3056 Sloop Ln · St. James City, FL 33956

$339,000

2 bd · 2.0 ba · 1,196 sqft · Manufactured public records · 50 Days on market

Built 2000 3,833 sqft lot Est $391k · 13% under

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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 +26.2/30.0
• ARV discount +13.5/15.0
• DSCR +8.8/10.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Serious boater dock here! Just a canal away from the GREAT fishing of Pine Island Sound & the Gulf of Mexico! Minutes to famous Redfish Pass! This Gulf Access manufactured home with dock and boat lift is located in Cherry Estates in St. James City, FL. This is a well maintained 2 bedroom 2 bath greatroom style home with enclosed lanai & patio plus carport & large storage shed. Cathedral ceilings & lots of Florida sunshine. Two spacious bedrooms with good size bathrooms & storage space. Inside laundry. Kitchen is large with plenty of storage. This home feels much larger than its stated size. Enjoy breakfast on the lanai overlooking the canal. This home is being sold Turnkey with a few furniture exceptions & personal items. Then at the end of the day a glass of wine watching the fish jump in your canal. And if you're boat shopping, you need to know the nearly new boat is also available. Newer 15 ft center counsel Boston Whaler Bowrider with 60 hp & less than 200 hours, the seller is asking $18,000 separate from the sale of the home. Composite wrap around dock with 12k boat lift. Hurricane shutters. Davits do not convey.

Key facts

• Covered boat lift
• Private dock
• Gulf access

Tags

• GULF ACCESS
• ENCLOSED LANAI
• PRIVATE DOCK
• COVERED BOAT LIFT
• SPACIOUS PATIO

Property features AI

Finance

• Other: Zero lot line; Paved road access; Canal access (waterfront); Lot exposures: East; Zoning: MH-1; Has a view
• Financial info: Pets allowed
• HOA & community: Association covers road maintenance and street lights; Community amenities include trails, boat facilities and street lights; Non-gated community

Exterior

• Parking: Attached carport (1 covered space)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Manufactured home; One story; Entry level: 1; West-facing
• Construction: Metal roof; Vinyl siding; Built as manufactured construction
• Exterior features: Storage; Shutters (manual); Screened porch / lanai (approx. 21 x 10)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Icemaker
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Separate shower; Shower only
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cathedral ceilings; Living/dining room; Window treatments; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $339k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $339k).
• Recommended offer: $329k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.9% in St. James City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 287 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $232k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $328,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $391,092
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2970 Sloop Ln	0.08mi	2/2.0	1,374 (+15%)	22mo	$449,900	$327	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-27,055
• Equity at exit: $50,546

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $12,941
• Equity at exit: $29,311

Cash invested: $94,920 (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 33956

• Home prices YoY: -16.3%
• Active inventory: 287
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,844 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$257 /mo · $3,085/yr
• Insurance: −$141
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $434

Break-even live

Break-even rent $3,294

Max offer price $339,000

Occupancy floor 84%

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3103 Harpoon Ln Saint James City, FL	2.0	2.0	1094	$3,000	$2.74	23d	1	0.11mi
2951 York Rd Saint James City, FL	2.0	2.0	1444	$5,500	$3.81	23d	1	0.32mi
3864 Royal Palm Dr Saint James City, FL	2.0	1.0	960	$1,650	$1.72	23d	1	0.38mi
3811 Emerald Ave Saint James City, FL	3.0	2.5	1500	$5,500	$3.67	23d	1	0.81mi
2744 Sanderling Ct Saint James City, FL	2.0	1.0	841	$5,300	$6.30	23d	1	0.87mi

Listing history 24 events

1. 2026-06-17
   days on market $339,000 Active 50 DOM
2. 2026-06-16
   pricedays on market $339,000 Active 49 DOM
3. 2026-06-15
   days on market $349,000 Active 48 DOM
4. 2026-06-13
   days on market $349,000 Active 46 DOM
5. 2026-06-10
   days on market $349,000 Active 43 DOM
6. 2026-06-09
   days on market $349,000 Active 42 DOM
7. 2026-06-08
   days on market $349,000 Active 41 DOM
8. 2026-06-07
   days on market $349,000 Active 40 DOM
9. 2026-06-03
   days on market $349,000 Active 36 DOM
10. 2026-06-02
    days on market $349,000 Active 35 DOM
11. 2026-06-01
    days on market $349,000 Active 34 DOM
12. 2026-05-31
    days on market $349,000 Active 33 DOM
13. 2026-04-28
    listed $349,000 Active
14. 2015-11-18
    soldstatus $232,000
15. 2015-11-17
    soldstatus $232,000 Sold 1177-char remark

    Show marketing remark (1177 chars)

