2430 Orange St · St. James City, FL 33956

$274,900

2 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 9 Days on market

Built 1985 4,486 sqft lot Est $361k · 24% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Newly renovated home in the heart of St James City. Take your golf cart to all the activities, restaurants, and bars that St James City has to offer. This home has a new metal roof, new air conditioning and ductwork, new appliances, windows, water heater, LED lighting, gutters, bathroom vanities and fixtures, new fans with LED lights, new granite in kitchen, new doors and hardware, and new landscaping and curbing. Newly painted. There won't be anything to do to this home except decorate it how you like.

Key facts

• Spacious great room
• Vaulted ceiling
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• UPDATED BATHROOMS
• NEW FLOORING
• SPACIOUS GREAT ROOM
• VAULTED CEILING
• PRIVATE ENSUITE BATHROOM

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee reported

Exterior

• Parking: Public maintained road access
• Security: Key card entry
• Utilities: Public water; Septic tank sewer; Cable available; High-speed internet available; Municipal irrigation source
• Home design: Two-story home; Resale property; Faces west; Zoned RS-1
• Construction: Wood frame with wood siding; Metal roof
• Exterior features: Open patio and porch; Patio; Porch; Rectangular lot; East exposure

Interior

• Kitchen: Range; Refrigerator; Freezer; Pantry
• Bedrooms: Primary bedroom on upper level; At least one bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms; Separate shower (no tub in at least one bathroom)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Cathedral and vaulted ceilings; Living/dining room; Pantry; Sitting area in primary bedroom; Separate shower (shower only); Upper-level primary bedroom; Split-bedroom layout; Window coverings / window treatments; Double-hung windows
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $275k).
• Cap rate 16.0% 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 $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $74k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.80% ✓
• Cap rate: 16.00%
• Cash-on-cash: 34.67%
• DSCR: 2.54
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $360,864
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2320 Oleander St	0.12mi	2/1.0	1,007 (-0%)	3mo	$279,000	$277	87
3289 8th Ave	0.35mi	2/2.0	1,049 (+4%)	15mo	$305,000	$291	64
2411 Oleander St	0.07mi	2/1.0	1,117 (+11%)	22mo	$475,000	$425	56
2472 York Rd	0.41mi	2/1.5	1,104 (+10%)	12mo	$395,000	$358	53

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: 22.2%
• Equity multiple: 1.91×
• Total profit: $70,115
• Equity at exit: $40,988

10-year hold

• IRR: 30.3%
• Equity multiple: 3.72×
• Total profit: $209,271
• Equity at exit: $23,768

Cash invested: $76,972 (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: 4.6×

Monthly cashflow live

• Estimated rent: $4,950 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$131 /mo · $1,573/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,040
• Net cashflow: $1,797

Break-even live

Break-even rent $2,676

Max offer price $274,900

Occupancy floor 59%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3811 Emerald Ave Saint James City, FL	3.0	2.5	1500	$5,500	$3.67	23d	1	0.39mi
2744 Sanderling Ct Saint James City, FL	2.0	1.0	841	$5,300	$6.30	23d	1	0.44mi
3864 Royal Palm Dr Saint James City, FL	2.0	1.0	960	$1,650	$1.72	23d	1	0.52mi
2951 York Rd Saint James City, FL	2.0	2.0	1444	$5,500	$3.81	23d	1	0.55mi
3103 Harpoon Ln Saint James City, FL	2.0	2.0	1094	$3,000	$2.74	23d	1	0.78mi

Listing history 19 events

1. 2026-06-18
   days on market $274,900 Active 9 DOM
2. 2026-06-17
   days on market $274,900 Active 8 DOM
3. 2026-06-16
   days on market $274,900 Active 7 DOM
4. 2026-06-15
   days on market $274,900 Active 6 DOM
5. 2026-06-13
   days on market $274,900 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   pricedays on marketlisting id $274,900 Active 1 DOM
8. 2026-03-15
   price $299,000
9. 2026-02-06
   price $334,000
10. 2025-11-27
    listed $349,000 Active
11. 2022-03-15
    soldstatus $305,000 Closed 508-char remark

    Show marketing remark (508 chars)

    Newly renovated home in the heart of St James City. Take your golf cart to all the activities, restaurants, and bars that St James City has to offer. This home has a new metal roof, new air conditioning and ductwork, new appliances, windows, water heater, LED lighting, gutters, bathroom vanities and fixtures, new fans with LED lights, new granite in kitchen, new doors and hardware, and new landscaping and curbing. Newly painted. There won't be anything to do to this home except decorate it how you like.

