827 E Gulf Dr Unit K2 · Sanibel, FL 33957

$447,007

2 bd · 2.0 ba · 967 sqft · Condo public records · 211 Days on market

Built 1974 $1903/mo HOA · 18% of rent ↓ 49% since listing

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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 MLS

This newly remodeled 2-bedroom, 2-bathroom first-floor condo in Sanibel Arms West has undergone a complete renovation. The condo is located near the beach and canal, offering serene relaxation with access to boating, fishing, and breathtaking views of the Gulf. This community features a wide range of amenities, including a heated pool, tennis and pickleball courts, boat dockage, a clubhouse, and outdoor grilling areas. Additionally, this condo offers rental income potential with on-site management to assist with bookings.

Key facts

• Complete renovation
• Near the beach
• Tennis courts

Tags

• COMPLETE RENOVATION
• NEAR THE BEACH
• ACCESS TO BOATING
• ACCESS TO FISHING
• HEATED POOL
• TENNIS COURTS

Property features AI

Finance

• Other: Total annual fees (multi-family): $22,838.28; Total monthly fees (multi-family): $1,903.19
• Financial info: Lease restrictions apply
• HOA & community: Leslie association; Monthly HOA fee of $1,903.19; HOA fee includes escrow reserves, grounds maintenance, and pool; Association fees required; Community amenities: pool and tennis courts; No pets allowed

Exterior

• Parking: Directions to complex available
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected
• Home design: Condominium; Residential property; One-level unit (located on floor 1); Faces southwest; Completed condition
• Construction: Block construction; Metal roof; Slab foundation; Building K
• Exterior features: Balcony; Exterior lighting; Sliding doors; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Kitchen/family room combo; Solid surface and stone countertops; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $447k.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $447k).
• Recommended offer: $393k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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 $3k of loan paydown is wiped out by about $13k 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 $125k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $47k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $393,366 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1974 — 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: 2.35% ✓
• Cap rate: 16.46%
• Cash-on-cash: 36.30%
• DSCR: 2.62
• GRM: 3.5

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: 27.4%
• Equity multiple: 2.14×
• Total profit: $142,824
• Equity at exit: $66,650

10-year hold

• IRR: 35.0%
• Equity multiple: 4.24×
• Total profit: $405,136
• Equity at exit: $38,649

Cash invested: $125,162 (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: 3.5×

Monthly cashflow live

• Estimated rent: $10,500 medium
• Mortgage (P&I): −$2,344
• Tax from tax record: −$76 /mo · $907/yr
• Insurance: −$186
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,903
• Vacancy / Maint / Mgmt: −$2,205
• Net cashflow: $3,359

Break-even live

Break-even rent $6,248

Max offer price $447,007

Occupancy floor 63%

Sensitivity live

Price	-10% $3,612	-5% $3,486	+0% $3,359	+5% $2,722	+10% $2,567
Rent	-10% $2,530	-5% $2,945	+0% $3,359	+5% $3,774	+10% $4,189
Rate	-1.0pp $3,585	-0.5pp $3,473	base $3,359	+0.5pp $3,244	+1.0pp $3,126

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: $111,752
• Closing costs: $13,410
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
827 E Gulf Dr Unit G8 Sanibel, FL	2.0	2.0	1040	$10,500	$10.10	24d	1	0.07mi

HOA detail condo

• Monthly dues: $1,903 · $22,836/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-05-01
   status Pending

   Show marketing remark (527 chars)

   This newly remodeled 2-bedroom, 2-bathroom first-floor condo in Sanibel Arms West has undergone a complete renovation. The condo is located near the beach and canal, offering serene relaxation with access to boating, fishing, and breathtaking views of the Gulf. This community features a wide range of amenities, including a heated pool, tennis and pickleball courts, boat dockage, a clubhouse, and outdoor grilling areas. Additionally, this condo offers rental income potential with on-site management to assist with bookings.

2. 2026-05-01
   status Pending With Contingencies 527-char remark

   Show marketing remark (527 chars)

   This newly remodeled 2-bedroom, 2-bathroom first-floor condo in Sanibel Arms West has undergone a complete renovation. The condo is located near the beach and canal, offering serene relaxation with access to boating, fishing, and breathtaking views of the Gulf. This community features a wide range of amenities, including a heated pool, tennis and pickleball courts, boat dockage, a clubhouse, and outdoor grilling areas. Additionally, this condo offers rental income potential with on-site management to assist with bookings.

3. 2026-04-20
   price $447,007 527-char remark

   Show marketing remark (527 chars)

   This newly remodeled 2-bedroom, 2-bathroom first-floor condo in Sanibel Arms West has undergone a complete renovation. The condo is located near the beach and canal, offering serene relaxation with access to boating, fishing, and breathtaking views of the Gulf. This community features a wide range of amenities, including a heated pool, tennis and pickleball courts, boat dockage, a clubhouse, and outdoor grilling areas. Additionally, this condo offers rental income potential with on-site management to assist with bookings.

4. 2026-04-20
   price $447,007

   Show marketing remark (527 chars)

   This newly remodeled 2-bedroom, 2-bathroom first-floor condo in Sanibel Arms West has undergone a complete renovation. The condo is located near the beach and canal, offering serene relaxation with access to boating, fishing, and breathtaking views of the Gulf. This community features a wide range of amenities, including a heated pool, tennis and pickleball courts, boat dockage, a clubhouse, and outdoor grilling areas. Additionally, this condo offers rental income potential with on-site management to assist with bookings.

