2560 Baybreeze St · St. James City, FL 33956

$419,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 425 Days on market

Built 2025 10,106 sqft lot

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Why this score? — see what drove the C 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

Remodel permit approved, all fees PAID. All a new owner needs to complete is an owner/builder affidavit with the building department or have your contractor provide their contractor information to the County. Pool permit in hand with Design Concepts! Took over a year to get the remodel permit. House is ready for complete transformation. Existing home requires remodel per building plan. The planned addition is to be built ON TOP of the existing concrete block walls. No expensive lifting of the house required. House is totally gutted and concrete cut and hammered out for new thickened footings. All that is left to do is remove the trusses and roof. Two existing boat lifts, one is 10,000 lb the other is 20,000 lb. Beautiful open floor plan with all vaulted ceilings. Modern design with old Florida appeal. 2,075 sq ft of finished space, two car garage and roughly 1,215 sq ft of flex space on lower level. Seller got tired of waiting for the permit and bought another one in the neighborhood. Pool design does not encroach under the house as shown in the renderings. A short 10 minute boat ride to open water via Philips canal. Situated in the heart of a golf cart-friendly community, this home offers easy access to nearby amenities, including a general store, local fish market, Galt Preserve, and St. Jude Nature Trail—all within golf cart distance in St. James City. The island is also home to several preserves, including the Calusa Heritage Trail and the Pine Island Sound Aquatic Preserve, perfect for nature enthusiasts. St. James City is alive with community spirit, featuring the Civic Association Park, which hosts a variety of events, including free afternoon concerts. There is no shortage of things to keep you occupied, with 18 miles of biking/walking paths, tennis and pickleball courts, heated community pool, and playground. Plus, you’ll find weekly live entertainment at several spots across the island, and fun tiki restaurants, creating an inviting and vibrant atmosphere. Short boating adventures out to Sanibel, Captiva, or Fort Myers Beach. Come experience the laid back island lifestyle you’ve been looking for!

Key facts

• Planned addition
• Pool permit in hand
• 0.23 acre lot

Tags

• REMODEL PERMIT APPROVED
• POOL PERMIT IN HAND
• PLANNED ADDITION
• TWO EXISTING BOAT LIFTS
• GOLF CART FRIENDLY COMMUNITY
• EASY ACCESS TO AMENITIES

Property features AI

Finance

• Other: Zoned RS-1; Lot is level, paved and in county with public maintained road access (lot ~0.23 acres; dimensions 81 x 125)
• Financial info: No lease restrictions reported
• HOA & community: No HOA/association reported; Pets allowed

Exterior

• Parking: Driveway; Ground-level attached garage; 2-car garage; Garage door opener
• Security: No specific security systems listed
• Utilities: Public water; Private sewer; Broadband/high-speed internet available; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; Pre-construction (projected completion April 18, 2025); Two stories; Faces west; On waterfront (81 feet canal frontage) — canal view and saltwater access
• Construction: Block, concrete and stucco construction; Other construction materials; Metal and tile roof options; Slab foundation; Building area reported (owner): 4,556 sq ft; living area reported (owner): 2,075 sq ft
• Exterior features: Covered patio/porch; Deck; Front porch; Patio; Awnings; French doors; Exterior lighting; Private mailbox; Sliding doors; Private heated in-ground gunite pool with lighting (33 x 8); Seawall (concrete); Boat lift; No fixed bridges (can access saltwater canal)

Interior

• Kitchen: Eat-in kitchen (appliances not specified)
• Bedrooms: 2 bedrooms
• Flooring: Other flooring (not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Mini-split cooling units
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Split bedroom layout; Walk-in closets; Den/Library/Office; Storage room(s)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $419k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $419k).
• Recommended offer: $369k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 C — 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; 3 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 $3k of loan paydown is wiped out by about $13k 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 425 days — a 12% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $340k; 23% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $368,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 425 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.85%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $249,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2320 Oleander St	0.43mi	2/1.0	1,007 (+12%)	3mo	$279,000	$277	58

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-39,762
• Equity at exit: $62,474

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $2,093
• Equity at exit: $36,227

Cash invested: $117,320 (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: 7.9×

Monthly cashflow live

• Estimated rent: $4,446 medium
• Mortgage (P&I): −$2,197
• Tax from tax record: −$275 /mo · $3,299/yr
• Insurance: −$175
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$934
• Net cashflow: $439

