FL 34142

$249,999

2 bd · 2.0 ba · 1,154 sqft · Condo · 318 Days on market

Built 2023 $779/mo HOA · 20% of rent ↓ 9% 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 +24.2/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• 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

SELLER VERY MOTIVATED AND SAID BRING HIM AN OFFER! Step into this beautifully upgraded 2-bedroom, 2-bathroom first-floor condo, offered turnkey furnished with sleek, modern furnishings and a true designer touch. This like-new residence features tile flooring throughout, crown molding, chair rail detailing, and an upgraded backsplash, a perfect blend of style and comfort. Enjoy an open-concept layout with a spacious kitchen boasting a large island, ideal for entertaining or casual dining. Take in breathtaking golf course and lake views from your private lanai, offering a peaceful backdrop for morning coffee or sunset cocktails. Included with the home is a bundled golf membership, granting yo

Key facts

• Chair rail detailing
• Upgraded condo
• Tile flooring

Tags

• UPGRADED CONDO
• TILE FLOORING
• CROWN MOLDING
• CHAIR RAIL DETAILING
• UPGRADED BACKSPLASH
• OPEN-CONCEPT LAYOUT

Property features AI

Finance

• Other: Subdivision part of The National Golf & Country Club at Ave Maria
• Financial info: Total annual recurring fees reported; Total one-time fees reported
• HOA & community: Mandatory HOA; Quarterly HOA fee; Master HOA fee charged quarterly; Condo fee charged quarterly; Mandatory club fee (quarterly); One-time mandatory club fee; One-time other fee; Professional management; Maintenance covers cable, golf course, insurance, internet/WiFi, irrigation water, lawn/land maintenance, exterior pest control, recreation facilities, repairs, reserves, security, sewer, street lights, street maintenance, trash removal and water; Community amenities include clubhouse, community pool and spa/hot tub, fitness center with attendant, full-service spa, tennis, pickleball, basketball, bocce, putting green, golf course, restaurant, BBQ/picnic areas, playground, dog park, sidewalks and underground utilities; Gated golf-course community with private membership options (golf-bundled)

Exterior

• Parking: 1 assigned covered parking; Detached 1-car carport
• Security: Gated community; Guard at gate; Impact resistant doors and windows
• Utilities: Central water; Central sewer; Cable available; Central electric power
• Home design: Residential property; Mid-rise building (4–7 stories); Traditional style; Rear exposure facing northwest
• Construction: Built in 2023; Concrete block construction; Stucco exterior; Tile roof; Impact resistant single-hung windows
• Exterior features: Patio; Screened lanai/porch; Zero lot line; Lakefront (lake); Golf course view; Lake view; Central irrigation

Interior

• Kitchen: Island; Cooktop (electric); Range; Self-cleaning oven; Dishwasher; Disposal; Microwave; Refrigerator/freezer; Refrigerator with icemaker
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Cable prewire; Fire sprinkler system; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Turnkey furnished; Island kitchen; Eat-in kitchen; Split-bedroom floor plan; Common elevator
• 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 $250k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $220k (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); 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 $3,804/mo this rent would consume 73% 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 $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 20% 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 $219,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 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: 1.52% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 5.5

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $3,145
• Equity at exit: $59,769

10-year hold

• IRR: 7.8%
• Equity multiple: 1.75×
• Total profit: $52,739
• Equity at exit: $62,270

Cash invested: $70,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $3,804 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$779
• Vacancy / Maint / Mgmt: −$799
• Net cashflow: $347

Break-even live

Break-even rent $3,365

Max offer price $249,999

Occupancy floor 86%

Sensitivity live

Price	-10% $519	-5% $433	+0% $347	+5% $260	+10% $174
Rent	-10% $46	-5% $196	+0% $347	+5% $497	+10% $647
Rate	-1.0pp $472	-0.5pp $410	base $347	+0.5pp $282	+1.0pp $216

