779 Pyrula Ave · Sanibel, FL 33957

$1,300,000

4 bd · 3.0 ba · 2,741 sqft · SingleFamily public records · 50 Days on market

Built 2002 0.32 ac lot Est $1508k · 14% under $4/mo HOA

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Why this score? — see what drove the D+ 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 +14.6/30.0
• ARV discount +13.7/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• 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

Great opportunity to live on Sanibel Island. So many great features: High ceilings, crown molding, tile and wood flooring, cherry cabinetry with granite countertops, large tub in master bath and large lanai overlooking pool. Bank owned foreclosure being sold as-is and priced to sell.

Key facts

• Deeded beach access
• Large private pool
• Golf course views

Tags

• DEEDED BEACH ACCESS
• GOLF COURSE VIEWS
• PRIVATE OVERSIZED HOMESITE
• EXPANSIVE SCREENED LANAI
• LARGE PRIVATE POOL
• DEDICATED WET BAR AREA

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association offers beach rights and beach access; Annual association fee of $50; Community of 224 units; Non-gated community

Exterior

• Parking: Attached garage; 2 covered garage spaces; Driveway; Paved parking; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Municipal irrigation
• Home design: Single-story; Resale property; Faces south; Has view
• Construction: Tile roof; Block, concrete and stucco construction
• Exterior features: Patio; Balcony; Lanai; Porch; Screened porch; No additional exterior features listed; On golf course; Oversized lot; North exposure; Paved road

Interior

• Kitchen: Built-in oven; Double oven; Electric cooktop; Dishwasher; Disposal; Icemaker; Microwave; Refrigerator (with ice maker)
• Bedrooms: Includes guest quarters; Den (additional room type)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Wet bar; Breakfast bar; Bathtub; Tray ceilings; Dual sinks; Entrance foyer; French doors/atrium doors; High ceilings; Kitchen island; Living/dining room; Separate shower; Cable TV; Walk-in closets; Split bedrooms; Single-hung windows; Furnished
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.28M (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.19M (8.8% below list).
• Recommended offer: $1.19M (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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: 526 active listings in the ZIP; 2 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 $9k of loan paydown is wiped out by about $39k 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($1.26M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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 $850k; list at $1.30M implies a 53% 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 $1,185,387 (8.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $1,507,550
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
788 Birdie View Pt	0.17mi	3/3.0 (-1)	2,909 (+6%)	4mo	$1,600,000	$550	74

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-217,166
• Equity at exit: $193,834

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-196,155
• Equity at exit: $112,400

Cash invested: $364,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $11,854 medium
• Mortgage (P&I): −$6,817
• Tax from tax record: −$1,685 /mo · $20,217/yr
• Insurance: −$542
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$4
• Vacancy / Maint / Mgmt: −$2,489
• Net cashflow: $-110

Break-even live

Break-even rent $11,993

Max offer price $1,280,611

Occupancy floor 96%

Sensitivity live

Price	-10% $626	-5% $258	+0% $-110	+5% $-478	+10% $-846
Rent	-10% $-1,046	-5% $-578	+0% $-110	+5% $358	+10% $827
Rate	-1.0pp $545	-0.5pp $221	base $-110	+0.5pp $-447	+1.0pp $-789

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: $325,000
• Closing costs: $39,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 Anchor Dr Sanibel, FL	4.0	3.0	3100	$6,000	$1.94	25d	1	1.16mi
1111 Schooner Pl Sanibel, FL	4.0	3.0	3073	$19,000	$6.18	25d	1	1.43mi

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: pool

Listing history 11 events

1. 2026-04-29
   status Pending
2. 2026-03-10
   listed $1,300,000 Active
3. 2008-03-06
   price $892,500 285-char remark

   Show marketing remark (285 chars)

   Great opportunity to live on Sanibel Island. So many great features: High ceilings, crown molding, tile and wood flooring, cherry cabinetry with granite countertops, large tub in master bath and large lanai overlooking pool. Bank owned foreclosure being sold as-is and priced to sell.

4. 2008-03-06
   soldstatus $850,000 285-char remark

   Show marketing remark (285 chars)

   Great opportunity to live on Sanibel Island. So many great features: High ceilings, crown molding, tile and wood flooring, cherry cabinetry with granite countertops, large tub in master bath and large lanai overlooking pool. Bank owned foreclosure being sold as-is and priced to sell.

5. 2006-04-24
   soldstatus $150,000
6. 2005-01-28
   soldstatus $1,383,000
7. 2005-01-28
   soldstatus $1,700,000
8. 2000-11-09
   historical
9. 1999-11-09
   listed $230,000
10. 1999-11-09
    soldstatus $19,850,000
11. 1974-04-01
    soldstatus $13,800

ⓘ 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: $20,217 · $1,685/mo
• Projected year-2 tax: $20,217 · $1,685/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 9/10 Extreme FEMA zone AE · 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: $142,246
• − Mortgage interest: −$72,820
• − Property taxes: −$20,217
• − Insurance: −$11,618
• − Repairs & maintenance: −$11,380
• − Management: −$11,380
• − HOA: −$48
• − Depreciation: −$37,818
• Taxable loss: −$23,035
• Est. tax savings @ 24.0%: +$5,528
• After-tax cash flow: $4,211/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

+9320.3% since first listed

11 events — show timeline

• 2026-04-29 Pending — FORTMLS
• 2026-03-10 Listed $1,300,000 FORTMLS
• 2008-03-06 Sold (MLS) $850,000 FORTMLS
• 2008-03-06 Price Changed $892,500 FORTMLS
• 2006-04-24 Sold (Public Records) $150,000 Public Records
• 2005-01-28 Sold (Public Records) $1,700,000 Public Records
• 2005-01-28 Sold (Public Records) $1,383,000 Public Records
• 2000-11-09 Listing Removed — FORTMLS
• 1999-11-09 Sold (Public Records) $19,850,000 Public Records
• 1999-11-09 Listed $230,000 FORTMLS
• 1974-04-01 Sold (Public Records) $13,800 Public Records

Property tax history

+3.9%/yr

Latest (2025): $20,217 · -3.6% YoY. Source: county tax records.