2445 W Gulf Dr Unit 6D · Sanibel, FL 33957

$895,000

2 bd · 2.0 ba · 1,243 sqft · Condo public records · 216 Days on market

Built 1974 Excellent condition $720/sqft · 21% below area Est $1.131M · 21% under $1798/mo HOA · 10% of rent

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Why this score? — see what drove the A- 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 +15.0/15.0
• 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 MLS

Pointe Santo de Sanibel condominium offers an amazing lifestyle with views of the Gulf, resort-style amenities, & a spacious floor plan right in the heart of Sanibel Island. This furnished 2 bedroom, 2 bathroom is the perfect island retreat or rental investment with over 1,300 sqft, dining area, fully equipped kitchen, eat-in breakfast nook, & open concept living space. The large master bedroom is perfectly positioned with a relaxing view, private entrance to the lanai, full master bathroom, and roomy closets. Overnight guests will appreciate the private second bedroom & private access to the 2nd full bathroom. Relax and unwind on your expansive lanai overlooking the beautifully manicured lawns, lush tropical setting, winding lagoon, Tiki bbq area with grills, and views of Sanibel’s famous Florida sunsets. This home includes impact doors/windows, private beach access with sun chairs, conveniently located parking space, resort-style pool, community center, tennis courts, volleyball, shuffleboard, and social activities. Enjoy the convenience of biking to Bailey’s supermarket, many popular restaurants, and shopping centers!

Key facts

• Gulf-front community
• Barbecue grills
• $1,798 HOA

Tags

• PEEK-A-BOO GULF VIEWS
• EASY STAIR-FREE ACCESS
• PRIME NEARBY PARKING SPACE
• EXTERIOR STORAGE UNITS
• BARBECUE GRILLS
• GULF-FRONT COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $895k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $7k ($78k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $895k).
• Recommended offer: $788k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 2.6% 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: 582 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 120d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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 $251k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($788k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $283k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $500k; list at $895k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $787,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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: 2.06% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.55%
• DSCR: 2.40
• GRM: 4.0

CMA / ARV

• ARV (median comp): $1,130,945
• List price: $895,000
• Delta: -20.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2445 W Gulf Dr Unit 6B	0.06mi	2/2.0	1,243 (0%)	1mo	$860,000	$692	96
2777 W Gulf Dr #109	0.67mi	2/2.0	1,276 (+3%)	2mo	$925,000	$725	63
555 Piedmont Rd	1.26mi	3/2.0 (+1)	1,248 (+0%)	1mo	$835,000	$669	58
2777 W Gulf Dr #211	0.67mi	2/2.0	1,276 (+3%)	15mo	$900,000	$705	52
3015 W Gulf Dr #102	1.02mi	2/2.0	1,368 (+10%)	1mo	$817,000	$597	47
2737 W Gulf Dr #238	0.60mi	2/2.0	1,007 (-19%)	2mo	$809,000	$803	45
1610 Middle Gulf Dr Unit D5	1.35mi	2/2.0	1,050 (-16%)	0mo	$360,000	$343	40
1610 Middle Gulf Dr Unit B3	1.35mi	2/2.0	937 (-25%)	2mo	$370,000	$395	39
744 Marthas Ln	1.37mi	3/2.0 (+1)	1,368 (+10%)	31mo	$759,000	$555	23
2840 W Gulf Dr #40	0.80mi	2/2.0	942 (-24%)	21mo	$425,000	$451	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: 26.2%
• Equity multiple: 2.08×
• Total profit: $271,793
• Equity at exit: $133,447

10-year hold

• IRR: 33.9%
• Equity multiple: 4.10×
• Total profit: $777,348
• Equity at exit: $77,383

Cash invested: $250,600 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $950,000 ($745/sqft)
• Median days on market: 135 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +22.2% 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: 582
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $18,445 medium
• Mortgage (P&I): −$4,693
• Tax est. 1.5%: −$1,119 /mo · $13,425/yr
• Insurance: −$373
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,798
• Vacancy / Maint / Mgmt: −$3,873
• Net cashflow: $6,522

Break-even live

Break-even rent $10,189

Max offer price $895,000

Occupancy floor 60%

Sensitivity live

Price	-10% $7,141	-5% $6,831	+0% $6,522	+5% $6,213	+10% $5,904
Rent	-10% $5,065	-5% $5,794	+0% $6,522	+5% $7,251	+10% $7,979
Rate	-1.0pp $6,973	-0.5pp $6,750	base $6,522	+0.5pp $6,290	+1.0pp $6,054

