9007 Mockingbird Dr · Sanibel, FL 33957

$1,100,000

3 bd · 2.0 ba · 3,131 sqft · SingleFamily public records · 31 Days on market

Built 2002 0.57 ac lot $23/mo HOA

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Why this score? — see what drove the C- 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +6.0/10.0
• 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

-Expansive views of Horseshoe Lake from this Florida style upscale home. High ceilings, extended kitchen w/ granite counter tops, maple cabinets, stainless appliances, built in oven & micro. , new glass cook top & computer nook. Tiled veranda off kitchen overlooking lake with dining/conversation & BBQ area. Master bdrm. offers his/hers walk-in closets w/ screened balcony. New master bath with Spa tub, tiled dbl. shower, separate lavatory & bidet rooms. Guest Bdrm. built-ins & walk-out to lanai. Plantation shutters, 2 new A/C's & h/w heaters, elect. storm shutters, security lights, elevator ready. Saltwater pool w/ spa & waterfall makes for awesome lower level entertaining. .SO much more!

Key facts

• Water views
• Soaking tub
• Chef's kitchen

Tags

• WATER VIEWS
• CHEF'S KITCHEN
• TILED VERANDA
• PRIVATE SCREENED BALCONY
• SOAKING TUB
• OVERSIZED TILED DOUBLE SHOWER

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with management; Annual association fee $275; Community of 377 units; Non-gated community

Exterior

• Parking: Attached covered garage with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: 2-story home; Resale property; Faces north; Raised foundation with pillar/post/pier
• Construction: Metal roof; Stucco and vinyl siding
• Exterior features: Lanai (open); Porch (open); Screened porch; Electric shutters; Smoke detector(s); Paved road access; Irregular lot; Waterfront on a lake; South exposure; Has a view

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Kitchen island; Breakfast bar; Eat-in kitchen
• Bedrooms: Split bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; Bathtub and separate shower; Bidet
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Bidet; Built-in features; Bathtub; Entrance foyer; Eat-in kitchen; High ceilings; Kitchen island; Living/dining room; Separate shower; Vaulted ceilings; Walk-in closets; Elevator; Split bedrooms; Double hung windows; Furnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.10M).
• Recommended offer: $1.07M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 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; 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 $33k 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($1.07M) is reasonable based on typical stale-listing flexibility.

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 $1,067,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.10% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $2,324,768
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
788 Birdie View Pt	0.89mi	3/3.0	2,909 (-7%)	4mo	$1,600,000	$550	46
1751 Jewel Box Dr	0.84mi	4/4.0 (+1)	2,718 (-13%)	2mo	$775,000	$285	28

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-94,025
• Equity at exit: $164,014

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $28,105
• Equity at exit: $95,108

Cash invested: $308,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $12,046 medium
• Mortgage (P&I): −$5,769
• Tax from tax record: −$1,527 /mo · $18,319/yr
• Insurance: −$458
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$23
• Vacancy / Maint / Mgmt: −$2,530
• Net cashflow: $1,314

Break-even live

Break-even rent $10,384

Max offer price $1,100,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,936	-5% $1,625	+0% $1,314	+5% $1,002	+10% $691
Rent	-10% $362	-5% $838	+0% $1,314	+5% $1,790	+10% $2,265
Rate	-1.0pp $1,868	-0.5pp $1,593	base $1,314	+0.5pp $1,029	+1.0pp $739

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 Anchor Dr Sanibel, FL	4.0	3.0	3100	$6,000	$1.94	25d	1	1.20mi
1111 Schooner Pl Sanibel, FL	4.0	3.0	3073	$19,000	$6.18	25d	1	1.36mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: waterpoolsecurity

Listing history 22 events

1. 2026-06-22
   days on market $1,100,000 Active 31 DOM
2. 2026-06-17
   days on market $1,100,000 Active 27 DOM
3. 2026-06-16
   days on market $1,100,000 Active 26 DOM
4. 2026-06-15
   days on market $1,100,000 Active 25 DOM
5. 2026-06-13
   pricedays on market $1,100,000 Active 23 DOM
6. 2026-06-10
   days on market $1,200,000 Active 20 DOM
7. 2026-06-09
   days on market $1,200,000 Active 19 DOM
8. 2026-06-08
   days on market $1,200,000 Active 18 DOM
9. 2026-06-07
   days on market $1,200,000 Active 17 DOM
10. 2026-06-03
    days on market $1,200,000 Active 13 DOM
11. 2026-06-02
    days on market $1,200,000 Active 12 DOM
12. 2026-06-01
    days on market $1,200,000 Active 11 DOM
13. 2026-05-31
    days on market $1,200,000 Active 10 DOM
14. 2026-05-20
    listed $1,200,000 Active
15. 2014-06-12
    soldstatus $960,000
16. 2014-06-10
    soldstatus $960,000 738-char remark