Break-even live

Break-even rent $3,890

Max offer price $419,000

Occupancy floor 85%

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2744 Sanderling Ct Saint James City, FL	2.0	1.0	841	$5,300	$6.30	23d	1	0.17mi
3864 Royal Palm Dr Saint James City, FL	2.0	1.0	960	$1,650	$1.72	23d	1	0.77mi
3103 Harpoon Ln Saint James City, FL	2.0	2.0	1094	$3,000	$2.74	23d	1	0.88mi

Listing history 34 events

1. 2026-06-17
   days on market $419,000 Active 425 DOM
2. 2026-06-16
   days on market $419,000 Active 424 DOM
3. 2026-06-16
   days on market $419,000 Active 423 DOM
4. 2026-06-13
   days on market $419,000 Active 421 DOM
5. 2026-06-09
   days on market $419,000 Active 417 DOM
6. 2026-06-07
   days on market $419,000 Active 415 DOM
7. 2026-06-02
   days on market $419,000 Active 410 DOM
8. 2026-06-01
   days on market $419,000 Active 409 DOM
9. 2026-06-01
   days on market $419,000 Active 408 DOM
10. 2025-04-18
    listed $419,000 Active 2161-char remark

    Show marketing remark (1921 chars)

    Pre-construction opportunity. To be built. Sale is for the lot with an existing structure, approved remodel permit with all fees PAID, and pool permit in hand with Design Concepts. Buyer need only submit an owner/builder affidavit with the building department or have their contractor provide required contractor information to the County. All remaining construction and development costs are the Buyer’s responsibility. The remodel permit took over a year to obtain, and the home is fully prepared for transformation. The existing structure requires remodel per the approved building plans, with the planned addition built on top of the existing concrete block walls—no costly house lifting required. The home has been completely gutted, concrete has been cut and hammered for new thickened footings, and all that remains is removal of the trusses and roof. Property includes two existing boat lifts (10,000 lb and 20,000 lb). The approved design features a beautiful open floor plan with vaulted ceilings, blending modern style with classic Old Florida appeal. Planned improvements include 2,075 sq ft of finished living space, a two-car garage, and approximately 1,215 sq ft of flex space on the lower level. Pool design does not encroach beneath the home, as shown in renderings. Enjoy a 10-minute boat ride to open water via the Philips Canal, with easy access to Sanibel, Captiva, and Fort Myers Beach. Located in the heart of golf cart–friendly St. James City, close to the general store, fish market, Galt Preserve, St. Jude Nature Trail, Calusa Heritage Trail, and Pine Island Sound Aquatic Preserve. Community amenities include Civic Association Park events, free concerts, biking and walking paths, tennis and pickleball courts, a heated community pool, playground, tiki restaurants, and weekly live entertainment. Come experience the laid-back island lifestyle you’ve been looking for.

11. 2025-04-18
    listed $419,000 Active

    Show marketing remark (1921 chars)

    Pre-construction opportunity. To be built. Sale is for the lot with an existing structure, approved remodel permit with all fees PAID, and pool permit in hand with Design Concepts. Buyer need only submit an owner/builder affidavit with the building department or have their contractor provide required contractor information to the County. All remaining construction and development costs are the Buyer’s responsibility. The remodel permit took over a year to obtain, and the home is fully prepared for transformation. The existing structure requires remodel per the approved building plans, with the planned addition built on top of the existing concrete block walls—no costly house lifting required. The home has been completely gutted, concrete has been cut and hammered for new thickened footings, and all that remains is removal of the trusses and roof. Property includes two existing boat lifts (10,000 lb and 20,000 lb). The approved design features a beautiful open floor plan with vaulted ceilings, blending modern style with classic Old Florida appeal. Planned improvements include 2,075 sq ft of finished living space, a two-car garage, and approximately 1,215 sq ft of flex space on the lower level. Pool design does not encroach beneath the home, as shown in renderings. Enjoy a 10-minute boat ride to open water via the Philips Canal, with easy access to Sanibel, Captiva, and Fort Myers Beach. Located in the heart of golf cart–friendly St. James City, close to the general store, fish market, Galt Preserve, St. Jude Nature Trail, Calusa Heritage Trail, and Pine Island Sound Aquatic Preserve. Community amenities include Civic Association Park events, free concerts, biking and walking paths, tennis and pickleball courts, a heated community pool, playground, tiki restaurants, and weekly live entertainment. Come experience the laid-back island lifestyle you’ve been looking for.