12. 2022-03-15
    soldstatus $305,000

    Show marketing remark (508 chars)

    Newly renovated home in the heart of St James City. Take your golf cart to all the activities, restaurants, and bars that St James City has to offer. This home has a new metal roof, new air conditioning and ductwork, new appliances, windows, water heater, LED lighting, gutters, bathroom vanities and fixtures, new fans with LED lights, new granite in kitchen, new doors and hardware, and new landscaping and curbing. Newly painted. There won't be anything to do to this home except decorate it how you like.

13. 2022-02-03
    price $2,230
14. 2022-01-30
    status Pending 508-char remark

    Show marketing remark (508 chars)

    Newly renovated home in the heart of St James City. Take your golf cart to all the activities, restaurants, and bars that St James City has to offer. This home has a new metal roof, new air conditioning and ductwork, new appliances, windows, water heater, LED lighting, gutters, bathroom vanities and fixtures, new fans with LED lights, new granite in kitchen, new doors and hardware, and new landscaping and curbing. Newly painted. There won't be anything to do to this home except decorate it how you like.

15. 2022-01-24
    price $299,000 508-char remark

    Show marketing remark (508 chars)

    Newly renovated home in the heart of St James City. Take your golf cart to all the activities, restaurants, and bars that St James City has to offer. This home has a new metal roof, new air conditioning and ductwork, new appliances, windows, water heater, LED lighting, gutters, bathroom vanities and fixtures, new fans with LED lights, new granite in kitchen, new doors and hardware, and new landscaping and curbing. Newly painted. There won't be anything to do to this home except decorate it how you like.

16. 2021-10-22
    price $319,000 508-char remark

    Show marketing remark (508 chars)

    Newly renovated home in the heart of St James City. Take your golf cart to all the activities, restaurants, and bars that St James City has to offer. This home has a new metal roof, new air conditioning and ductwork, new appliances, windows, water heater, LED lighting, gutters, bathroom vanities and fixtures, new fans with LED lights, new granite in kitchen, new doors and hardware, and new landscaping and curbing. Newly painted. There won't be anything to do to this home except decorate it how you like.

17. 2021-08-27
    listed $329,000 Active 508-char remark

    Show marketing remark (508 chars)

    Newly renovated home in the heart of St James City. Take your golf cart to all the activities, restaurants, and bars that St James City has to offer. This home has a new metal roof, new air conditioning and ductwork, new appliances, windows, water heater, LED lighting, gutters, bathroom vanities and fixtures, new fans with LED lights, new granite in kitchen, new doors and hardware, and new landscaping and curbing. Newly painted. There won't be anything to do to this home except decorate it how you like.

18. 1985-02-01
    soldstatus $29,000
19. 1982-03-01
    soldstatus $7,500

ⓘ 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: $1,573 · $131/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$709/yr (+$59/mo · 45.1%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $59,404
• − Mortgage interest: −$15,399
• − Property taxes: −$1,573
• − Insurance: −$6,493
• − Repairs & maintenance: −$4,752
• − Management: −$4,752
• − Depreciation: −$7,997
• Taxable income: $18,438
• Est. tax owed @ 24.0%: −$4,425
• After-tax cash flow: $17,139/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

+3886.7% since first listed

12 events — show timeline

• 2026-03-15 Price Changed $299,000 FORTMLS
• 2026-02-06 Price Changed $334,000 FORTMLS
• 2025-11-27 Listed $349,000 FORTMLS
• 2022-03-15 Sold (Public Records) $305,000 Public Records
• 2022-03-15 Sold (MLS) $305,000 FORTMLS
• 2022-02-03 Price Changed $2,230 RENT.
• 2022-01-30 Pending — FORTMLS
• 2022-01-24 Price Changed $299,000 FORTMLS
• 2021-10-22 Price Changed $319,000 FORTMLS
• 2021-08-27 Listed $329,000 FORTMLS
• 1985-02-01 Sold (Public Records) $29,000 Public Records
• 1982-03-01 Sold (Public Records) $7,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,573 · -45.0% YoY. Source: county tax records.