3680 Gasparilla St · St. James City, FL 33956

$259,500

3 bd · 2.0 ba · 1,441 sqft · SingleFamily public records · 33 Days on market

Built 1983 0.31 ac lot Est $488k · 47% under

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.8/10.0
• 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

Fully Renovated Home in the Heart of St. James City – Embrace the Island Lifestyle Welcome to 3680 Gasparilla Drive, where life slows down and the island lifestyle takes over. Located in the laid-back community of St. James City, this fully renovated 3 bedroom, 2 bathroom home offers the perfect opportunity to enjoy everything Southwest Florida living is known for—boating, fishing, waterfront dining, and endless sunshine. This home has been extensively updated with a new roof (2023) and 2024 improvements, including A/C, flooring, remodeled kitchen and bathrooms, new appliances, and fresh exterior paint—giving buyers peace of mind and a move-in ready experience. Inside,

Key facts

• Modernized kitchen
• Updated finishes
• Fully renovated home

Tags

• FULLY RENOVATED HOME
• UPDATED FINISHES
• MODERNIZED KITCHEN
• RENOVATED BATHROOMS
• OVERSIZED LOT
• PRIVATE OUTDOOR RETREAT

Property features AI

Finance

• Other: Zoning: RS-1
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage with garage door opener (1 covered space, 1 garage space)
• Security: Smoke detector(s)
• Utilities: Cable available; High-speed internet available; Public water (assessment paid); Public sewer (assessment paid)
• Home design: Single-story home; Entry level: 1; Faces south; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Lanai; Porch (screened); Room for pool; Storage; Oversized lot; Public maintained paved road; Lot exposures to the north

Interior

• Kitchen: Dishwasher; Electric cooktop; Range; Microwave; Refrigerator; Freezer
• Bedrooms: Guest quarters
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Open living/dining area; Separate shower (shower only); Walk-in closet(s); Split bedroom floor plan; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $33 ($398/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Zoned schools: Pine Island Elementary School (math 57% / reading 57%, grade C+, #781 of 2,144 statewide, top 38%, 236 students, 45% FRL); Challenger Middle School (math 59% / reading 56%, grade B, #157 of 571 statewide, top 28%, 1,124 students, 50% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: 289 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 18% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,715 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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: 1.08% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $488,499
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3461 Manatee Dr	0.34mi	3/2.0	1,522 (+6%)	3mo	$594,500	$391	72
3471 Papaya St	0.41mi	3/2.0	1,444 (+0%)	11mo	$75,000	$52	71
3471 Manatee Dr	0.31mi	3/2.0	1,532 (+6%)	9mo	$520,000	$339	67
3455 Papaya St	0.41mi	2/1.0 (-1)	1,249 (-13%)	22mo	$112,500	$90	31

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-39,658
• Equity at exit: $38,692

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-30,669
• Equity at exit: $22,437

Cash invested: $72,660 (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: 289
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,806 medium
• Mortgage (P&I): −$1,361
• Tax from tax record: −$288 /mo · $3,457/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $33

Break-even live

Break-even rent $2,764

Max offer price $259,500

Occupancy floor 94%

Sensitivity live

Price	-10% $180	-5% $107	+0% $33	+5% $-40	+10% $-114
Rent	-10% $-189	-5% $-78	+0% $33	+5% $144	+10% $255
Rate	-1.0pp $164	-0.5pp $99	base $33	+0.5pp $-34	+1.0pp $-103

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: $64,875
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5946 Stringfellow Rd Saint James City, FL	2.0	2.0	1249	$2,806	$2.25	15d	1	0.45mi

Listing history 22 events

1. 2026-05-03
   status Pending
2. 2026-04-20
   price $259,500
3. 2026-03-30
   listed $274,500 Active
4. 2025-02-21
   price $299,999
5. 2024-08-01
   historical $2,200
6. 2024-07-10
   price $2,200
7. 2024-07-01
   listed $2,400
8. 2024-06-02
   historical
9. 2024-05-14
   price $315,000
10. 2024-03-05
    price $389,900
11. 2023-12-09
    listed $394,900 Active
12. 2023-07-07
    soldstatus $220,000
13. 2023-07-06
    soldstatus $220,000 Closed
14. 2023-06-22
    status Pending
15. 2023-05-23
    price $249,900
16. 2023-05-21
    listed $24,990 Active
17. 2015-09-25
    price $165,000
18. 2015-09-21
    soldstatus $165,000
19. 2015-09-18
    price $169,900
20. 2015-09-18
    soldstatus $165,000 Sold
21. 2015-08-04
    status Pending
22. 2015-07-29
    listed $169,900 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: $3,457 · $288/mo
• Projected year-2 tax: $3,457 · $288/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 · 26 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: $33,672
• − Mortgage interest: −$14,536
• − Property taxes: −$3,457
• − Insurance: −$6,416
• − Repairs & maintenance: −$2,694
• − Management: −$2,694
• − Depreciation: −$7,549
• Taxable loss: −$3,674
• Est. tax savings @ 24.0%: +$882
• After-tax cash flow: $1,279/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

+52.7% since first listed

22 events — show timeline

• 2026-05-03 Pending — FORTMLS
• 2026-04-20 Price Changed $259,500 FORTMLS
• 2026-03-30 Listed $274,500 FORTMLS
• 2025-02-21 Price Changed $299,999 FORTMLS
• 2024-08-01 Rental Removed $2,200 Avail
• 2024-07-10 Price Changed $2,200 Avail
• 2024-07-01 Listed for Rent $2,400 Avail
• 2024-06-02 Listing Removed — FORTMLS
• 2024-05-14 Price Changed $315,000 FORTMLS
• 2024-03-05 Price Changed $389,900 FORTMLS
• 2023-12-09 Listed $394,900 FORTMLS
• 2023-07-07 Sold (Public Records) $220,000 Public Records
• 2023-07-06 Sold (MLS) $220,000 FORTMLS
• 2023-06-22 Pending — FORTMLS
• 2023-05-23 Price Changed $249,900 FORTMLS
• 2023-05-21 Listed $24,990 FORTMLS
• 2015-09-25 Price Changed $165,000 FORTMLS
• 2015-09-21 Sold (Public Records) $165,000 Public Records
• 2015-09-18 Sold (MLS) $165,000 FORTMLS
• 2015-09-18 Price Changed $169,900 FORTMLS
• 2015-08-04 Pending — FORTMLS
• 2015-07-29 Listed $169,900 FORTMLS

Property tax history

+5.6%/yr

Latest (2025): $3,457 · +6.4% YoY. Source: county tax records.