1039 Beach Rd #104 · Sanibel, FL 33957

$549,000

2 bd · 2.0 ba · 1,044 sqft · Condo public records · 258 Days on market

Built 1984 $650/mo HOA · 6% 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

Just reduced and priced to sell. This East End townhome is a short walk to the beach and is located on the convenient East End. Beautiful lake views. The updated kitchen is open to the living/dining area and offers an additional sitting area. Two bedrooms with remodeled bathrooms include a master retreat that occupies the entire top floor. Double sink and vanities in the bathroom and a private lanai overlooking the peaceful lake. Under building parking and bonus space. Heated community pool. Deeded beach access at end of road. The grounds are meticulous. New in 2014-2015: Kitchen Appliances 2016: AC, reworked ductwork so more air upstairs 2017: Hot Water Heater, Washer & Dryer. Make this Beach Road Villa your new Island Get-Away! (Lake touted as one of the top five best maintained lakes on Sanibel!) Best value in this price range. Show it today!

Key facts

• Deeded beach access
• Heated pool
• $650 HOA

Tags

• DEEDED BEACH ACCESS
• GORGEOUS VIEW OF THE LAKE
• PRIVATE STORAGE SPACE
• HEATED POOL
• QUICK ACCESS TO THE CAUSEWAY

Property features AI

Finance

• Financial info: Pets allowed with conditions (maximum 2 pets, max 30 lbs)
• HOA & community: Homeowners association (monthly fee $650); Association covers insurance, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities; Community pool; Non-gated community; Community of 6 units

Exterior

• Parking: Attached carport; 2 covered spaces; Driveway; Unpaved parking areas
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Entry level 1; Faces north; Resale property; Property attached (attached unit)
• Construction: Built with vinyl siding and wood frame; Shingle roof; Pillar/post/pier raised foundation
• Exterior features: Security/high-impact doors; Storage; Balcony; Screened porch; Guest house attached; Community pool; Lakefront; South exposure; Has view

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Range; Refrigerator; Refrigerator with ice maker; Breakfast bar
• Bedrooms: Upper-level primary bedroom
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Dual sinks; Tub with shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Partially furnished; Breakfast bar; Tray ceiling(s); Dual sinks; Entrance foyer; Combined living/dining room; Tub with shower; Cable TV; Upper-level primary bedroom; Split bedroom floor plan; Casement windows; Single-hung windows; Sliding windows; Impact glass
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $549k.

Deal economics

• At list price, monthly cash flow is $4k ($42k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $549k).
• Recommended offer: $483k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: 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.
• Zoned schools: The Sanibel School (math 92% / reading 92%, grade A+, #5 of 2,144 statewide, top 0%, 289 students, 12% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL) — zoned schools average 31% FRL vs 57% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 526 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $154k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($483k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $435k; 26% 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 $483,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.91% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.88%
• DSCR: 2.37
• GRM: 4.4

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: 21.7%
• Equity multiple: 1.89×
• Total profit: $136,552
• Equity at exit: $81,858

10-year hold

• IRR: 29.8%
• Equity multiple: 3.68×
• Total profit: $411,389
• Equity at exit: $47,467

Cash invested: $153,720 (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: 4.4×

Monthly cashflow live

• Estimated rent: $10,500 medium
• Mortgage (P&I): −$2,879
• Tax from tax record: −$582 /mo · $6,981/yr
• Insurance: −$229
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$650
• Vacancy / Maint / Mgmt: −$2,205
• Net cashflow: $3,529

Break-even live

Break-even rent $6,033

Max offer price $549,000

Occupancy floor 61%

Sensitivity live

Price	-10% $3,840	-5% $3,684	+0% $3,529	+5% $3,374	+10% $3,218
Rent	-10% $2,699	-5% $3,114	+0% $3,529	+5% $3,944	+10% $4,358
Rate	-1.0pp $3,805	-0.5pp $3,669	base $3,529	+0.5pp $3,387	+1.0pp $3,242

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
827 E Gulf Dr Unit G8 Sanibel, FL	2.0	2.0	1040	$10,500	$10.10	25d	1	0.46mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-22
   days on market $549,000 Active 258 DOM
2. 2026-06-17
   days on market $549,000 Active 254 DOM
3. 2026-06-16
   days on market $549,000 Active 253 DOM
4. 2026-06-16
   days on market $549,000 Active 252 DOM
5. 2026-06-13
   days on market $549,000 Active 250 DOM
6. 2026-06-09
   days on market $549,000 Active 246 DOM
7. 2026-06-07
   days on market $549,000 Active 244 DOM
8. 2026-06-02
   days on market $549,000 Active 239 DOM
9. 2026-06-01
   days on market $549,000 Active 238 DOM
10. 2026-06-01
    days on market $549,000 Active 237 DOM
11. 2025-10-06
    listed $549,000 Active
12. 2024-08-12
    historical
13. 2024-06-10
    price $560,000
14. 2024-04-02
    price $580,000
15. 2024-02-01
    price $595,000
16. 2024-01-15
    listed $610,000 Active
17. 2018-05-01
    soldstatus $435,000
18. 2018-04-30
    soldstatus $435,000 Sold 863-char remark

    Show marketing remark (863 chars)

    Just reduced and priced to sell. This East End townhome is a short walk to the beach and is located on the convenient East End. Beautiful lake views. The updated kitchen is open to the living/dining area and offers an additional sitting area. Two bedrooms with remodeled bathrooms include a master retreat that occupies the entire top floor. Double sink and vanities in the bathroom and a private lanai overlooking the peaceful lake. Under building parking and bonus space. Heated community pool. Deeded beach access at end of road. The grounds are meticulous. New in 2014-2015: Kitchen Appliances 2016: AC, reworked ductwork so more air upstairs 2017: Hot Water Heater, Washer & Dryer. Make this Beach Road Villa your new Island Get-Away! (Lake touted as one of the top five best maintained lakes on Sanibel!) Best value in this price range. Show it today!

