2721 W Gulf Dr #212 · Sanibel, FL 33957

$840,000

2 bd · 2.0 ba · 1,318 sqft · Condo public records · 210 Days on market

Built 1975 $1833/mo HOA · 10% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private corner gulf-view 2 bedrm. In excellent condition with many recent upgrades. End-unit with glassed lanai is private & benefits from extra light provided by windows in kitchen & guest room. Kitchen remodeled including new dishwasher, frig, microwave, washer & dryer; new tile in kitchen, hall, bath, & entry; baths & dressing area updated; new air handler 2001; new water heater 2002. Offered turn-key. Kings Crown's 2-wk rental minimum ensures its residential ambience. On-site manager's office, wireless internet, assigned undercover parking, ~4'x7' storeroom. Solid construction, well-funded association, plus elevators, heated pool, tennis, & more.

Key facts

• Glass-enclosed lanai
• World-class shelling
• Mesmerizing sunsets

Tags

• GULF OF MEXICO VIEWS
• GLASS-ENCLOSED LANAI
• PRISTINE WHITE-SAND BEACHES
• WORLD-CLASS SHELLING
• MESMERIZING SUNSETS

Property features AI

Finance

• Other: Pets allowed with conditions (call for details)
• Financial info: Community of 54 units
• HOA & community: Association amenities include pool, tennis courts, and management; Association fee paid quarterly; Association covers management, cable TV, insurance, legal/accounting, grounds maintenance, pest control, sewer, trash and water

Exterior

• Parking: Attached carport; Underground parking; 1 covered space / 1 carport space
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Condominium / multi-unit; 3 stories; Entry level on 2; Faces south; Resale property
• Construction: Block, concrete and stucco construction; Built-up and flat roof; Raised foundation
• Exterior features: Lanai / porch with screened enclosure; Community tennis court(s); Community pool; Municipal irrigation; Waterfront on the Gulf; North exposure; Has view

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Freezer; Disposal
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Partially furnished; Impact glass and single-hung windows; Dual sinks; Walk-in closet(s); Screened porch
• Laundry & utility: Washer; Dryer; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $840k.

Deal economics

• At list price, monthly cash flow is $7k ($84k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $840k).
• Recommended offer: $739k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 3.8% in Sanibel — 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 67/100 on livability (#541 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: housing D+, amenities F, commute F.
• 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: 526 active listings in the ZIP; 2 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 $6k of loan paydown is wiped out by about $25k 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 $235k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($739k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $525k; list at $840k implies a 60% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $739,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.27% ✓
• Cap rate: 16.90%
• Cash-on-cash: 37.88%
• DSCR: 2.69
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 2.32×
• Total profit: $311,280
• Equity at exit: $125,247

10-year hold

• IRR: 38.7%
• Equity multiple: 4.62×
• Total profit: $851,803
• Equity at exit: $72,628

Cash invested: $235,200 (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 33957

• Home prices YoY: -15.7%
• Active inventory: 526
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $19,067 medium
• Mortgage (P&I): −$4,405
• Tax est. 1.5%: −$1,050 /mo · $12,600/yr
• Insurance: −$350
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,833
• Vacancy / Maint / Mgmt: −$4,004
• Net cashflow: $6,998

Break-even live

Break-even rent $10,208

Max offer price $840,000

Occupancy floor 58%

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: $210,000
• Closing costs: $25,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2445 W Gulf Dr Unit 47B Sanibel, FL	2.0	2.0	1243	$20,000	$16.09	23d	1	0.49mi
2445 W Gulf Dr Unit 32E Sanibel, FL	2.0	2.0	1243	$18,000	$14.48	23d	1	0.56mi

HOA detail condo

• Monthly dues: $1,833 · $21,996/yr
• Likely covers: waterinternetpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-17
   days on market $840,000 Active 210 DOM
2. 2026-06-16
   days on market $840,000 Active 209 DOM
3. 2026-06-16
   days on market $840,000 Active 208 DOM
4. 2026-06-13
   days on market $840,000 Active 206 DOM
5. 2026-06-09
   days on market $840,000 Active 202 DOM
6. 2026-06-07
   days on market $840,000 Active 200 DOM
7. 2026-06-02
   days on market $840,000 Active 195 DOM
8. 2026-06-01
   days on market $840,000 Active 194 DOM
9. 2026-06-01
   days on market $840,000 Active 193 DOM
10. 2026-02-23
    price $840,000
11. 2025-11-19
    listed $875,000 Active
12. 2025-09-15
    historical
13. 2025-07-16
    price $895,000
14. 2025-03-10
    listed $995,000 Active
15. 2012-08-10
    soldstatus $525,000 693-char remark

