200 Periwinkle Way #233 · Sanibel, FL 33957

$795,000

2 bd · 2.0 ba · 2,088 sqft · Condo public records · 184 Days on market

Built 1976 $1422/mo HOA · 8% 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

LUXURY EAST END CONDO, STEPS TO LIGHTHOUSE BEACH!! EVERYONE turns RIGHT; you go LEFT. Located on Sanibel’s highly desirable east end, this inviting END-UNIT large sq. footage condo, offers an exceptional coastal living experience just literal steps from Lighthouse Beach. Recently renovated with thoughtful detail, the residence features a stunning kitchen highlighted by custom teak cabinetry and striking Level 5 Blue Luis countertops—an elevated design choice that brings both character and craftsmanship to the space. The bright, open interior is enhanced by its favorable southern exposure, allowing sunlight to flow effortlessly through the living areas. From the screened lanai,

Key facts

• Clubhouse
• Screened lanai
• Tennis courts

Tags

• CUSTOM TEAK CABINETRY
• LEVEL 5 BLUE LUIS COUNTERTOPS
• SCREENED LANAI
• HEATED POOL
• TENNIS COURTS
• CLUBHOUSE

Property features AI

Finance

• Other: Property is part of a multi-unit complex (69 units total, 18 in building); 2 units per floor; building has 1 floor
• HOA & community: Mandatory HOA; Monthly HOA fee ($1,422); HOA covers cable, insurance, lawn/land maintenance, pest control (interior), repairs, sewer, trash removal and water; Community amenities include clubhouse, community pool and tennis court; Non-gated community with tennis facilities; Total annual recurring HOA fees: $17,064; total one-time fees: $399

Exterior

• Parking: 1 assigned parking space; Attached 1-car garage
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential condominium, low-rise (1–3 stories); End-unit; Rear exposure facing east; Part of Lighthouse Point Condo
• Construction: Concrete block construction; Metal roof; Built in 1976
• Exterior features: Patio; Below-ground private pool; Sliding windows; Impact-resistant windows; Stucco exterior

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms plus den (split bedroom floor plan)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; High-speed internet available; Smoke detectors; Volume ceiling; Walk-in closet; Common elevator; Dining area combined with living room; Den/study; Screened balcony; Partially furnished
• Laundry & utility: Washer in residence; Laundry in residence

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 $8k ($92k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $795k).
• Recommended offer: $700k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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; 1 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 $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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($700k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $205k; list at $795k implies a 288% 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→26/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 184 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: 2.29% ✓
• Cap rate: 18.46%
• Cash-on-cash: 43.45%
• DSCR: 2.93
• GRM: 3.6

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: 37.8%
• Equity multiple: 2.61×
• Total profit: $358,394
• Equity at exit: $118,537

10-year hold

• IRR: 44.3%
• Equity multiple: 5.23×
• Total profit: $942,348
• 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: 3.6×

Monthly cashflow live

• Estimated rent: $18,200 medium
• Mortgage (P&I): −$4,169
• Tax from tax record: −$396 /mo · $4,749/yr
• Insurance: −$331
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,422
• Vacancy / Maint / Mgmt: −$3,822
• Net cashflow: $7,633

Break-even live

Break-even rent $8,537

Max offer price $795,000

Occupancy floor 53%

Sensitivity live

Price	-10% $8,083	-5% $7,858	+0% $7,633	+5% $7,408	+10% $7,183
Rent	-10% $6,196	-5% $6,914	+0% $7,633	+5% $8,352	+10% $9,071
Rate	-1.0pp $8,034	-0.5pp $7,836	base $7,633	+0.5pp $7,427	+1.0pp $7,218

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Lagoon Dr Sanibel, FL	3.0	2.0	1704	$18,200	$10.68	24d	1	0.50mi

HOA detail condo

• Monthly dues: $1,422 · $17,064/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-01-06
   price $795,000
2. 2025-11-21
   listed $825,000 Active
3. 2025-10-30
   historical
4. 2024-11-21
   listed $848,000 Active
5. 1996-10-14
   soldstatus $205,000

ⓘ 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: $4,749 · $396/mo
• Projected year-2 tax: $6,598 · $550/mo
• Expected delta: +$1,849/yr (+$154/mo · 38.9%)

ⓘ 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: $218,400
• − Mortgage interest: −$44,532
• − Property taxes: −$4,749
• − Insurance: −$9,094
• − Repairs & maintenance: −$17,472
• − Management: −$17,472
• − HOA: −$17,064
• − Depreciation: −$23,127
• Taxable income: $84,890
• Est. tax owed @ 24.0%: −$20,374
• After-tax cash flow: $71,227/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

+287.8% since first listed

5 events — show timeline

• 2026-01-06 Price Changed $795,000 BEARMLS
• 2025-11-21 Listed $825,000 BEARMLS
• 2025-10-30 Listing Removed — FORTMLS
• 2024-11-21 Listed $848,000 FORTMLS
• 1996-10-14 Sold (Public Records) $205,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $4,749 · +975.5% YoY. Source: county tax records.