2445 W Gulf Dr Unit B-22 · Sanibel, FL 33957

$1,099,500

2 bd · 2.0 ba · 1,243 sqft · Condo · 56 Days on market

Built 1977 Excellent condition Garage $885/sqft · 6% below area Est $1.167M · 6% under $1648/mo HOA · 9% 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
• ARV discount +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.9/10.0
• Condition / age +4.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience island living at its finest in this beautifully decorated, turnkey condominium at Pointe Santo de Sanibel. Unit B-22 offers an exceptional opportunity to own a stunning beachfront property that is fully furnished and ready for immediate enjoyment or rental income. Surrounded by Sanibel’s breathtaking natural beauty, this spacious and inviting residence features tasteful coastal décor, comfortable living spaces, and all the amenities needed for a relaxing island retreat. Enjoy lush tropical landscaping, pristine beaches, and the tranquil atmosphere that makes Pointe Santo one of Sanibel’s most sought-after destinations.

Key facts

• Beachfront property
• Pristine beaches
• Fully furnished

Tags

• BEACHFRONT PROPERTY
• FULLY FURNISHED
• TROPICAL LANDSCAPING
• PRISTINE BEACHES
• INCOME PRODUCING CONDO
• ESTABLISHED RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $1.10M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $5k ($63k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.10M).
• Recommended offer: $1.07M (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 2.5% 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: 562 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 73d 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 $18,462/mo this rent would consume 181% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $308k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($1.07M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $1,066,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.68% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.81%
• DSCR: 1.93
• GRM: 5.0

CMA / ARV

• ARV (median comp): $1,167,021
• List price: $1,099,500
• Delta: -5.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2777 W Gulf Dr #109	0.61mi	2/2.0	1,276 (+3%)	0mo	$925,000	$725	67
2777 W Gulf Dr #211	0.61mi	2/2.0	1,276 (+3%)	14mo	$900,000	$705	56
2737 W Gulf Dr #238	0.54mi	2/2.0	1,007 (-19%)	0mo	$809,000	$803	49
1610 Middle Gulf Dr Unit B3	1.41mi	2/2.0	937 (-25%)	0mo	$370,000	$395	40
2840 W Gulf Dr #40	0.75mi	2/2.0	942 (-24%)	19mo	$425,000	$451	24
744 Marthas Ln	1.41mi	3/2.0 (+1)	1,368 (+10%)	30mo	$759,000	$555	23

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: 12.9%
• Equity multiple: 1.52×
• Total profit: $158,969
• Equity at exit: $163,939

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $576,240
• Equity at exit: $95,065

Cash invested: $307,860 (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
• Median asking: $950,000 ($745/sqft)
• Median days on market: 135 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +26.1% 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: 562
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $18,462 medium
• Mortgage (P&I): −$5,766
• Tax est. 1.5%: −$1,374 /mo · $16,492/yr
• Insurance: −$458
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,648
• Vacancy / Maint / Mgmt: −$3,877
• Net cashflow: $5,272

Break-even live

Break-even rent $11,788

Max offer price $1,099,500

Occupancy floor 66%

Sensitivity live

Price	-10% $6,032	-5% $5,652	+0% $5,272	+5% $4,892	+10% $4,513
Rent	-10% $3,814	-5% $4,543	+0% $5,272	+5% $6,002	+10% $6,731
Rate	-1.0pp $5,826	-0.5pp $5,552	base $5,272	+0.5pp $4,988	+1.0pp $4,698

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: $274,875
• Closing costs: $32,985
• 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 47B Sanibel, FL	2.0	2.0	1243	$20,000	$16.09	73d	1	0.01mi
2445 W Gulf Dr Unit 32E Sanibel, FL	2.0	2.0	1243	$18,000	$14.48	73d	1	0.06mi
1992 Roseate Ln Unit 414 Sanibel, FL	2.0	1.0	900	$1,400	$1.56	52d	1	1.15mi

Property features AI

Finance

• Other: Part of a complex with 141 units and 28 units in this building4 total floors in the building2 units per floor
• HOA & community: Quarterly condo fee of $4,943 (total annual recurring fees $19,772)Professional managementCommunity amenities include BBQ/picnic area and beach accessMaintenance covers pest control (interior & exterior), recreation facilities, and trash removalNon-gated community

Exterior

• Parking: Detached garage (1 car)Detached carport (1 car)
• Security: Impact resistant windows and doors
• Utilities: Central waterCentral sewerCable available
• Home design: Residential mid-rise (4–7 stories)Built in 1977Rear exposure faces eastPart of Pointe Santo de Sanibel condominium community
• Construction: Concrete block constructionBrick and stucco exterior finishBuilt-up or flat roof
• Exterior features: Tennis courtWater features / displayGulf, landscaped area, and water viewsCentral irrigation

Interior

• Kitchen: Electric cooktopDishwasherDisposalEat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathroomsMaster bathroom with dual sinks and separate tub and shower
• Heating & cooling: Central electric heatCentral electric cooling
• Interior features: Tray ceilingWalk-in closetDen / studyScreened lanai/porchTurnkey furnished
• Laundry & utility: Washer and dryer included

