1425 Causey Ct · Sanibel, FL 33957

$899,000

3 bd · 3.0 ba · 2,326 sqft · SingleFamily public records · 5 Days on market

Built 1986 0.43 ac lot $23/mo HOA

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Nestled on a charming street in the Dunes, this impeccably maintained residence boasts not only enchanting curb appeal but also breathtaking 180-degree views of the golf course and lake. Featuring four bedrooms and three bathrooms, the home includes bonus space that can serve as a home office, additional sleeping quarters, or a playroom. The recently renovated kitchen showcases an open concept, highlighted by a generous island, quartz countertops, and stainless-steel appliances. The seamless flow of the living space extends to an outdoor porch overlooking the expansive golf course and serene lake. The primary suite, situated on the first floor, occupies an entire side of the home, and inclu

Key facts

• Generous island
• Open concept
• Lake

Tags

• 180 DEGREE VIEWS
• GOLF COURSE
• LAKE
• RECENTLY RENOVATED KITCHEN
• OPEN CONCEPT
• GENEROUS ISLAND

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association (annual fee $275); Association covers management, golf, legal/accounting, recreation facilities; Community amenities include beach access/rights, clubhouse, golf course, putting greens, pool, restaurant, tennis courts, management; Community features: golf, non-gated, tennis courts

Exterior

• Parking: Attached garage with 3 spaces; Circular driveway; Driveway; Garage door opener; Unpaved parking areas
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: 2-story property; Resale condition; Faces southwest; Exposures to northeast; Raised foundation with pillar/post/pier
• Construction: Metal roof; Stucco, vinyl siding, and wood frame construction
• Exterior features: Deck; Lanai (open, screened); Porch; Room for pool; Sprinkler/irrigation (municipal); Security/high impact doors; Community pool; Has view; Sprinklers automatic

Interior

• Kitchen: Built-In Oven; Electric Cooktop; Microwave; Dishwasher; Disposal; Icemaker; Refrigerator; Refrigerator with Ice Maker
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric, zoned); Central air conditioning (electric, zoned); Ceiling fans
• Interior features: Breakfast bar; Built-in features; Entrance foyer; Eat-in kitchen; Kitchen island; Pantry; Dual sinks; Shower only; Separate shower; Cable TV; Home office
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $899k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $899k).
• Cap rate 11.2% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $6k of loan paydown is wiped out by about $27k 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 $252k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $300k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $660k; 36% 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 $899,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.39% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.48%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $2,935,412
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 Isabel Dr	0.32mi	3/3.0	2,354 (+1%)	4mo	$2,970,000	$1,262	80

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $61,065
• Equity at exit: $134,044

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $320,570
• Equity at exit: $77,729

Cash invested: $251,720 (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: 6.0×

Monthly cashflow live

• Estimated rent: $12,455 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$1,062 /mo · $12,738/yr
• Insurance: −$375
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$23
• Vacancy / Maint / Mgmt: −$2,616
• Net cashflow: $3,239

Break-even live

Break-even rent $8,355

Max offer price $899,000

Occupancy floor 69%

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1666 Sabal Palm Dr Sanibel, FL	2.0	2.5	1715	$3,500	$2.04	23d	1	0.44mi
1679 Serenity Ln Unit 1323695P Sanibel, FL	3.0	2.0	1646	$7,115	$4.32	16d	1	1.12mi
702 Anchor Dr Sanibel, FL	4.0	3.0	3100	$6,000	$1.94	23d	1	1.34mi
1111 Schooner Pl Sanibel, FL	4.0	3.0	3073	$19,000	$6.18	23d	1	1.47mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 26 events

1. 2026-06-10
   status $899,000 Pending 5 DOM
2. 2026-06-09
   days on market $899,000 Active 5 DOM
3. 2026-06-08
   days on market $899,000 Active 4 DOM
4. 2026-06-07
   days on marketlisting id $899,000 Active 3 DOM
5. 2026-06-01
   days on market $899,000 Active 227 DOM
6. 2026-04-09
   price $899,000
7. 2025-12-01
   price $999,000
8. 2025-10-15
   listed $1,199,000 Active
9. 2025-04-30
   historical
10. 2024-10-28
    listed $1,199,000 Active
11. 2024-06-30
    historical
12. 2024-01-02
    listed $1,295,000 Active
13. 2023-06-09
    historical
14. 2023-04-24
    listed $1,395,000 Active
15. 2018-04-02
    soldstatus $660,000
16. 2018-03-30
    soldstatus $660,000 Sold
17. 2018-02-12
    status Pending
18. 2018-01-26
    status Pending With Contingencies
19. 2018-01-17
    price $729,000
20. 2017-12-13
    listed $779,000 Active
21. 2017-06-16
    historical
22. 2017-03-29
    price $779,000
23. 2017-03-15
    listed $799,000 Active
24. 2001-09-11
    soldstatus $642,500
25. 1986-01-01
    soldstatus $258,000
26. 1984-05-01
    soldstatus $75,000

ⓘ 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: $12,738 · $1,062/mo
• Projected year-2 tax: $12,738 · $1,062/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 3/10 Moderate
• 🌡 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: $149,460
• − Mortgage interest: −$50,358
• − Property taxes: −$12,738
• − Insurance: −$9,614
• − Repairs & maintenance: −$11,957
• − Management: −$11,957
• − HOA: −$276
• − Depreciation: −$26,153
• Taxable income: $26,408
• Est. tax owed @ 24.0%: −$6,338
• After-tax cash flow: $32,534/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

+1098.7% since first listed

21 events — show timeline

• 2026-04-09 Price Changed $899,000 FORTMLS
• 2025-12-01 Price Changed $999,000 FORTMLS
• 2025-10-15 Listed $1,199,000 FORTMLS
• 2025-04-30 Listing Removed — FORTMLS
• 2024-10-28 Listed $1,199,000 FORTMLS
• 2024-06-30 Listing Removed — FORTMLS
• 2024-01-02 Listed $1,295,000 FORTMLS
• 2023-06-09 Listing Removed — FORTMLS
• 2023-04-24 Listed $1,395,000 FORTMLS
• 2018-04-02 Sold (Public Records) $660,000 Public Records
• 2018-03-30 Sold (MLS) $660,000 FORTMLS
• 2018-02-12 Pending — FORTMLS
• 2018-01-26 Pending — FORTMLS
• 2018-01-17 Price Changed $729,000 FORTMLS
• 2017-12-13 Listed $779,000 FORTMLS
• 2017-06-16 Listing Removed — FORTMLS
• 2017-03-29 Price Changed $779,000 FORTMLS
• 2017-03-15 Listed $799,000 FORTMLS
• 2001-09-11 Sold (Public Records) $642,500 Public Records
• 1986-01-01 Sold (Public Records) $258,000 Public Records
• 1984-05-01 Sold (Public Records) $75,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $12,738 · +3.1% YoY. Source: county tax records.