5. 2026-04-08
   price $464,123 527-char remark

   Show marketing remark (527 chars)

   This newly remodeled 2-bedroom, 2-bathroom first-floor condo in Sanibel Arms West has undergone a complete renovation. The condo is located near the beach and canal, offering serene relaxation with access to boating, fishing, and breathtaking views of the Gulf. This community features a wide range of amenities, including a heated pool, tennis and pickleball courts, boat dockage, a clubhouse, and outdoor grilling areas. Additionally, this condo offers rental income potential with on-site management to assist with bookings.

6. 2026-04-08
   price $464,123

   Show marketing remark (527 chars)

   This newly remodeled 2-bedroom, 2-bathroom first-floor condo in Sanibel Arms West has undergone a complete renovation. The condo is located near the beach and canal, offering serene relaxation with access to boating, fishing, and breathtaking views of the Gulf. This community features a wide range of amenities, including a heated pool, tennis and pickleball courts, boat dockage, a clubhouse, and outdoor grilling areas. Additionally, this condo offers rental income potential with on-site management to assist with bookings.

7. 2026-03-25
   price $469,003 527-char remark

   Show marketing remark (527 chars)

   This newly remodeled 2-bedroom, 2-bathroom first-floor condo in Sanibel Arms West has undergone a complete renovation. The condo is located near the beach and canal, offering serene relaxation with access to boating, fishing, and breathtaking views of the Gulf. This community features a wide range of amenities, including a heated pool, tennis and pickleball courts, boat dockage, a clubhouse, and outdoor grilling areas. Additionally, this condo offers rental income potential with on-site management to assist with bookings.

8. 2026-03-24
   price $469,003
9. 2026-02-24
   price $474,123 527-char remark

   Show marketing remark (527 chars)

   This newly remodeled 2-bedroom, 2-bathroom first-floor condo in Sanibel Arms West has undergone a complete renovation. The condo is located near the beach and canal, offering serene relaxation with access to boating, fishing, and breathtaking views of the Gulf. This community features a wide range of amenities, including a heated pool, tennis and pickleball courts, boat dockage, a clubhouse, and outdoor grilling areas. Additionally, this condo offers rental income potential with on-site management to assist with bookings.

10. 2026-02-24
    price $474,123

    Show marketing remark (527 chars)

    This newly remodeled 2-bedroom, 2-bathroom first-floor condo in Sanibel Arms West has undergone a complete renovation. The condo is located near the beach and canal, offering serene relaxation with access to boating, fishing, and breathtaking views of the Gulf. This community features a wide range of amenities, including a heated pool, tennis and pickleball courts, boat dockage, a clubhouse, and outdoor grilling areas. Additionally, this condo offers rental income potential with on-site management to assist with bookings.

11. 2026-02-03
    listed $494,004 Active 527-char remark

    Show marketing remark (527 chars)

    This newly remodeled 2-bedroom, 2-bathroom first-floor condo in Sanibel Arms West has undergone a complete renovation. The condo is located near the beach and canal, offering serene relaxation with access to boating, fishing, and breathtaking views of the Gulf. This community features a wide range of amenities, including a heated pool, tennis and pickleball courts, boat dockage, a clubhouse, and outdoor grilling areas. Additionally, this condo offers rental income potential with on-site management to assist with bookings.

12. 2026-01-26
    price $494,004
13. 2026-01-12
    price $495,005
14. 2025-12-12
    price $496,003
15. 2025-11-18
    price $597,003
16. 2025-10-14
    price $686,111
17. 2025-10-02
    listed $687,125 Active
18. 2025-08-27
    historical
19. 2025-08-04
    price $597,007
20. 2025-05-05
    price $697,777
21. 2025-04-08
    price $767,777
22. 2025-03-14
    price $774,007
23. 2025-02-20
    price $799,125
24. 2025-02-03
    listed $869,005 Active

ⓘ 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: $907 · $76/mo
• Projected year-2 tax: $3,710 · $309/mo
• Expected delta: +$2,803/yr (+$234/mo · 308.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°F today · 28 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: $126,000
• − Mortgage interest: −$25,039
• − Property taxes: −$907
• − Insurance: −$7,354
• − Repairs & maintenance: −$10,080
• − Management: −$10,080
• − HOA: −$22,836
• − Depreciation: −$13,004
• Taxable income: $36,700
• Est. tax owed @ 24.0%: −$8,808
• After-tax cash flow: $31,505/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

-48.6% since first listed

24 events — show timeline

• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Pending — BEARMLS
• 2026-04-20 Price Changed $447,007 BEARMLS
• 2026-04-20 Price Changed $447,007 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $464,123 BEARMLS
• 2026-04-08 Price Changed $464,123 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $469,003 BEARMLS
• 2026-03-24 Price Changed $469,003 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $474,123 BEARMLS
• 2026-02-24 Price Changed $474,123 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listed $494,004 BEARMLS
• 2026-01-26 Price Changed $494,004 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $495,005 Stellar MLS as Distributed by MLS Grid
• 2025-12-12 Price Changed $496,003 Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $597,003 Stellar MLS as Distributed by MLS Grid
• 2025-10-14 Price Changed $686,111 Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Listed $687,125 Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Price Changed $597,007 Stellar MLS as Distributed by MLS Grid
• 2025-05-05 Price Changed $697,777 Stellar MLS as Distributed by MLS Grid
• 2025-04-08 Price Changed $767,777 Stellar MLS as Distributed by MLS Grid
• 2025-03-14 Price Changed $774,007 Stellar MLS as Distributed by MLS Grid
• 2025-02-20 Price Changed $799,125 Stellar MLS as Distributed by MLS Grid
• 2025-02-03 Listed $869,005 Stellar MLS as Distributed by MLS Grid

Property tax history

-14.8%/yr

Latest (2025): $907 · -0.4% YoY. Source: county tax records.