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: $223,750
• Closing costs: $26,850
• 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 32E Sanibel, FL	2.0	2.0	1243	$18,000	$14.48	119d	1	0.02mi
2445 W Gulf Dr Unit 47B Sanibel, FL	2.0	2.0	1243	$20,000	$16.09	119d	1	0.07mi
1992 Roseate Ln Unit 414 Sanibel, FL	2.0	1.0	900	$1,400	$1.56	99d	1	1.11mi

Property features AI

Finance

• Financial info: Pets allowed conditionally (call); typically 1 pet max, max weight ~10 lbs
• HOA & community: Homeowners association with quarterly feeAssociation covers management, insurance, legal/accounting, grounds maintenance, pest control, and recreation facilitiesAssociation amenities include beach rights, beach access, clubhouse, and managementNon-gated community

Exterior

• Parking: Detached or on-site parking (details not provided)
• Security: Smoke detectors
• Utilities: Public waterPublic sewerCable availableHigh-speed internet available
• Home design: Single-story unitEntry level 1Resale propertyFaces west
• Construction: Block and concrete constructionBuilt-up and flat roof
• Exterior features: LanaiPorchScreened porchGulf and lagoon waterfrontEast exposureHas viewLot size ~0.32 acres

Interior

• Kitchen: Built-in ovenMicrowaveDishwasherDisposalIcemakerRefrigerator (with ice maker)
• Bedrooms: Guest quarters
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)Ceiling fans
• Interior features: Impact-resistant windowsBreakfast barOpen living/dining areaShower-only bath with separate showerUnfurnished
• Laundry & utility: WasherDryer

HOA detail $1,798/mo · $21,576/yr condo

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

Listing history 50 events

1. 2026-09-24
   days on market $895,000 Active 216 DOM
2. 2026-09-23
   days on market $895,000 Active 215 DOM
3. 2026-09-22
   days on market $895,000 Active 214 DOM
4. 2026-09-21
   days on market $895,000 Active 213 DOM
5. 2026-09-17
   days on market $895,000 Active 209 DOM
6. 2026-09-14
   days on market $895,000 Active 206 DOM
7. 2026-09-13
   days on market $895,000 Active 205 DOM
8. 2026-09-13
   days on market $895,000 Active 204 DOM
9. 2026-09-11
   days on market $895,000 Active 203 DOM
10. 2026-09-05
    days on market $895,000 Active 197 DOM
11. 2026-09-04
    days on market $895,000 Active 196 DOM
12. 2026-09-03
    days on market $895,000 Active 195 DOM
13. 2026-08-31
    days on market $895,000 Active 192 DOM
14. 2026-08-28
    days on market $895,000 Active 189 DOM
15. 2026-08-26
    days on market $895,000 Active 187 DOM
16. 2026-08-24
    days on market $895,000 Active 185 DOM
17. 2026-08-23
    days on market $895,000 Active 184 DOM
18. 2026-08-21
    days on market $895,000 Active 182 DOM
19. 2026-08-20
    days on market $895,000 Active 181 DOM
20. 2026-08-19
    days on market $895,000 Active 180 DOM
21. 2026-08-18
    days on market $895,000 Active 179 DOM
22. 2026-08-16
    days on market $895,000 Active 177 DOM
23. 2026-08-15
    days on market $895,000 Active 176 DOM
24. 2026-08-13
    days on market $895,000 Active 174 DOM
25. 2026-08-11
    days on market $895,000 Active 172 DOM
26. 2026-08-10
    days on market $895,000 Active 171 DOM
27. 2026-08-09
    days on market $895,000 Active 170 DOM
28. 2026-08-07
    days on market $895,000 Active 168 DOM
29. 2026-08-06
    days on market $895,000 Active 167 DOM
30. 2026-08-05
    days on market $895,000 Active 166 DOM
31. 2026-08-04
    days on market $895,000 Active 165 DOM
32. 2026-07-30
    days on market $895,000 Active 159 DOM
33. 2026-07-28
    days on market $895,000 Active 158 DOM
34. 2026-07-26
    days on market $895,000 Active 156 DOM
35. 2026-07-24
    days on market $895,000 Active 154 DOM
36. 2026-07-23
    days on market $895,000 Active 153 DOM
37. 2026-07-22
    days on market $895,000 Active 152 DOM
38. 2026-07-21
    days on market $895,000 Active 151 DOM
39. 2026-07-18
    days on market $895,000 Active 148 DOM
40. 2026-07-18
    days on market $895,000 Active 147 DOM
41. 2026-07-16
    days on market $895,000 Active 146 DOM
42. 2026-07-15
    days on market $895,000 Active 145 DOM
43. 2026-07-13
    days on market $895,000 Active 143 DOM
44. 2026-07-13
    days on market $895,000 Active 142 DOM
45. 2026-07-12
    days on market $895,000 Active 141 DOM
46. 2026-07-10
    days on market $895,000 Active 140 DOM
47. 2026-07-09
    days on market $895,000 Active 139 DOM
48. 2026-07-07
    days on market $895,000 Active 137 DOM
49. 2026-07-06
    days on market $895,000 Active 136 DOM
50. 2026-07-05
    days on market $895,000 Active 135 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 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥112°F today · 27 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: $221,343
• − Mortgage interest: −$50,134
• − Property taxes: −$13,425
• − Insurance: −$5,272
• − Repairs & maintenance: −$17,707
• − Management: −$17,707
• − HOA: −$21,576
• − Depreciation: −$26,036
• Taxable income: $69,484
• Est. tax owed @ 24.0%: −$16,676
• After-tax cash flow: $61,589/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 · 10 photos

