2355 Banana St · St. James City, FL 33956

$525,000

2 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 196 Days on market

Built 1983 6,621 sqft lot Est $910k · 42% under

---

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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.6/10.0
• 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

Beautiful 2/2 home 1,744 Sq. Ft. with quick direct access to San Carlos Bay & Gulf of Mexico in about 2 minutes. Lot of upgrades to this home new metal roof, floor, kitchen cabinets, screen lanai and has a covered boat lift, walk in closets. The large Florida room with bar has patio doors that open up to new screen lanai for lots of room to entertain. Very clean home ready to move in and enjoy the island life. Just a few minutes to some of SW Florida best fishing or take a trip to Cayo Costa beach and great place to kayak. Close to banks, churches, stores, boat ramps, parks, library and pool.

Key facts

• Boat lift
• Composite dock
• Large family room

Tags

• GULF ACCESS
• LARGE FAMILY ROOM
• BOAT LIFT
• COMPOSITE DOCK
• QUIET DEAD END STREET

Property features AI

Finance

• HOA & community: No association fee; Community features include boat facilities; Non-gated community

Exterior

• Parking: Attached garage; 1 covered garage space; Driveway; Paved parking; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Cable available
• Home design: Single-story; Entry level: 1; Faces east; Resale property
• Construction: Block, concrete and stucco construction; Metal roof
• Exterior features: Patio; Lanai; Porch; Screened patio/porch; Canal access; Seawall; West exposure; Rectangular lot; Paved public road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Kitchen island; Breakfast bar
• Bedrooms: Florida room; Screened porch; Great room
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Family/Dining room; Kitchen island; Combined living/dining room; Separate shower; Shower only; Walk-in closet(s); Window treatments; Jalousie windows; Window coverings; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $66 ($790/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $503k (4.2% below list).
• Recommended offer: $462k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $4k of loan paydown is wiped out by about $16k 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 196 days — a 12% lower offer ($462k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 11y 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.

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 $462,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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: 0.96% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $910,368
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3459 1st Ave	0.31mi	3/2.0 (+1)	1,702 (-2%)	10mo	$962,000	$565	68
2443 Carambola Ln	0.31mi	3/2.0 (+1)	1,627 (-7%)	2mo	$849,000	$522	68
3610 Outrigger Ln	0.36mi	3/2.0 (+1)	1,589 (-9%)	14mo	$695,000	$437	52

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-80,633
• Equity at exit: $78,279

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-63,815
• Equity at exit: $45,392

Cash invested: $147,000 (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: 289
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $5,027 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$507 /mo · $6,085/yr
• Insurance: −$219
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,056
• Net cashflow: $66

Break-even live

Break-even rent $4,944

Max offer price $525,000

Occupancy floor 94%

Sensitivity live

Price	-10% $363	-5% $214	+0% $66	+5% $-83	+10% $-231
Rent	-10% $-331	-5% $-133	+0% $66	+5% $264	+10% $463
Rate	-1.0pp $330	-0.5pp $199	base $66	+0.5pp $-70	+1.0pp $-209

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: $131,250
• Closing costs: $15,750
• 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	25d	1	0.48mi
2951 York Rd Saint James City, FL	2.0	2.0	1444	$5,500	$3.81	25d	1	0.66mi
3103 Harpoon Ln Saint James City, FL	2.0	2.0	1094	$3,000	$2.74	25d	1	0.90mi
4011 Galt Island Ave Saint James City, FL	3.0	2.0	1836	$5,000	$2.72	25d	1	1.09mi

Listing history 44 events

1. 2026-06-22
   days on market $525,000 Active 196 DOM
2. 2026-06-17
   days on market $525,000 Active 192 DOM
3. 2026-06-16
   days on market $525,000 Active 191 DOM
4. 2026-06-15
   days on market $525,000 Active 190 DOM
5. 2026-06-13
   days on market $525,000 Active 188 DOM
6. 2026-06-09
   days on market $525,000 Active 184 DOM
7. 2026-06-07
   days on market $525,000 Active 182 DOM
8. 2026-06-02
   days on market $525,000 Active 177 DOM
9. 2026-06-01
   days on market $525,000 Active 176 DOM
10. 2026-06-01
    days on market $525,000 Active 175 DOM
11. 2026-02-09
    price $525,000
12. 2025-12-07
    listed $550,000 Active
13. 2024-02-01
    historical
14. 2023-10-26
    price $625,000
15. 2023-10-16
    listed $595,500 Active
16. 2021-09-20
    soldstatus $576,000
17. 2021-09-10
    soldstatus $576,000 Closed 605-char remark