    Show marketing remark (738 chars)

    -Expansive views of Horseshoe Lake from this Florida style upscale home. High ceilings, extended kitchen w/ granite counter tops, maple cabinets, stainless appliances, built in oven & micro. , new glass cook top & computer nook. Tiled veranda off kitchen overlooking lake with dining/conversation & BBQ area. Master bdrm. offers his/hers walk-in closets w/ screened balcony. New master bath with Spa tub, tiled dbl. shower, separate lavatory & bidet rooms. Guest Bdrm. built-ins & walk-out to lanai. Plantation shutters, 2 new A/C's & h/w heaters, elect. storm shutters, security lights, elevator ready. Saltwater pool w/ spa & waterfall makes for awesome lower level entertaining. .SO much more!

17. 2014-06-10
    price $1,035,000 738-char remark

    Show marketing remark (738 chars)

    -Expansive views of Horseshoe Lake from this Florida style upscale home. High ceilings, extended kitchen w/ granite counter tops, maple cabinets, stainless appliances, built in oven & micro. , new glass cook top & computer nook. Tiled veranda off kitchen overlooking lake with dining/conversation & BBQ area. Master bdrm. offers his/hers walk-in closets w/ screened balcony. New master bath with Spa tub, tiled dbl. shower, separate lavatory & bidet rooms. Guest Bdrm. built-ins & walk-out to lanai. Plantation shutters, 2 new A/C's & h/w heaters, elect. storm shutters, security lights, elevator ready. Saltwater pool w/ spa & waterfall makes for awesome lower level entertaining. .SO much more!

18. 2005-09-01
    soldstatus $869,000
19. 2005-08-31
    soldstatus $869,000 510-char remark

    Show marketing remark (510 chars)

    Immaculate less than 2-yr-new olde-Florida-style design. Expansive southern views of Horseshoe Lake. Designed by The Sater Group, built by Valiquette. Main living area and 50' veranda are tiled. Kitchen has upscale appliances, granite counter-tops, maple-frost cabinets. Separate utility room with Maytag Neptune appliances. Two guest rooms and bath on main level with 2nd guest room currently used as den/office (built-ins for surround-sound computer equipment are on top of the carpet and could be easily rem

20. 2005-07-09
    price $899,000 510-char remark

    Show marketing remark (510 chars)

    Immaculate less than 2-yr-new olde-Florida-style design. Expansive southern views of Horseshoe Lake. Designed by The Sater Group, built by Valiquette. Main living area and 50' veranda are tiled. Kitchen has upscale appliances, granite counter-tops, maple-frost cabinets. Separate utility room with Maytag Neptune appliances. Two guest rooms and bath on main level with 2nd guest room currently used as den/office (built-ins for surround-sound computer equipment are on top of the carpet and could be easily rem

21. 2000-04-17
    soldstatus $235,000
22. 1982-05-01
    soldstatus $37,500

ⓘ 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: $18,319 · $1,527/mo
• Projected year-2 tax: $18,319 · $1,527/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: $144,558
• − Mortgage interest: −$61,617
• − Property taxes: −$18,319
• − Insurance: −$10,618
• − Repairs & maintenance: −$11,565
• − Management: −$11,565
• − HOA: −$276
• − Depreciation: −$32,000
• Taxable loss: −$1,402
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $16,101/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

+3100.0% since first listed

9 events — show timeline

• 2026-05-20 Listed $1,200,000 FORTMLS
• 2014-06-12 Sold (Public Records) $960,000 Public Records
• 2014-06-10 Price Changed $1,035,000 FORTMLS
• 2014-06-10 Sold (MLS) $960,000 FORTMLS
• 2005-09-01 Sold (Public Records) $869,000 Public Records
• 2005-08-31 Sold (MLS) $869,000 FORTMLS
• 2005-07-09 Price Changed $899,000 FORTMLS
• 2000-04-17 Sold (Public Records) $235,000 Public Records
• 1982-05-01 Sold (Public Records) $37,500 Public Records

Property tax history

+6.2%/yr

Latest (2025): $18,319 · -5.4% YoY. Source: county tax records.