3524 5th Ave · St. James City, FL 33956

$475,000

3 bd · 2.0 ba · 1,518 sqft · SingleFamily public records · 158 Days on market

Built 2024 5,488 sqft lot Est $683k · 30% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 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

Here’s a dreamy cottage encircled in palms like a private paradise. This island home has been artfully designed to maximize space, light and comfort. Stylish fixtures, custom built-in storage, gorgeous red birch floors, zebra wood kitchen cabinets, all cared for and in peak condition. Here's somewhere that has always been owner occupied, never rented- a home that's been looked after. Redone and fully brought up to code in 2007, from the studs down to the floors. Not to take away from the interior, but outside WOW! Did you see the SIZE of this yard? So much space for your outdoor toys! Bring your RVs, your boats, and take in a quiet neighborhood near social amenities like restaurants, marinas and shops. There is also a secondary building with 170 sq ft of space with power, water and a deck. Both buildings are concrete siding/hardiboard. This SWFL island has lots to offer. A safe, low key, tropical island 3 miles to Sanibel beaches by boat - bike path to the community pool - golf - many nature preserves to explore - and a fine breeze. Don't miss your opportunity to make this exceptional property your own!

Key facts

• Split-bedroom layout
• Stylish kitchen
• Large island

Tags

• OPEN-CONCEPT FLOOR PLAN
• STYLISH KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• SPLIT-BEDROOM LAYOUT
• GENEROUSLY SIZED BEDROOMS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee; Community offers boat facilities

Exterior

• Parking: Attached garage; 2 covered garage spaces; Driveway parking; Underground access noted; Unpaved areas
• Utilities: Public water; Septic tank sewage; Cable not available
• Home design: Single-story; Entry level: 1; South-facing; Resale property
• Construction: Modular/prefab construction; Vinyl siding; Wood frame; Metal roof; Pillar/post/pier raised foundation; Built as a resale (existing structure)
• Exterior features: Open porch; Outdoor shower; Above-ground spa with electric heat; North exposure; Rectangular lot; Publicly maintained road (unimproved surface)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen island; Pantry
• Bedrooms: Split bedrooms (room level not specified)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Shower-only configuration
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; Dual sinks; Kitchen island; Combined living/dining area; Pantry; Split bedroom layout; Shower-only bathrooms; Separate shower; Furnished
• Laundry & utility: Washer; Dryer; Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $475k).
• Recommended offer: $418k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 4 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 $14k 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 158 days — a 12% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $280k; list at $475k implies a 70% gain — meaningful room to come down on a strong offer.

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 $418,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $683,100
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3610 Outrigger Ln	0.10mi	3/2.0	1,589 (+5%)	14mo	$695,000	$437	76
2443 Carambola Ln	0.52mi	3/2.0	1,627 (+7%)	2mo	$849,000	$522	62
3459 1st Ave	0.42mi	3/2.0	1,702 (+12%)	10mo	$962,000	$565	52
2288 Sycamore St	0.53mi	2/2.0 (-1)	1,371 (-10%)	4mo	$540,000	$394	51
3067 Trawler Ln	0.72mi	3/2.0	1,389 (-8%)	3mo	$625,000	$450	50
2371 Baybreeze St	0.40mi	3/2.0	1,327 (-13%)	23mo	$307,500	$232	41
3177 Vacation Ln	0.49mi	2/3.0 (-1)	1,344 (-12%)	13mo	$1,040,000	$774	39

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-55,798
• Equity at exit: $70,824

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-20,488
• Equity at exit: $41,069

Cash invested: $133,000 (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 33956

• Home prices YoY: -16.3%
• Active inventory: 287
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $5,036 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$535 /mo · $6,422/yr
• Insurance: −$198
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,058
• Net cashflow: $328

Break-even live

Break-even rent $4,621

Max offer price $475,000

Occupancy floor 88%

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.37mi
2951 York Rd Saint James City, FL	2.0	2.0	1444	$5,500	$3.81	23d	1	0.47mi
3103 Harpoon Ln Saint James City, FL	2.0	2.0	1094	$3,000	$2.74	23d	1	0.68mi
4011 Galt Island Ave Saint James City, FL	3.0	2.0	1836	$5,000	$2.72	23d	1	0.86mi

Listing history 21 events

1. 2026-06-17
   days on market $475,000 Active 158 DOM
2. 2026-06-16
   days on market $475,000 Active 157 DOM
3. 2026-06-15
   days on market $475,000 Active 156 DOM
4. 2026-06-13
   days on market $475,000 Active 154 DOM
5. 2026-06-10
   days on market $475,000 Active 151 DOM
6. 2026-06-09
   days on market $475,000 Active 150 DOM
7. 2026-06-07
   days on market $475,000 Active 148 DOM
8. 2026-06-02
   days on market $475,000 Active 143 DOM
9. 2026-06-01
   days on market $475,000 Active 142 DOM
10. 2026-06-01
    days on market $475,000 Active 141 DOM
11. 2026-02-07
    price $475,000
12. 2026-01-12
    historical $4,000
13. 2026-01-10
    listed $499,900 Active
14. 2025-12-17
    price $4,000
15. 2025-11-18
    listed $4,500
16. 2022-09-13
    soldstatus $280,000
17. 2022-09-12
    soldstatus $280,000 Closed 1126-char remark

    Show marketing remark (1126 chars)

