2265 W Gulf Dr Unit 210F · Sanibel, FL 33957

$839,000

2 bd · 2.0 ba · 1,195 sqft · Condo public records · 175 Days on market

Built 1976 Good condition 2-car garage $702/sqft · 19% below area Est $1.164M · 28% under $1767/mo HOA · 10% of rent

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.9/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Savor the breathtaking views of the Gulf of Mexico from this beautifully renovated condo at Island Beach Club. Enjoy an abundance of natural light streaming through floor-to-ceiling windows. This unit doubles as a delightful family retreat and a lucrative rental property when not occupied by the owner. With weekly rentals permitted, it's a hassle-free investment opportunity! Offered fully furnished and turn-key ready, the condo is tastefully decorated for a fresh, open feel. It features essential rental amenities, airy dining and kitchen spaces, a screened lanai with Gulf views, and a spacious primary bedroom complete with a walk-in closet and access to the lanai.

Key facts

• Ample storage space
• Breathtaking views
• Screened lanai

Tags

• BREATHTAKING VIEWS
• FLOOR TO CEILING WINDOWS
• SCREENED LANAI
• IN UNIT LAUNDRY ROOM
• UNDER BUILDING PARKING
• AMPLE STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $839k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5k ($65k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $839k).
• Recommended offer: $738k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 2.6% 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: 582 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 120d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $16,981/mo this rent would consume 166% of the median local household income ($123k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($738k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $410k; list at $839k implies a 105% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $738,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 1976 — 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: 2.02% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.88%
• DSCR: 2.33
• GRM: 4.1

CMA / ARV

• ARV (median comp): $1,163,978
• List price: $839,000
• Delta: -27.92%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2445 W Gulf Dr Unit 6B	0.31mi	2/2.0	1,243 (+4%)	1mo	$860,000	$692	78
2230 Camino Del Mar Dr Unit 1C4	0.39mi	2/2.0	930 (-22%)	1mo	$925,000	$995	56
2777 W Gulf Dr #109	0.92mi	2/2.0	1,276 (+7%)	2mo	$925,000	$725	52
555 Piedmont Rd	1.06mi	3/2.0 (+1)	1,248 (+4%)	1mo	$835,000	$669	51
1637 Sabal Sands Rd	1.32mi	3/2.0 (+1)	1,250 (+5%)	1mo	$875,000	$700	51
1610 Middle Gulf Dr Unit D5	1.11mi	2/2.0	1,050 (-12%)	0mo	$360,000	$343	45
2777 W Gulf Dr #211	0.92mi	2/2.0	1,276 (+7%)	15mo	$900,000	$705	41
3015 W Gulf Dr #102	1.26mi	2/2.0	1,368 (+14%)	1mo	$817,000	$597	40
1610 Middle Gulf Dr Unit B3	1.11mi	2/2.0	937 (-22%)	2mo	$370,000	$395	39
2737 W Gulf Dr #238	0.85mi	2/2.0	1,007 (-16%)	2mo	$809,000	$803	38
2840 W Gulf Dr #40	1.03mi	2/2.0	942 (-21%)	21mo	$425,000	$451	23
530 Leather Fern Pl	1.01mi	2/2.0	900 (-25%)	22mo	$340,000	$378	21

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: 21.9%
• Equity multiple: 1.90×
• Total profit: $211,054
• Equity at exit: $125,098

10-year hold

• IRR: 30.0%
• Equity multiple: 3.70×
• Total profit: $635,061
• Equity at exit: $72,541

Cash invested: $234,920 (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 →

Active competition Active MLS

• For sale now: 1 active · 4 under contract
• Median asking: $950,000 ($745/sqft)
• Median days on market: 135 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +30.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33957

• Home prices YoY: -15.7%
• Active inventory: 582
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $16,981 medium
• Mortgage (P&I): −$4,400
• Tax est. 1.5%: −$1,049 /mo · $12,585/yr
• Insurance: −$350
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,767
• Vacancy / Maint / Mgmt: −$3,566
• Net cashflow: $5,423