    Show marketing remark (605 chars)

    Beautiful 2/2 home 1,744 Sq. Ft. with quick direct access to San Carlos Bay & Gulf of Mexico in about 2 minutes. Lot of upgrades to this home new metal roof, floor, kitchen cabinets, screen lanai and has a covered boat lift, walk in closets. The large Florida room with bar has patio doors that open up to new screen lanai for lots of room to entertain. Very clean home ready to move in and enjoy the island life. Just a few minutes to some of SW Florida best fishing or take a trip to Cayo Costa beach and great place to kayak. Close to banks, churches, stores, boat ramps, parks, library and pool.

18. 2021-09-08
    soldstatus $576,000
19. 2021-09-08
    listed $576,000
20. 2021-08-13
    status Pending 605-char remark

    Show marketing remark (605 chars)

    Beautiful 2/2 home 1,744 Sq. Ft. with quick direct access to San Carlos Bay & Gulf of Mexico in about 2 minutes. Lot of upgrades to this home new metal roof, floor, kitchen cabinets, screen lanai and has a covered boat lift, walk in closets. The large Florida room with bar has patio doors that open up to new screen lanai for lots of room to entertain. Very clean home ready to move in and enjoy the island life. Just a few minutes to some of SW Florida best fishing or take a trip to Cayo Costa beach and great place to kayak. Close to banks, churches, stores, boat ramps, parks, library and pool.

21. 2021-07-29
    status Active 605-char remark

    Show marketing remark (605 chars)

    Beautiful 2/2 home 1,744 Sq. Ft. with quick direct access to San Carlos Bay & Gulf of Mexico in about 2 minutes. Lot of upgrades to this home new metal roof, floor, kitchen cabinets, screen lanai and has a covered boat lift, walk in closets. The large Florida room with bar has patio doors that open up to new screen lanai for lots of room to entertain. Very clean home ready to move in and enjoy the island life. Just a few minutes to some of SW Florida best fishing or take a trip to Cayo Costa beach and great place to kayak. Close to banks, churches, stores, boat ramps, parks, library and pool.

22. 2021-07-14
    status Pending 605-char remark

    Show marketing remark (605 chars)

    Beautiful 2/2 home 1,744 Sq. Ft. with quick direct access to San Carlos Bay & Gulf of Mexico in about 2 minutes. Lot of upgrades to this home new metal roof, floor, kitchen cabinets, screen lanai and has a covered boat lift, walk in closets. The large Florida room with bar has patio doors that open up to new screen lanai for lots of room to entertain. Very clean home ready to move in and enjoy the island life. Just a few minutes to some of SW Florida best fishing or take a trip to Cayo Costa beach and great place to kayak. Close to banks, churches, stores, boat ramps, parks, library and pool.

23. 2021-06-14
    status Active 605-char remark

    Show marketing remark (605 chars)

    Beautiful 2/2 home 1,744 Sq. Ft. with quick direct access to San Carlos Bay & Gulf of Mexico in about 2 minutes. Lot of upgrades to this home new metal roof, floor, kitchen cabinets, screen lanai and has a covered boat lift, walk in closets. The large Florida room with bar has patio doors that open up to new screen lanai for lots of room to entertain. Very clean home ready to move in and enjoy the island life. Just a few minutes to some of SW Florida best fishing or take a trip to Cayo Costa beach and great place to kayak. Close to banks, churches, stores, boat ramps, parks, library and pool.

24. 2021-06-03
    status Pending 605-char remark

    Show marketing remark (605 chars)

    Beautiful 2/2 home 1,744 Sq. Ft. with quick direct access to San Carlos Bay & Gulf of Mexico in about 2 minutes. Lot of upgrades to this home new metal roof, floor, kitchen cabinets, screen lanai and has a covered boat lift, walk in closets. The large Florida room with bar has patio doors that open up to new screen lanai for lots of room to entertain. Very clean home ready to move in and enjoy the island life. Just a few minutes to some of SW Florida best fishing or take a trip to Cayo Costa beach and great place to kayak. Close to banks, churches, stores, boat ramps, parks, library and pool.