    Here’s a dreamy cottage encircled in palms like a private paradise. This island home has been artfully designed to maximize space, light and comfort. Stylish fixtures, custom built-in storage, gorgeous red birch floors, zebra wood kitchen cabinets, all cared for and in peak condition. Here's somewhere that has always been owner occupied, never rented- a home that's been looked after. Redone and fully brought up to code in 2007, from the studs down to the floors. Not to take away from the interior, but outside WOW! Did you see the SIZE of this yard? So much space for your outdoor toys! Bring your RVs, your boats, and take in a quiet neighborhood near social amenities like restaurants, marinas and shops. There is also a secondary building with 170 sq ft of space with power, water and a deck. Both buildings are concrete siding/hardiboard. This SWFL island has lots to offer. A safe, low key, tropical island 3 miles to Sanibel beaches by boat - bike path to the community pool - golf - many nature preserves to explore - and a fine breeze. Don't miss your opportunity to make this exceptional property your own!

18. 2022-08-09
    status Pending 1126-char remark

    Show marketing remark (1126 chars)

    Here’s a dreamy cottage encircled in palms like a private paradise. This island home has been artfully designed to maximize space, light and comfort. Stylish fixtures, custom built-in storage, gorgeous red birch floors, zebra wood kitchen cabinets, all cared for and in peak condition. Here's somewhere that has always been owner occupied, never rented- a home that's been looked after. Redone and fully brought up to code in 2007, from the studs down to the floors. Not to take away from the interior, but outside WOW! Did you see the SIZE of this yard? So much space for your outdoor toys! Bring your RVs, your boats, and take in a quiet neighborhood near social amenities like restaurants, marinas and shops. There is also a secondary building with 170 sq ft of space with power, water and a deck. Both buildings are concrete siding/hardiboard. This SWFL island has lots to offer. A safe, low key, tropical island 3 miles to Sanibel beaches by boat - bike path to the community pool - golf - many nature preserves to explore - and a fine breeze. Don't miss your opportunity to make this exceptional property your own!

19. 2022-08-02
    price $286,000 1126-char remark

    Show marketing remark (1126 chars)

    Here’s a dreamy cottage encircled in palms like a private paradise. This island home has been artfully designed to maximize space, light and comfort. Stylish fixtures, custom built-in storage, gorgeous red birch floors, zebra wood kitchen cabinets, all cared for and in peak condition. Here's somewhere that has always been owner occupied, never rented- a home that's been looked after. Redone and fully brought up to code in 2007, from the studs down to the floors. Not to take away from the interior, but outside WOW! Did you see the SIZE of this yard? So much space for your outdoor toys! Bring your RVs, your boats, and take in a quiet neighborhood near social amenities like restaurants, marinas and shops. There is also a secondary building with 170 sq ft of space with power, water and a deck. Both buildings are concrete siding/hardiboard. This SWFL island has lots to offer. A safe, low key, tropical island 3 miles to Sanibel beaches by boat - bike path to the community pool - golf - many nature preserves to explore - and a fine breeze. Don't miss your opportunity to make this exceptional property your own!

20. 2022-06-11
    listed $294,000 Active 1126-char remark

    Show marketing remark (1126 chars)

    Here’s a dreamy cottage encircled in palms like a private paradise. This island home has been artfully designed to maximize space, light and comfort. Stylish fixtures, custom built-in storage, gorgeous red birch floors, zebra wood kitchen cabinets, all cared for and in peak condition. Here's somewhere that has always been owner occupied, never rented- a home that's been looked after. Redone and fully brought up to code in 2007, from the studs down to the floors. Not to take away from the interior, but outside WOW! Did you see the SIZE of this yard? So much space for your outdoor toys! Bring your RVs, your boats, and take in a quiet neighborhood near social amenities like restaurants, marinas and shops. There is also a secondary building with 170 sq ft of space with power, water and a deck. Both buildings are concrete siding/hardiboard. This SWFL island has lots to offer. A safe, low key, tropical island 3 miles to Sanibel beaches by boat - bike path to the community pool - golf - many nature preserves to explore - and a fine breeze. Don't miss your opportunity to make this exceptional property your own!

21. 1983-04-01
    soldstatus $15,000

ⓘ 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: $6,422 · $535/mo
• Projected year-2 tax: $6,422 · $535/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 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 · 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: $60,429
• − Mortgage interest: −$26,607
• − Property taxes: −$6,422
• − Insurance: −$7,494
• − Repairs & maintenance: −$4,834
• − Management: −$4,834
• − Depreciation: −$13,818
• Taxable loss: −$3,581
• Est. tax savings @ 24.0%: +$859
• After-tax cash flow: $4,791/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

+3066.7% since first listed

11 events — show timeline

• 2026-02-07 Price Changed $475,000 FORTMLS
• 2026-01-12 Rental Removed $4,000 NAPLESMLS
• 2026-01-10 Listed $499,900 FORTMLS
• 2025-12-17 Price Changed $4,000 NAPLESMLS
• 2025-11-18 Listed for Rent $4,500 NAPLESMLS
• 2022-09-13 Sold (Public Records) $280,000 Public Records
• 2022-09-12 Sold (MLS) $280,000 FORTMLS
• 2022-08-09 Pending — FORTMLS
• 2022-08-02 Price Changed $286,000 FORTMLS
• 2022-06-11 Listed $294,000 FORTMLS
• 1983-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

+23.8%/yr

Latest (2025): $6,422 · +985.4% YoY. Source: county tax records.