3067 W Gulf Dr #102 · Sanibel, FL 33957

$795,000

2 bd · 2.0 ba · 1,175 sqft · Condo public records · 363 Days on market

Built 1979 $2800/mo HOA · 16% 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

Step directly into island luxury from this fully renovated Gulf-front condo located in one of Sanibel’s most sought-after stretches of coastline. This elevated first-level retreat offers breathtaking, unobstructed views of the Gulf, with private beach access just steps from your lanai. Inside, you'll find an all-new interior with thoughtfully selected upgrades throughout. The impact-resistant windows and doors offer peace of mind while maximizing natural light and stunning water views. A chef-ready kitchen boasts custom cabinetry, a fully stocked setup, and modern finishes ideal for everyday living or hosting guests. The open-concept layout flows seamlessly into a relaxing living area

Key facts

• Custom cabinetry
• Gulf front condo
• Private beach access

Tags

• GULF FRONT CONDO
• PRIVATE BEACH ACCESS
• IMPACT RESISTANT WINDOWS
• CHEF READY KITCHEN
• CUSTOM CABINETRY
• OPEN CONCEPT LAYOUT

Property features AI

Finance

• Financial info: Pets allowed conditionally (call); breed restriction: no pit bulls
• HOA & community: Homeowners association with quarterly fee; Association covers management, cable TV, insurance, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, sewer, trash, and water; Community amenities include beach rights/access, clubhouse, pool, shuffleboard court, and tennis courts; Elevator in building; Non-gated community; 9 units in the community

Exterior

• Parking: Assigned parking; Underground parking; Guest parking available; Attached carport with 1 covered space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium (multi-unit community); 3 stories total; Entry level: 1; Faces north; Raised foundation; Resale property
• Construction: Insulated concrete forms construction; Stucco exterior; Built-up and flat roof
• Exterior features: Lanai; Porch; Screened porch; Security/high-impact doors; On-site storage; Community pool; Municipal irrigation; Paved road access; Zero lot line; South exposure; Has view (water/gulf/beach)

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Range; Refrigerator; Refrigerator with ice maker
• Bedrooms: Guest quarters
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Tray ceilings; Dual sinks; Entrance foyer; Combined living/dining area; Shower-only bathroom with separate shower; Cable TV available; Window treatments; Split bedroom floorplan; Impact glass windows; Window coverings; Furnished
• Laundry & utility: Washer; Dryer; Laundry inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $795k.

Deal economics

• At list price, monthly cash flow is $5k ($64k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $795k).
• Recommended offer: $700k (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: 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5k of loan paydown is wiped out by about $24k 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 $223k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 363 days — a 12% lower offer ($700k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $342k; list at $795k implies a 132% 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 $699,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 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 1979 — 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: 2.15% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.87%
• DSCR: 2.37
• GRM: 3.9

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: 23.0%
• Equity multiple: 1.95×
• Total profit: $210,615
• Equity at exit: $118,537

10-year hold

• IRR: 31.0%
• Equity multiple: 3.81×
• Total profit: $625,873
• Equity at exit: $68,737

Cash invested: $222,600 (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: 3.9×

Monthly cashflow live

• Estimated rent: $17,131 medium
• Mortgage (P&I): −$4,169
• Tax from tax record: −$507 /mo · $6,088/yr
• Insurance: −$331
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$2,800
• Vacancy / Maint / Mgmt: −$3,597
• Net cashflow: $5,299

Break-even live

Break-even rent $10,423

Max offer price $795,000

Occupancy floor 64%

Sensitivity live

Price	-10% $5,749	-5% $5,524	+0% $5,299	+5% $5,074	+10% $4,849
Rent	-10% $3,946	-5% $4,622	+0% $5,299	+5% $5,976	+10% $6,652
Rate	-1.0pp $5,699	-0.5pp $5,501	base $5,299	+0.5pp $5,093	+1.0pp $4,883

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: $198,750
• Closing costs: $23,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	24d	1	1.05mi
2445 W Gulf Dr Unit 32E Sanibel, FL	2.0	2.0	1243	$18,000	$14.48	24d	1	1.13mi
707 Durion Ct Sanibel, FL	3.0	2.5	1306	$12,000	$9.19	24d	1	1.40mi

HOA detail condo

• Monthly dues: $2,800 · $33,600/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-17
   days on market $795,000 Active 363 DOM
2. 2026-06-16
   days on market $795,000 Active 362 DOM
3. 2026-06-16
   days on market $795,000 Active 361 DOM
4. 2026-06-13
   days on market $795,000 Active 359 DOM
5. 2026-06-09
   days on market $795,000 Active 355 DOM
6. 2026-06-07
   days on market $795,000 Active 353 DOM
7. 2026-06-02
   days on market $795,000 Active 348 DOM
8. 2026-06-01
   days on market $795,000 Active 347 DOM
9. 2026-06-01
   days on market $795,000 Active 346 DOM
10. 2026-03-06
    price $795,000
11. 2026-01-19
    price $849,000
12. 2025-10-29
    price $899,000
13. 2025-06-19
    listed $949,000 Active
14. 1994-03-30
    soldstatus $342,000
15. 1984-04-01
    soldstatus $252,000

ⓘ 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: $6,088 · $507/mo
• Projected year-2 tax: $6,598 · $550/mo
• Expected delta: +$510/yr (+$43/mo · 8.4%)

ⓘ 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 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: $205,568
• − Mortgage interest: −$44,532
• − Property taxes: −$6,088
• − Insurance: −$9,094
• − Repairs & maintenance: −$16,445
• − Management: −$16,445
• − HOA: −$33,600
• − Depreciation: −$23,127
• Taxable income: $56,236
• Est. tax owed @ 24.0%: −$13,497
• After-tax cash flow: $50,092/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

+215.5% since first listed

6 events — show timeline

• 2026-03-06 Price Changed $795,000 FORTMLS
• 2026-01-19 Price Changed $849,000 FORTMLS
• 2025-10-29 Price Changed $899,000 FORTMLS
• 2025-06-19 Listed $949,000 FORTMLS
• 1994-03-30 Sold (Public Records) $342,000 Public Records
• 1984-04-01 Sold (Public Records) $252,000 Public Records

Property tax history

-4.3%/yr

Latest (2025): $6,088 · -0.4% YoY. Source: county tax records.