HOA detail $1,648/mo · $19,776/yr condo

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

Listing history 44 events

1. 2026-08-08
   days on market $1,099,500 Active 56 DOM
2. 2026-08-07
   days on market $1,099,500 Active 55 DOM
3. 2026-08-06
   days on market $1,099,500 Active 54 DOM
4. 2026-08-05
   days on market $1,099,500 Active 53 DOM
5. 2026-08-04
   days on market $1,099,500 Active 52 DOM
6. 2026-08-03
   days on market $1,099,500 Active 51 DOM
7. 2026-07-31
   days on market $1,099,500 Active 48 DOM
8. 2026-07-30
   days on market $1,099,500 Active 46 DOM
9. 2026-07-28
   days on market $1,099,500 Active 45 DOM
10. 2026-07-26
    days on market $1,099,500 Active 43 DOM
11. 2026-07-24
    days on market $1,099,500 Active 41 DOM
12. 2026-07-23
    days on market $1,099,500 Active 40 DOM
13. 2026-07-22
    days on market $1,099,500 Active 39 DOM
14. 2026-07-21
    days on market $1,099,500 Active 38 DOM
15. 2026-07-18
    days on market $1,099,500 Active 35 DOM
16. 2026-07-18
    days on market $1,099,500 Active 34 DOM
17. 2026-07-16
    days on market $1,099,500 Active 33 DOM
18. 2026-07-15
    days on market $1,099,500 Active 32 DOM
19. 2026-07-14
    days on market $1,099,500 Active 31 DOM
20. 2026-07-13
    days on market $1,099,500 Active 30 DOM
21. 2026-07-13
    days on market $1,099,500 Active 29 DOM
22. 2026-07-12
    days on market $1,099,500 Active 28 DOM
23. 2026-07-10
    days on market $1,099,500 Active 27 DOM
24. 2026-07-09
    days on market $1,099,500 Active 26 DOM
25. 2026-07-07
    days on market $1,099,500 Active 24 DOM
26. 2026-07-06
    days on market $1,099,500 Active 23 DOM
27. 2026-07-05
    days on market $1,099,500 Active 22 DOM
28. 2026-07-03
    days on market $1,099,500 Active 20 DOM
29. 2026-07-02
    days on market $1,099,500 Active 19 DOM
30. 2026-07-01
    days on market $1,099,500 Active 18 DOM
31. 2026-06-30
    days on market $1,099,500 Active 17 DOM
32. 2026-06-29
    days on market $1,099,500 Active 16 DOM
33. 2026-06-28
    days on market $1,099,500 Active 15 DOM
34. 2026-06-27
    days on market $1,099,500 Active 14 DOM
35. 2026-06-27
    days on market $1,099,500 Active 13 DOM
36. 2026-06-25
    days on market $1,099,500 Active 11 DOM
37. 2026-06-22
    days on market $1,099,500 Active 9 DOM
38. 2026-06-22
    days on market $1,099,500 Active 8 DOM
39. 2026-06-18
    days on market $1,099,500 Active 5 DOM
40. 2026-06-17
    days on market $1,099,500 Active 4 DOM
41. 2026-06-16
    days on market $1,099,500 Active 3 DOM
42. 2026-06-15
    days on market $1,099,500 Active 2 DOM
43. 2026-06-13
    remarks 674-char remark
44. 2026-06-13
    listed $1,099,500 Active 1 DOM

ⓘ 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 X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥112°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: $221,548
• − Mortgage interest: −$61,589
• − Property taxes: −$16,492
• − Insurance: −$6,295
• − Repairs & maintenance: −$17,724
• − Management: −$17,724
• − HOA: −$19,776
• − Depreciation: −$31,985
• Taxable income: $49,963
• Est. tax owed @ 24.0%: −$11,991
• After-tax cash flow: $51,278/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.

Condition & rehab AI · 2 photos

Excellent 95/100 None rehab

This beautifully decorated, turnkey condominium is in excellent condition with no visible repairs needed. Upgrades to flooring and smart home automation would significantly enhance its value for both resale and rental.

Value-add opportunities

• Both Upgrade flooring to high-end tile or hardwood — Enhances both aesthetic appeal and durability ↑
• Both Install smart home automation for energy efficiency and convenience — Improves both energy savings and home value ↑
• Both Add a smart thermostat for better climate control — Enhances comfort and energy efficiency ↑

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

• Other: Part of a complex with 141 units and 28 units in this building4 total floors in the building2 units per floor
• HOA & community: Quarterly condo fee of $4,943 (total annual recurring fees $19,772)Professional managementCommunity amenities include BBQ/picnic area and beach accessMaintenance covers pest control (interior & exterior), recreation facilities, and trash removalNon-gated community

Exterior

• Parking: Detached garage (1 car)Detached carport (1 car)
• Security: Impact resistant windows and doors
• Utilities: Central waterCentral sewerCable available
• Home design: Residential mid-rise (4–7 stories)Built in 1977Rear exposure faces eastPart of Pointe Santo de Sanibel condominium community
• Construction: Concrete block constructionBrick and stucco exterior finishBuilt-up or flat roof
• Exterior features: Tennis courtWater features / displayGulf, landscaped area, and water viewsCentral irrigation

Interior

• Kitchen: Electric cooktopDishwasherDisposalEat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathroomsMaster bathroom with dual sinks and separate tub and shower
• Heating & cooling: Central electric heatCentral electric cooling
• Interior features: Tray ceilingWalk-in closetDen / studyScreened lanai/porchTurnkey furnished
• Laundry & utility: Washer and dryer included

Price history

1 event — show timeline

• 2026-06-13 Listed $1,099,500 NAPLESMLS