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5835 Double Eagle CIR #4714 Ave Maria, FL	2.0	2.0	1120	$1,895	$1.69	25d	1	0.01mi
5629 Double Eagle Cir #4217 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	25d	1	0.01mi
6039 Ellerston WAY #2017 Ave Maria, FL	2.0	2.0	1355	$6,295	$4.65	25d	1	0.01mi
5651 Double Eagle Cir #4316 Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	25d	1	0.01mi
5629 Double Eagle Cir #4218 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	25d	1	0.01mi
5651 Double Eagle Cir #4338 Ave Maria, FL	2.0	2.0	1301	$6,295	$4.84	25d	1	0.01mi
5835 Double Eagle Cir #4726 Ave Maria, FL	2.0	2.0	1154	$2,095	$1.82	15d	1	0.01mi
5629 Double Eagle Cir #4223 Ave Maria, FL	2.0	2.0	1154	$2,395	$2.08	25d	1	0.01mi
5715 Double Eagle Cir #4416 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	25d	1	0.01mi
6082 National Blvd Ave Maria, FL	2.0	2.0	1366	$4,145	$3.03	25d	2	0.17mi
6058 National Blvd #343 Ave Maria, FL	2.0	2.0	1194	$4,000	$3.35	25d	1	0.25mi
6058 National Blvd Ave Maria, FL	2.0–3.0	2.0	1210	$2,995	$2.47	25d	2	0.26mi
6058 National Blvd #335 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	15d	1	0.26mi
6046 National Blvd Ave Maria, FL	2.0	2.0	1154	$4,395	$3.81	25d	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	25d	1	0.38mi
5428 Double Eagle Cir #2517 Ave Maria, FL	2.0	2.0	1355	$2,695	$1.99	25d	1	0.38mi
5835 Double Eagle Cir Unit 4742 Ave Maria, FL	2.0	2.0	1154	$5,795	$5.02	25d	1	0.41mi
5807 Double Eagle Cir #4631 Ave Maria, FL	3.0	2.0	1301	$5,695	$4.38	25d	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	25d	1	0.44mi
5427 Double Eagle Cir #2812 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	15d	1	0.44mi
5427 Double Eagle Cir Ave Maria, FL	2.0	2.0	1355	$2,995	$2.21	25d	1	0.44mi
5478 Double Eagle Cir #3515 Ave Maria, FL	2.0	2.0	1355	$2,395	$1.77	25d	1	0.48mi
5466 Double Eagle Cir #3425 Ave Maria, FL	2.0	2.0	1355	$5,995	$4.42	25d	1	0.48mi
5454 Double Eagle Cir #3325 Ave Maria, FL	2.0	2.0	1355	$2,495	$1.84	25d	1	0.55mi
6047 Ellerston Way Unit 1 Ave Maria, FL	2.0	2.0	1366	$2,500	$1.83	25d	1	0.57mi
5479 Double Eagle Cir #3626 Ave Maria, FL	2.0	2.0	1154	$2,200	$1.91	15d	1	0.57mi
5491 Double Eagle Cir #3728 Ave Maria, FL	3.0	2.0	1301	$2,195	$1.69	15d	1	0.61mi
5835 Double Eagle Cir Ave Maria, FL	2.0	2.0	1154	$5,495	$4.76	25d	1	0.62mi
5807 Double Eagle Cir #4635 Ave Maria, FL	2.0	2.0	1120	$5,195	$4.64	25d	1	0.66mi
5807 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	25d	1	0.67mi
5807 Double Eagle Cir #4621 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	25d	1	0.67mi
5527 Double Eagle Cir Unit 3815 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	25d	1	0.70mi
5527 Double Eagle Cir Unit 3838 Ave Maria, FL	3.0	2.0	1301	$2,295	$1.76	25d	1	0.70mi
5749 Double Eagle Cir #4528 Ave Maria, FL	3.0	2.0	1301	$6,295	$4.84	22d	1	0.71mi
5749 Double Eagle Cir #4537 Ave Maria, FL	2.0	2.0	1154	$2,100	$1.82	22d	1	0.71mi
5749 Double Eagle Cir #4515 Ave Maria, FL	2.0	2.0	1120	$1,995	$1.78	22d	1	0.71mi
5749 Double Eagle Cir Ave Maria, FL	3.0	2.0	1301	$2,995	$2.30	25d	1	0.71mi
5555 Double Eagle Cir #3914 Ave Maria, FL	2.0	2.0	1120	$5,795	$5.17	25d	1	0.72mi

HOA detail condo

• Monthly dues: $779 · $9,348/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-22
   days on market $249,999 Active 318 DOM
2. 2026-06-18
   days on market $249,999 Active 315 DOM
3. 2026-06-17
   days on market $249,999 Active 314 DOM
4. 2026-06-16
   days on market $249,999 Active 313 DOM
5. 2026-06-15
   days on market $249,999 Active 312 DOM
6. 2026-06-10
   days on market $249,999 Active 307 DOM
7. 2026-06-09
   days on market $249,999 Active 306 DOM
8. 2026-06-08
   days on market $249,999 Active 305 DOM
9. 2026-06-07
   days on market $249,999 Active 304 DOM
10. 2026-06-02
    days on market $249,999 Active 299 DOM
11. 2026-06-01
    days on market $249,999 Active 298 DOM
12. 2026-05-31
    days on market $249,999 Active 297 DOM
13. 2026-05-30
    days on market $249,999 Active 296 DOM
14. 2026-05-05
    price $249,999
15. 2025-09-05
    price $265,000
16. 2025-08-07
    listed $275,000 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 ≥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: $45,650
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$3,074
• − Repairs & maintenance: −$3,652
• − Management: −$3,652
• − HOA: −$9,348
• − Depreciation: −$7,273
• Taxable income: $897
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $3,944/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

-9.1% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $249,999 NAPLESMLS
• 2025-09-05 Price Changed $265,000 NAPLESMLS
• 2025-08-07 Listed $275,000 NAPLESMLS