Break-even live

Break-even rent $10,116

Max offer price $839,000

Occupancy floor 63%

Sensitivity live

Price	-10% $6,003	-5% $5,713	+0% $5,423	+5% $5,133	+10% $4,843
Rent	-10% $4,082	-5% $4,752	+0% $5,423	+5% $6,094	+10% $6,765
Rate	-1.0pp $5,846	-0.5pp $5,637	base $5,423	+0.5pp $5,206	+1.0pp $4,985

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: $209,750
• Closing costs: $25,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2445 W Gulf Dr Unit 32E Sanibel, FL	2.0	2.0	1243	$18,000	$14.48	119d	1	0.27mi
2445 W Gulf Dr Unit 47B Sanibel, FL	2.0	2.0	1243	$20,000	$16.09	119d	1	0.32mi
1992 Roseate Ln Unit 414 Sanibel, FL	2.0	1.0	900	$1,400	$1.56	99d	1	0.93mi

Property features AI

Finance

• Financial info: Pets allowed with conditions (owners only; contact for details)
• HOA & community: Quarterly association feeAssociation covers management, cable TV, insurance, legal/accounting, grounds maintenance, pest control, recreation facilities, sewer, trash, and waterCommunity amenities include beach rights/access, clubhouse, pool, shuffleboard court, and managementCondo-hotel community with elevator, near hotel/motel, non-gatedCommunity of 75 units

Exterior

• Parking: Assigned covered parkingDetached garageUnderground parkingGuest parkingPaved parkingTwo parking spaces (2-car garage)
• Security: Secured lobby
• Utilities: Public waterPublic sewerCable available
• Home design: Condominium unitFour-story buildingEntry on level 2North-facingResale property
• Construction: Insulated concrete forms constructionStucco exteriorTile roof
• Exterior features: Security/high impact doorsStorageBalconyScreened porchCommunity poolBeachfront waterfrontSouth exposurePaved road

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveRangeRefrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)Ceiling fan(s)
• Interior features: Impact glass windowsBreakfast barCombined living and dining areaTub/showerCable TV availableHigh-speed internet availableFurnished
• Laundry & utility: WasherDryer

HOA detail $1,767/mo · $21,204/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-07-30
   days on market $839,000 Active 175 DOM
2. 2026-07-28
   days on market $839,000 Active 174 DOM
3. 2026-07-26
   days on market $839,000 Active 172 DOM
4. 2026-07-24
   days on market $839,000 Active 170 DOM
5. 2026-07-23
   days on market $839,000 Active 169 DOM
6. 2026-07-22
   days on market $839,000 Active 168 DOM
7. 2026-07-21
   days on market $839,000 Active 167 DOM
8. 2026-07-18
   days on market $839,000 Active 164 DOM
9. 2026-07-18
   days on market $839,000 Active 163 DOM
10. 2026-07-16
    days on market $839,000 Active 162 DOM
11. 2026-07-15
    days on market $839,000 Active 161 DOM
12. 2026-07-13
    days on market $839,000 Active 159 DOM
13. 2026-07-13
    days on market $839,000 Active 158 DOM
14. 2026-07-12
    days on market $839,000 Active 157 DOM
15. 2026-07-10
    days on market $839,000 Active 156 DOM
16. 2026-07-10
    days on market $839,000 Active 155 DOM
17. 2026-07-07
    days on market $839,000 Active 153 DOM
18. 2026-07-06
    days on market $839,000 Active 152 DOM
19. 2026-07-05
    days on market $839,000 Active 151 DOM
20. 2026-07-02
    days on market $839,000 Active 148 DOM
21. 2026-07-01
    days on market $839,000 Active 147 DOM
22. 2026-06-30
    days on market $839,000 Active 146 DOM
23. 2026-06-29
    days on market $839,000 Active 145 DOM
24. 2026-06-28
    days on market $839,000 Active 144 DOM
25. 2026-06-25
    days on market $839,000 Active 140 DOM
26. 2026-06-22
    days on market $839,000 Active 138 DOM
27. 2026-06-22
    days on market $839,000 Active 137 DOM
28. 2026-06-17
    days on market $839,000 Active 133 DOM
29. 2026-06-16
    days on market $839,000 Active 132 DOM
30. 2026-06-15
    days on market $839,000 Active 131 DOM
31. 2026-06-13
    days on market $839,000 Active 129 DOM
32. 2026-06-10
    days on market $839,000 Active 126 DOM
33. 2026-06-09
    days on market $839,000 Active 125 DOM
34. 2026-06-07
    days on market $839,000 Active 123 DOM
35. 2026-06-02
    days on market $839,000 Active 118 DOM
36. 2026-06-01
    days on market $839,000 Active 117 DOM
37. 2026-06-01
    days on market $839,000 Active 116 DOM
38. 2026-02-04
    listed $839,000 Active
39. 2011-07-22
    soldstatus $410,000
40. 1981-03-01
    soldstatus $69,000