25. 2021-05-17
    listed $575,000 Active 605-char remark

    Show marketing remark (605 chars)

    Beautiful 2/2 home 1,744 Sq. Ft. with quick direct access to San Carlos Bay & Gulf of Mexico in about 2 minutes. Lot of upgrades to this home new metal roof, floor, kitchen cabinets, screen lanai and has a covered boat lift, walk in closets. The large Florida room with bar has patio doors that open up to new screen lanai for lots of room to entertain. Very clean home ready to move in and enjoy the island life. Just a few minutes to some of SW Florida best fishing or take a trip to Cayo Costa beach and great place to kayak. Close to banks, churches, stores, boat ramps, parks, library and pool.

26. 2020-01-12
    historical
27. 2019-11-14
    status Active
28. 2019-11-08
    historical
29. 2019-11-06
    status Active
30. 2019-11-06
    historical
31. 2019-11-05
    status Active
32. 2019-11-04
    historical
33. 2019-02-16
    listed $389,000 Active
34. 2016-06-15
    soldstatus $330,000
35. 2016-06-14
    price $330,000
36. 2016-06-13
    soldstatus $330,000 Sold
37. 2016-06-12
    price $337,000
38. 2016-04-06
    status Pending
39. 2016-03-11
    price $337,000
40. 2016-01-22
    price $345,000
41. 2015-12-18
    status Active
42. 2015-12-09
    status Pending
43. 2015-10-01
    listed $355,000 Active
44. 1996-07-02
    soldstatus $143,900

ⓘ 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: $6,085 · $507/mo
• Projected year-2 tax: $6,085 · $507/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 1/10 Low
• 🌡 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: $60,324
• − Mortgage interest: −$29,408
• − Property taxes: −$6,085
• − Insurance: −$7,744
• − Repairs & maintenance: −$4,826
• − Management: −$4,826
• − Depreciation: −$15,273
• Taxable loss: −$7,837
• Est. tax savings @ 24.0%: +$1,881
• After-tax cash flow: $2,671/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

+264.8% since first listed

34 events — show timeline

• 2026-02-09 Price Changed $525,000 FORTMLS
• 2025-12-07 Listed $550,000 FORTMLS
• 2024-02-01 Listing Removed — FORTMLS
• 2023-10-26 Price Changed $625,000 FORTMLS
• 2023-10-16 Listed $595,500 FORTMLS
• 2021-09-20 Sold (Public Records) $576,000 Public Records
• 2021-09-10 Sold (MLS) $576,000 FORTMLS
• 2021-09-08 Listed $576,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-08 Sold (MLS) $576,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-13 Pending — FORTMLS
• 2021-07-29 Relisted — FORTMLS
• 2021-07-14 Pending — FORTMLS
• 2021-06-14 Relisted — FORTMLS
• 2021-06-03 Pending — FORTMLS
• 2021-05-17 Listed $575,000 FORTMLS
• 2020-01-12 Listing Removed — FORTMLS
• 2019-11-14 Relisted — FORTMLS
• 2019-11-08 Listing Removed — FORTMLS
• 2019-11-06 Relisted — FORTMLS
• 2019-11-06 Listing Removed — FORTMLS
• 2019-11-05 Relisted — FORTMLS
• 2019-11-04 Listing Removed — FORTMLS
• 2019-02-16 Listed $389,000 FORTMLS
• 2016-06-15 Sold (Public Records) $330,000 Public Records
• 2016-06-14 Price Changed $330,000 FORTMLS
• 2016-06-13 Sold (MLS) $330,000 FORTMLS
• 2016-06-12 Price Changed $337,000 FORTMLS
• 2016-04-06 Pending — FORTMLS
• 2016-03-11 Price Changed $337,000 FORTMLS
• 2016-01-22 Price Changed $345,000 FORTMLS
• 2015-12-18 Relisted — FORTMLS
• 2015-12-09 Pending — FORTMLS
• 2015-10-01 Listed $355,000 FORTMLS
• 1996-07-02 Sold (Public Records) $143,900 Public Records

Property tax history

+8.7%/yr

Latest (2025): $6,085 · +3.9% YoY. Source: county tax records.