207 Daniel Dr · Sanibel, FL 33957

$1,190,000

2 bd · 2.0 ba · 1,563 sqft · SingleFamily public records · 51 Days on market

Built 1987 0.49 ac lot $163/mo HOA · 1% 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

Welcome to your island escape in the highly sought-after Seagull Estates on beautiful Sanibel Island. Nestled within a lush, meticulously landscaped community, this stunning 3-bedroom, 2-bath home offers the perfect blend of coastal charm and modern upgrades. Step inside to soaring vaulted ceilings and a light-filled, open layout designed for relaxed island living. The home has been fully updated, featuring impact-resistant hurricane glass windows and a brand-new roof, providing both style and peace of mind. Enjoy seamless indoor-outdoor living with screened lanais on both the front and rear of the home. Easy access to the community pool, clubhouse, tennis, and pickleball courts—or ta

Key facts

• Clubhouse
• Pickleball courts
• Screened lanais

Tags

• BRAND-NEW ROOF
• SCREENED LANAIS
• COMMUNITY POOL
• CLUBHOUSE
• TENNIS COURTS
• PICKLEBALL COURTS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association; Quarterly association fee ($490); Association covers management and recreation facilities; Community amenities include beach rights/access, clubhouse, pool, tennis courts, pickleball, and management; Non-gated community

Exterior

• Parking: Attached 2-car garage; Covered parking (2 spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Faces west; Entry at level 1; Resale property
• Construction: Metal roof; Vinyl siding; Wood frame construction; Pillar/post/pier foundation; Built with irregular lot configuration
• Exterior features: Deck; Patio; Porch; Lanai; Screened patio/porch; Security/high impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Disposal
• Bedrooms: Screened porch; Great room
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Breakfast bar; Kitchen island; Shower only; Separate shower; Vaulted ceilings; High speed internet; Sliding windows; Impact glass; Partially furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $1.19M.

Deal economics

• At list price, monthly cash flow is $7k ($81k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.19M).
• Recommended offer: $1.15M (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 $8k of loan paydown is wiped out by about $36k 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 $333k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($1.15M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $542k; list at $1.19M implies a 120% 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 $1,154,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.90%
• DSCR: 2.15
• GRM: 5.2

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: 17.7%
• Equity multiple: 1.72×
• Total profit: $238,361
• Equity at exit: $177,433

10-year hold

• IRR: 26.2%
• Equity multiple: 3.29×
• Total profit: $763,753
• Equity at exit: $102,889

Cash invested: $333,200 (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: 5.2×

Monthly cashflow live

• Estimated rent: $19,094 medium
• Mortgage (P&I): −$6,240
• Tax from tax record: −$994 /mo · $11,927/yr
• Insurance: −$496
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$163
• Vacancy / Maint / Mgmt: −$4,010
• Net cashflow: $6,765

Break-even live

Break-even rent $10,531

Max offer price $1,190,000

Occupancy floor 60%

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: $297,500
• Closing costs: $35,700
• 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	24d	1	0.36mi
2445 W Gulf Dr Unit 32E Sanibel, FL	2.0	2.0	1243	$18,000	$14.48	24d	1	0.44mi

HOA detail

• Monthly dues: $163 · $1,956/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-17
   days on market $1,190,000 Active 51 DOM
2. 2026-06-16
   days on market $1,190,000 Active 50 DOM
3. 2026-06-15
   days on market $1,190,000 Active 49 DOM
4. 2026-06-13
   days on market $1,190,000 Active 47 DOM
5. 2026-06-10
   days on market $1,190,000 Active 44 DOM
6. 2026-06-09
   days on market $1,190,000 Active 43 DOM
7. 2026-06-08
   days on market $1,190,000 Active 42 DOM
8. 2026-06-07
   days on market $1,190,000 Active 41 DOM
9. 2026-06-03
   days on market $1,190,000 Active 37 DOM
10. 2026-06-02
    days on market $1,190,000 Active 36 DOM
11. 2026-06-01
    days on market $1,190,000 Active 35 DOM
12. 2026-05-31
    days on market $1,190,000 Active 34 DOM
13. 2026-04-27
    listed $1,190,000 Active
14. 2012-04-03
    soldstatus $541,750
15. 1994-04-22
    soldstatus $297,500
16. 1987-01-29
    soldstatus $176,500
17. 1987-01-01
    soldstatus $176,500

ⓘ 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: $11,927 · $994/mo
• Projected year-2 tax: $11,927 · $994/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 2/10 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: $229,131
• − Mortgage interest: −$66,659
• − Property taxes: −$11,927
• − Insurance: −$11,068
• − Repairs & maintenance: −$18,330
• − Management: −$18,330
• − HOA: −$1,956
• − Depreciation: −$34,618
• Taxable income: $66,242
• Est. tax owed @ 24.0%: −$15,898
• After-tax cash flow: $65,278/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

+574.2% since first listed

5 events — show timeline

• 2026-04-27 Listed $1,190,000 FORTMLS
• 2012-04-03 Sold (Public Records) $541,750 Public Records
• 1994-04-22 Sold (Public Records) $297,500 Public Records
• 1987-01-29 Sold (Public Records) $176,500 Public Records
• 1987-01-01 Sold (Public Records) $176,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $11,927 · +11.8% YoY. Source: county tax records.