    Show marketing remark (693 chars)

    Private corner gulf-view 2 bedrm. In excellent condition with many recent upgrades. End-unit with glassed lanai is private & benefits from extra light provided by windows in kitchen & guest room. Kitchen remodeled including new dishwasher, frig, microwave, washer & dryer; new tile in kitchen, hall, bath, & entry; baths & dressing area updated; new air handler 2001; new water heater 2002. Offered turn-key. Kings Crown's 2-wk rental minimum ensures its residential ambience. On-site manager's office, wireless internet, assigned undercover parking, ~4'x7' storeroom. Solid construction, well-funded association, plus elevators, heated pool, tennis, & more.

16. 2012-08-10
    soldstatus $525,000

    Show marketing remark (693 chars)

    Private corner gulf-view 2 bedrm. In excellent condition with many recent upgrades. End-unit with glassed lanai is private & benefits from extra light provided by windows in kitchen & guest room. Kitchen remodeled including new dishwasher, frig, microwave, washer & dryer; new tile in kitchen, hall, bath, & entry; baths & dressing area updated; new air handler 2001; new water heater 2002. Offered turn-key. Kings Crown's 2-wk rental minimum ensures its residential ambience. On-site manager's office, wireless internet, assigned undercover parking, ~4'x7' storeroom. Solid construction, well-funded association, plus elevators, heated pool, tennis, & more.

17. 2012-07-17
    price $599,000 693-char remark

    Show marketing remark (693 chars)

    Private corner gulf-view 2 bedrm. In excellent condition with many recent upgrades. End-unit with glassed lanai is private & benefits from extra light provided by windows in kitchen & guest room. Kitchen remodeled including new dishwasher, frig, microwave, washer & dryer; new tile in kitchen, hall, bath, & entry; baths & dressing area updated; new air handler 2001; new water heater 2002. Offered turn-key. Kings Crown's 2-wk rental minimum ensures its residential ambience. On-site manager's office, wireless internet, assigned undercover parking, ~4'x7' storeroom. Solid construction, well-funded association, plus elevators, heated pool, tennis, & more.

18. 1994-03-30
    soldstatus $312,800
19. 1979-04-01
    soldstatus $93,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥112°F today · 25 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $228,802
• − Mortgage interest: −$47,053
• − Property taxes: −$12,600
• − Insurance: −$9,318
• − Repairs & maintenance: −$18,304
• − Management: −$18,304
• − HOA: −$21,996
• − Depreciation: −$24,436
• Taxable income: $76,790
• Est. tax owed @ 24.0%: −$18,430
• After-tax cash flow: $65,549/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 — Sanibel

• Score: 67/100
• State rank: #541
• US rank: #10166

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing D+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sanibel, FL
• City population: 6,402
• Population (ZIP): 6,402

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 1%
• Common ancestry: Italian 4% Romanian 4% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · German/W. Germanic 1% Spanish 1% French/Haitian/Cajun 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: ▼ -93.08%
• Current HPI: 501.0
• 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

+798.4% since first listed

10 events — show timeline

• 2026-02-23 Price Changed $840,000 FORTMLS
• 2025-11-19 Listed $875,000 FORTMLS
• 2025-09-15 Listing Removed — FORTMLS
• 2025-07-16 Price Changed $895,000 FORTMLS
• 2025-03-10 Listed $995,000 FORTMLS
• 2012-08-10 Sold (Public Records) $525,000 Public Records
• 2012-08-10 Sold (MLS) $525,000 FORTMLS
• 2012-07-17 Price Changed $599,000 FORTMLS
• 1994-03-30 Sold (Public Records) $312,800 Public Records
• 1979-04-01 Sold (Public Records) $93,500 Public Records

Property tax history

-13.2%/yr

Latest (2025): $1,602 · -0.4% YoY. Source: county tax records.