200 Periwinkle Way #225 · Sanibel, FL 33957

$749,000

2 bd · 2.0 ba · 1,578 sqft · Condo public records · 74 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

Iconic Lighthouse Pointe Condo's. This direct bayfront 2 bedroom 2 bathroom with a den has gorgeous ever changing bay views in this 2nd floor unit. New carpeting throughout and ready for the new owner to make it their own. New hurricane shutters over sliding doors in living room & the Primary room. Walk out to the Bay or walk directly across the street to the beach. The Iconic Sanibel Lighthouse is just a stroll down the beach and some of the best shelling Sanibel has to offer. Easy off and on the Islands being on the lighthouse end of Sanibel.

Key facts

• Bayfront
• Bay views
• Walk out to the bay

Tags

• BAYFRONT
• HURRICANE SLIDING DOORS
• BAY VIEWS
• WALK OUT TO THE BAY

Property features AI

Finance

• Financial info: Pets allowed conditionally (call), maximum 2 pets, max weight 35 lbs
• HOA & community: Has homeowners association; Monthly association fee of $1,422; HOA covers association management, cable TV, insurance, irrigation water, legal/accounting, grounds maintenance, pest control, sewer, trash and water; Community amenities include beach rights, beach access, clubhouse, bike storage, storage, and management; Community features: Elevator, non-gated; 69 units in the community

Exterior

• Parking: Assigned parking (one space)
• Security: Smoke detector(s); Security/high-impact doors
• Utilities: Cable available; Public water (assessment paid); Sewer (assessment paid)
• Home design: Condominium / multi-unit community; 3 stories total; Entry level: 2; Faces west; Resale property
• Construction: Block, concrete and stucco construction; Built-up and flat roof
• Exterior features: Security/high-impact doors; Open patio; Porch; Smoke detectors; East exposure; Has view; Bay-front waterfront

Interior

• Kitchen: Dishwasher; Freezer; Disposal; Microwave; Refrigerator; Eat-in kitchen; Pantry; Breakfast bar
• Bedrooms: Den
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Sliding windows; Breakfast bar; Built-in features; Entrance foyer; Eat-in kitchen; Combined living/dining room; Pantry; Tub/shower; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $749k.

Deal economics

• At list price, monthly cash flow is $8k ($91k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $749k).
• Recommended offer: $704k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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 $22k 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 $210k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; list at $749k implies a 714% 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 $704,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.43% ✓
• Cap rate: 19.10%
• Cash-on-cash: 45.74%
• DSCR: 3.04
• GRM: 3.4

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: 40.2%
• Equity multiple: 2.73×
• Total profit: $361,849
• Equity at exit: $111,678

10-year hold

• IRR: 46.6%
• Equity multiple: 5.49×
• Total profit: $940,863
• Equity at exit: $64,760

Cash invested: $209,720 (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: 3.4×

Monthly cashflow live

• Estimated rent: $18,200 medium
• Mortgage (P&I): −$3,928
• Tax from tax record: −$723 /mo · $8,672/yr
• Insurance: −$312
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,422
• Vacancy / Maint / Mgmt: −$3,822
• Net cashflow: $7,567

Break-even live

Break-even rent $8,622

Max offer price $749,000

Occupancy floor 53%

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: $187,250
• Closing costs: $22,470
• 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	23d	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 13 events

1. 2026-06-17
   days on market $749,000 Active 74 DOM
2. 2026-06-16
   days on market $749,000 Active 73 DOM
3. 2026-06-15
   days on market $749,000 Active 72 DOM
4. 2026-06-13
   days on market $749,000 Active 70 DOM
5. 2026-06-10
   days on market $749,000 Active 67 DOM
6. 2026-06-09
   days on market $749,000 Active 66 DOM
7. 2026-06-07
   days on market $749,000 Active 64 DOM
8. 2026-06-03
   days on market $749,000 Active 60 DOM
9. 2026-06-02
   days on market $749,000 Active 59 DOM
10. 2026-06-01
    days on market $749,000 Active 58 DOM
11. 2026-06-01
    days on market $749,000 Active 57 DOM
12. 2026-04-02
    listed $749,000 Active
13. 1976-07-01
    soldstatus $92,000

ⓘ 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: $8,672 · $723/mo
• Projected year-2 tax: $8,672 · $723/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: $218,400
• − Mortgage interest: −$41,956
• − Property taxes: −$8,672
• − Insurance: −$8,864
• − Repairs & maintenance: −$17,472
• − Management: −$17,472
• − HOA: −$17,064
• − Depreciation: −$21,789
• Taxable income: $85,112
• Est. tax owed @ 24.0%: −$20,427
• After-tax cash flow: $70,376/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

+714.1% since first listed

2 events — show timeline

• 2026-04-02 Listed $749,000 FORTMLS
• 1976-07-01 Sold (Public Records) $92,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $8,672 · +850.0% YoY. Source: county tax records.