12. 2025-04-18
    listed $419,000 Active 1921-char remark

    Show marketing remark (1921 chars)

    Pre-construction opportunity. To be built. Sale is for the lot with an existing structure, approved remodel permit with all fees PAID, and pool permit in hand with Design Concepts. Buyer need only submit an owner/builder affidavit with the building department or have their contractor provide required contractor information to the County. All remaining construction and development costs are the Buyer’s responsibility. The remodel permit took over a year to obtain, and the home is fully prepared for transformation. The existing structure requires remodel per the approved building plans, with the planned addition built on top of the existing concrete block walls—no costly house lifting required. The home has been completely gutted, concrete has been cut and hammered for new thickened footings, and all that remains is removal of the trusses and roof. Property includes two existing boat lifts (10,000 lb and 20,000 lb). The approved design features a beautiful open floor plan with vaulted ceilings, blending modern style with classic Old Florida appeal. Planned improvements include 2,075 sq ft of finished living space, a two-car garage, and approximately 1,215 sq ft of flex space on the lower level. Pool design does not encroach beneath the home, as shown in renderings. Enjoy a 10-minute boat ride to open water via the Philips Canal, with easy access to Sanibel, Captiva, and Fort Myers Beach. Located in the heart of golf cart–friendly St. James City, close to the general store, fish market, Galt Preserve, St. Jude Nature Trail, Calusa Heritage Trail, and Pine Island Sound Aquatic Preserve. Community amenities include Civic Association Park events, free concerts, biking and walking paths, tennis and pickleball courts, a heated community pool, playground, tiki restaurants, and weekly live entertainment. Come experience the laid-back island lifestyle you’ve been looking for.

13. 2023-06-13
    soldstatus $340,000
14. 2023-06-12
    soldstatus $338,000 Closed
15. 2023-04-13
    status Pending
16. 2023-04-13
    status Active
17. 2023-04-12
    price $349,000
18. 2022-10-05
    historical
19. 2022-08-29
    price $585,000
20. 2022-08-12
    listed $599,900 Active
21. 2016-07-20
    price $267,000
22. 2016-07-18
    soldstatus $267,000
23. 2016-07-15
    soldstatus $267,000 Sold
24. 2016-07-15
    price $269,000
25. 2016-06-03
    status Pending
26. 2016-04-27
    price $269,000
27. 2016-03-05
    listed $290,000 Active
28. 2012-04-04
    soldstatus $175,000
29. 2012-03-30
    soldstatus $175,000
30. 2012-03-12
    price $199,500
31. 2002-09-06
    soldstatus $223,000
32. 2002-08-28
    soldstatus $223,000
33. 2002-07-08
    price $229,900
34. 1976-10-01
    soldstatus $20,000

ⓘ 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: $3,299 · $275/mo
• Projected year-2 tax: $3,478 · $290/mo
• Expected delta: +$178/yr (+$15/mo · 5.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $53,352
• − Mortgage interest: −$23,471
• − Property taxes: −$3,299
• − Insurance: −$7,214
• − Repairs & maintenance: −$4,268
• − Management: −$4,268
• − Depreciation: −$12,189
• Taxable loss: −$1,357
• Est. tax savings @ 24.0%: +$326
• After-tax cash flow: $5,593/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

+1995.0% since first listed

25 events — show timeline

• 2025-04-18 Listed $419,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-18 Listed $419,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-18 Listed $419,000 FORTMLS
• 2023-06-13 Sold (Public Records) $340,000 Public Records
• 2023-06-12 Sold (MLS) $338,000 FORTMLS
• 2023-04-13 Pending — FORTMLS
• 2023-04-13 Relisted — FORTMLS
• 2023-04-12 Price Changed $349,000 FORTMLS
• 2022-10-05 Listing Removed — FORTMLS
• 2022-08-29 Price Changed $585,000 FORTMLS
• 2022-08-12 Listed $599,900 FORTMLS
• 2016-07-20 Price Changed $267,000 FORTMLS
• 2016-07-18 Sold (Public Records) $267,000 Public Records
• 2016-07-15 Price Changed $269,000 FORTMLS
• 2016-07-15 Sold (MLS) $267,000 FORTMLS
• 2016-06-03 Pending — FORTMLS
• 2016-04-27 Price Changed $269,000 FORTMLS
• 2016-03-05 Listed $290,000 FORTMLS
• 2012-04-04 Sold (Public Records) $175,000 Public Records
• 2012-03-30 Sold (MLS) $175,000 FORTMLS
• 2012-03-12 Price Changed $199,500 FORTMLS
• 2002-09-06 Sold (Public Records) $223,000 Public Records
• 2002-08-28 Sold (MLS) $223,000 FORTMLS
• 2002-07-08 Price Changed $229,900 FORTMLS
• 1976-10-01 Sold (Public Records) $20,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $3,299 · +4.6% YoY. Source: county tax records.