19. 2018-04-11
    status Pending 863-char remark

    Show marketing remark (863 chars)

    Just reduced and priced to sell. This East End townhome is a short walk to the beach and is located on the convenient East End. Beautiful lake views. The updated kitchen is open to the living/dining area and offers an additional sitting area. Two bedrooms with remodeled bathrooms include a master retreat that occupies the entire top floor. Double sink and vanities in the bathroom and a private lanai overlooking the peaceful lake. Under building parking and bonus space. Heated community pool. Deeded beach access at end of road. The grounds are meticulous. New in 2014-2015: Kitchen Appliances 2016: AC, reworked ductwork so more air upstairs 2017: Hot Water Heater, Washer & Dryer. Make this Beach Road Villa your new Island Get-Away! (Lake touted as one of the top five best maintained lakes on Sanibel!) Best value in this price range. Show it today!

20. 2018-02-26
    status Pending With Contingencies 863-char remark

    Show marketing remark (863 chars)

    Just reduced and priced to sell. This East End townhome is a short walk to the beach and is located on the convenient East End. Beautiful lake views. The updated kitchen is open to the living/dining area and offers an additional sitting area. Two bedrooms with remodeled bathrooms include a master retreat that occupies the entire top floor. Double sink and vanities in the bathroom and a private lanai overlooking the peaceful lake. Under building parking and bonus space. Heated community pool. Deeded beach access at end of road. The grounds are meticulous. New in 2014-2015: Kitchen Appliances 2016: AC, reworked ductwork so more air upstairs 2017: Hot Water Heater, Washer & Dryer. Make this Beach Road Villa your new Island Get-Away! (Lake touted as one of the top five best maintained lakes on Sanibel!) Best value in this price range. Show it today!

21. 2018-02-13
    price $455,000 863-char remark

    Show marketing remark (863 chars)

    Just reduced and priced to sell. This East End townhome is a short walk to the beach and is located on the convenient East End. Beautiful lake views. The updated kitchen is open to the living/dining area and offers an additional sitting area. Two bedrooms with remodeled bathrooms include a master retreat that occupies the entire top floor. Double sink and vanities in the bathroom and a private lanai overlooking the peaceful lake. Under building parking and bonus space. Heated community pool. Deeded beach access at end of road. The grounds are meticulous. New in 2014-2015: Kitchen Appliances 2016: AC, reworked ductwork so more air upstairs 2017: Hot Water Heater, Washer & Dryer. Make this Beach Road Villa your new Island Get-Away! (Lake touted as one of the top five best maintained lakes on Sanibel!) Best value in this price range. Show it today!

22. 2017-10-10
    listed $473,000 Active 863-char remark

    Show marketing remark (863 chars)

    Just reduced and priced to sell. This East End townhome is a short walk to the beach and is located on the convenient East End. Beautiful lake views. The updated kitchen is open to the living/dining area and offers an additional sitting area. Two bedrooms with remodeled bathrooms include a master retreat that occupies the entire top floor. Double sink and vanities in the bathroom and a private lanai overlooking the peaceful lake. Under building parking and bonus space. Heated community pool. Deeded beach access at end of road. The grounds are meticulous. New in 2014-2015: Kitchen Appliances 2016: AC, reworked ductwork so more air upstairs 2017: Hot Water Heater, Washer & Dryer. Make this Beach Road Villa your new Island Get-Away! (Lake touted as one of the top five best maintained lakes on Sanibel!) Best value in this price range. Show it today!

23. 2014-04-30
    soldstatus $313,000
24. 2014-04-30
    price $335,000
25. 2014-04-30
    soldstatus $313,000
26. 1989-11-09
    soldstatus $142,000
27. 1987-12-01
    soldstatus $89,900

ⓘ 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: $6,981 · $582/mo
• Projected year-2 tax: $6,981 · $582/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 ≥113°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $126,000
• − Mortgage interest: −$30,753
• − Property taxes: −$6,981
• − Insurance: −$7,864
• − Repairs & maintenance: −$10,080
• − Management: −$10,080
• − HOA: −$7,800
• − Depreciation: −$15,971
• Taxable income: $36,472
• Est. tax owed @ 24.0%: −$8,753
• After-tax cash flow: $33,594/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

+510.7% since first listed

17 events — show timeline

• 2025-10-06 Listed $549,000 FORTMLS
• 2024-08-12 Listing Removed — FORTMLS
• 2024-06-10 Price Changed $560,000 FORTMLS
• 2024-04-02 Price Changed $580,000 FORTMLS
• 2024-02-01 Price Changed $595,000 FORTMLS
• 2024-01-15 Listed $610,000 FORTMLS
• 2018-05-01 Sold (Public Records) $435,000 Public Records
• 2018-04-30 Sold (MLS) $435,000 FORTMLS
• 2018-04-11 Pending — FORTMLS
• 2018-02-26 Pending — FORTMLS
• 2018-02-13 Price Changed $455,000 FORTMLS
• 2017-10-10 Listed $473,000 FORTMLS
• 2014-04-30 Sold (Public Records) $313,000 Public Records
• 2014-04-30 Price Changed $335,000 FORTMLS
• 2014-04-30 Sold (MLS) $313,000 FORTMLS
• 1989-11-09 Sold (Public Records) $142,000 Public Records
• 1987-12-01 Sold (Public Records) $89,900 Public Records

Property tax history

+12.0%/yr

Latest (2025): $6,981 · +12.2% YoY. Source: county tax records.