Excellent 95/100 None rehab

This well-maintained and modern townhouse is in excellent condition and ready for immediate occupancy. It offers a prime location with easy access to the beach and resort-style amenities.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhanced landscaping can improve the home's curb appeal and attract more buyers or renters. ↑
• Both Add a smart home system — A smart home system can increase the home's value by making it more energy-efficient and convenient for potential buyers or renters. ↑

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

• Financial info: Pets allowed conditionally (call); typically 1 pet max, max weight ~10 lbs
• HOA & community: Homeowners association with quarterly feeAssociation covers management, insurance, legal/accounting, grounds maintenance, pest control, and recreation facilitiesAssociation amenities include beach rights, beach access, clubhouse, and managementNon-gated community

Exterior

• Parking: Detached or on-site parking (details not provided)
• Security: Smoke detectors
• Utilities: Public waterPublic sewerCable availableHigh-speed internet available
• Home design: Single-story unitEntry level 1Resale propertyFaces west
• Construction: Block and concrete constructionBuilt-up and flat roof
• Exterior features: LanaiPorchScreened porchGulf and lagoon waterfrontEast exposureHas viewLot size ~0.32 acres

Interior

• Kitchen: Built-in ovenMicrowaveDishwasherDisposalIcemakerRefrigerator (with ice maker)
• Bedrooms: Guest quarters
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)Ceiling fans
• Interior features: Impact-resistant windowsBreakfast barOpen living/dining areaShower-only bath with separate showerUnfurnished
• Laundry & utility: WasherDryer

Price history

+386.4% since first listed

21 events — show timeline

• 2026-04-28 Price Changed $895,000 FORTMLS
• 2026-04-12 Price Changed $990,000 FORTMLS
• 2026-01-24 Listed $1,177,888 FORTMLS
• 2020-09-17 Sold (Public Records) $500,000 Public Records
• 2020-09-15 Sold (MLS) $500,000 FORTMLS
• 2020-07-15 Pending — FORTMLS
• 2020-06-22 Price Changed $525,000 FORTMLS
• 2020-04-14 Price Changed $559,000 FORTMLS
• 2020-01-24 Price Changed $599,000 FORTMLS
• 2019-09-05 Listed $619,000 FORTMLS
• 2018-11-15 Listing Removed — FORTMLS
• 2018-05-08 Price Changed $679,900 FORTMLS
• 2017-11-17 Listed $699,900 FORTMLS
• 2017-09-17 Listing Removed — FORTMLS
• 2017-06-23 Price Changed $699,000 FORTMLS
• 2017-03-17 Listed $720,000 FORTMLS
• 2017-02-27 Listing Removed — FORTMLS
• 2017-02-03 Price Changed $719,000 FORTMLS
• 2016-08-17 Listed $735,000 FORTMLS
• 1987-10-13 Sold (Public Records) $210,000 Public Records
• 1983-07-01 Sold (Public Records) $184,000 Public Records

Property tax history

-17.3%/yr

Latest (2025): $1,003 · -0.4% YoY. Source: county tax records.