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥112°F today · 27 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: $203,770
• − Mortgage interest: −$46,997
• − Property taxes: −$12,585
• − Insurance: −$9,314
• − Repairs & maintenance: −$16,302
• − Management: −$16,302
• − HOA: −$21,204
• − Depreciation: −$24,407
• Taxable income: $56,660
• Est. tax owed @ 24.0%: −$13,598
• After-tax cash flow: $51,479/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $5,975–$17,925 screening

This beautifully renovated condo at Island Beach Club offers stunning Gulf views and is fully furnished and turn-key ready, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting the exterior walls and siding — Fresh paint can enhance the curb appeal and increase the home's value for both resale and rental. ↑
• Both Landscaping improvements — Well-maintained landscaping can enhance the curb appeal and increase the home's value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 68/100

Zoned Schools

Elementary The Sanibel School A+ FL #5/2,144 Nat'l #94/41,679 High Cypress Lake High School D- FL #228/667 Nat'l #6,809/17,239

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

C Composite livability gradescore 67/100

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
• County: Lee · 871,946 people
• City population: 6,402
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 6,402
• Household income: $122,730
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 3% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Pets allowed with conditions (owners only; contact for details)
• HOA & community: Quarterly association feeAssociation covers management, cable TV, insurance, legal/accounting, grounds maintenance, pest control, recreation facilities, sewer, trash, and waterCommunity amenities include beach rights/access, clubhouse, pool, shuffleboard court, and managementCondo-hotel community with elevator, near hotel/motel, non-gatedCommunity of 75 units

Exterior

• Parking: Assigned covered parkingDetached garageUnderground parkingGuest parkingPaved parkingTwo parking spaces (2-car garage)
• Security: Secured lobby
• Utilities: Public waterPublic sewerCable available
• Home design: Condominium unitFour-story buildingEntry on level 2North-facingResale property
• Construction: Insulated concrete forms constructionStucco exteriorTile roof
• Exterior features: Security/high impact doorsStorageBalconyScreened porchCommunity poolBeachfront waterfrontSouth exposurePaved road

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveRangeRefrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)Ceiling fan(s)
• Interior features: Impact glass windowsBreakfast barCombined living and dining areaTub/showerCable TV availableHigh-speed internet availableFurnished
• Laundry & utility: WasherDryer

Price history

+1115.9% since first listed

3 events — show timeline

• 2026-02-04 Listed $839,000 FORTMLS
• 2011-07-22 Sold (Public Records) $410,000 Public Records
• 1981-03-01 Sold (Public Records) $69,000 Public Records

Property tax history

-16.8%/yr

Latest (2025): $789 · -0.4% YoY. Source: county tax records.