    Serious boater dock here! Just a canal away from the GREAT fishing of Pine Island Sound & the Gulf of Mexico! Minutes to famous Redfish Pass! This Gulf Access manufactured home with dock and boat lift is located in Cherry Estates in St. James City, FL. This is a well maintained 2 bedroom 2 bath greatroom style home with enclosed lanai & patio plus carport & large storage shed. Cathedral ceilings & lots of Florida sunshine. Two spacious bedrooms with good size bathrooms & storage space. Inside laundry. Kitchen is large with plenty of storage. This home feels much larger than its stated size. Enjoy breakfast on the lanai overlooking the canal. This home is being sold Turnkey with a few furniture exceptions & personal items. Then at the end of the day a glass of wine watching the fish jump in your canal. And if you're boat shopping, you need to know the nearly new boat is also available. Newer 15 ft center counsel Boston Whaler Bowrider with 60 hp & less than 200 hours, the seller is asking $18,000 separate from the sale of the home. Composite wrap around dock with 12k boat lift. Hurricane shutters. Davits do not convey.

16. 2015-10-29
    status Pending 1177-char remark

    Show marketing remark (1177 chars)

    Serious boater dock here! Just a canal away from the GREAT fishing of Pine Island Sound & the Gulf of Mexico! Minutes to famous Redfish Pass! This Gulf Access manufactured home with dock and boat lift is located in Cherry Estates in St. James City, FL. This is a well maintained 2 bedroom 2 bath greatroom style home with enclosed lanai & patio plus carport & large storage shed. Cathedral ceilings & lots of Florida sunshine. Two spacious bedrooms with good size bathrooms & storage space. Inside laundry. Kitchen is large with plenty of storage. This home feels much larger than its stated size. Enjoy breakfast on the lanai overlooking the canal. This home is being sold Turnkey with a few furniture exceptions & personal items. Then at the end of the day a glass of wine watching the fish jump in your canal. And if you're boat shopping, you need to know the nearly new boat is also available. Newer 15 ft center counsel Boston Whaler Bowrider with 60 hp & less than 200 hours, the seller is asking $18,000 separate from the sale of the home. Composite wrap around dock with 12k boat lift. Hurricane shutters. Davits do not convey.

17. 2015-07-29
    listed $232,000 Active 1177-char remark

    Show marketing remark (1177 chars)

    Serious boater dock here! Just a canal away from the GREAT fishing of Pine Island Sound & the Gulf of Mexico! Minutes to famous Redfish Pass! This Gulf Access manufactured home with dock and boat lift is located in Cherry Estates in St. James City, FL. This is a well maintained 2 bedroom 2 bath greatroom style home with enclosed lanai & patio plus carport & large storage shed. Cathedral ceilings & lots of Florida sunshine. Two spacious bedrooms with good size bathrooms & storage space. Inside laundry. Kitchen is large with plenty of storage. This home feels much larger than its stated size. Enjoy breakfast on the lanai overlooking the canal. This home is being sold Turnkey with a few furniture exceptions & personal items. Then at the end of the day a glass of wine watching the fish jump in your canal. And if you're boat shopping, you need to know the nearly new boat is also available. Newer 15 ft center counsel Boston Whaler Bowrider with 60 hp & less than 200 hours, the seller is asking $18,000 separate from the sale of the home. Composite wrap around dock with 12k boat lift. Hurricane shutters. Davits do not convey.

18. 2015-03-22
    historical
19. 2015-02-10
    price $234,000
20. 2015-01-07
    listed $239,900 Active
21. 2014-09-22
    listed $239,900
22. 2014-09-22
    historical
23. 2014-08-08
    historical
24. 2014-02-08
    listed $239,900

ⓘ 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: $3,085 · $257/mo
• Projected year-2 tax: $3,085 · $257/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,130
• − Mortgage interest: −$18,989
• − Property taxes: −$3,085
• − Insurance: −$6,814
• − Repairs & maintenance: −$3,690
• − Management: −$3,690
• − Depreciation: −$9,862
• Taxable loss: −$0
• Est. tax savings @ 24.0%: +$0
• After-tax cash flow: $5,211/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: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — St. James City

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. James City, FL
• Population (ZIP): 3,846

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Pacific Islander 2% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Slovak 4% Iranian 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% German/W. Germanic 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.47%
• Current HPI: 300.1416
• Rent YoY: —
• Metro: —
• 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

+45.5% since first listed

12 events — show timeline

• 2026-04-28 Listed $349,000 FORTMLS
• 2015-11-18 Sold (Public Records) $232,000 Public Records
• 2015-11-17 Sold (MLS) $232,000 FORTMLS
• 2015-10-29 Pending — FORTMLS
• 2015-07-29 Listed $232,000 FORTMLS
• 2015-03-22 Listing Removed — FORTMLS
• 2015-02-10 Price Changed $234,000 FORTMLS
• 2015-01-07 Listed $239,900 FORTMLS
• 2014-09-22 Listing Removed — FORTMLS
• 2014-09-22 Listed $239,900 FORTMLS
• 2014-08-08 Listing Removed — FORTMLS
• 2014-02-08 Listed $239,900 FORTMLS

Property tax history

+1.7%/yr

Latest (2025): $3,085 · -1.8% YoY. Source: county tax records.