760 Sextant Dr #841 · Sanibel, FL 33957

$530,000

2 bd · 2.0 ba · 1,127 sqft · Condo public records · 146 Days on market

Built 1974 $1397/mo HOA · 13% 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 MLS

Convenient 1st floor 2 bedrm with glass enclosed tiled dining lanai overlooking the bay in Sanibel's waterfront peninsula, Mariner Pointe. Clean as a whistle & tastefully furnished in neutral tones (some exclusions to furnishings). Updated kitchen & baths are white & bright. 2nd bedrm currently used as artist studio. With assigned parking just outside the front door & colorful garden entry walkway, this condo offers easy living as a year-'round residence, vacation retreat, or investment rental. Mariner Pointe has private fishing pier, 2 heated pools, tennis courts, shuffleboard, bbq/picnic areas, canal-side boat dockage (by annual lease), deeded beach access, & resident manager.

Key facts

• Walk-out corner unit
• $1,397 HOA
• Parking

Tags

• GROUND-LEVEL RESIDENCE
• WALK-OUT CORNER UNIT
• FABUWOOD HALLMARK CABINETRY
• POMPEII QUARTZ COUNTERTOPS
• UPGRADED LG APPLIANCES
• IMPACT-RESISTANT WINDOWS

Property features AI

Finance

• Other: Pets allowed conditionally; maximum 1 pet (gentle breeds)
• Financial info: Multifamily community size: 100 units
• HOA & community: Homeowners association with quarterly fee; Association covers management, insurance, legal/accounting, grounds maintenance, pest control, recreation facilities, trash and water; Community amenities include beach rights/access, boat dock/boat ramp/pier, boat slip, bike storage, barbecue/picnic area, pool, pickleball, shuffleboard, tennis courts and management

Exterior

• Parking: Assigned paved parking (one space)
• Security: Security / high impact doors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-story; Entry level 1; South-facing; Resale property
• Construction: Block, concrete and stucco construction; Built-up and flat roof
• Exterior features: Security / high impact doors; Outdoor grill; Tennis court(s); Private in-ground pool (community); Bay front waterfront; North exposure; Municipal irrigation

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Includes a Florida room; Includes guest quarters
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Family/Dining room; Living/Dining room; Separate shower; Shower only; Walk-in closet(s); Split bedrooms; Single hung windows; Impact glass windows; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $530k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $530k).
• Recommended offer: $466k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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; 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 $4k of loan paydown is wiped out by about $16k 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 $148k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($466k) is reasonable based on typical stale-listing flexibility.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $466,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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: 1.98% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.16%
• DSCR: 2.16
• GRM: 4.2

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: 15.8%
• Equity multiple: 1.64×
• Total profit: $94,287
• Equity at exit: $79,025

10-year hold

• IRR: 24.5%
• Equity multiple: 3.14×
• Total profit: $317,650
• Equity at exit: $45,825

Cash invested: $148,400 (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: 4.2×

Monthly cashflow live

• Estimated rent: $10,500 medium
• Mortgage (P&I): −$2,779
• Tax est. 1.5%: −$662 /mo · $7,950/yr
• Insurance: −$221
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,397
• Vacancy / Maint / Mgmt: −$2,205
• Net cashflow: $2,809

Break-even live

Break-even rent $6,945

Max offer price $530,000

Occupancy floor 68%

Sensitivity live

Price	-10% $3,175	-5% $2,992	+0% $2,809	+5% $2,626	+10% $2,442
Rent	-10% $1,979	-5% $2,394	+0% $2,809	+5% $3,223	+10% $3,638
Rate	-1.0pp $3,076	-0.5pp $2,944	base $2,809	+0.5pp $2,671	+1.0pp $2,532

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: $132,500
• Closing costs: $15,900
• 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	25d	1	0.75mi

HOA detail condo

• Monthly dues: $1,397 · $16,764/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-22
   days on market $530,000 Active 146 DOM
2. 2026-06-17
   days on market $530,000 Active 142 DOM
3. 2026-06-16
   days on market $530,000 Active 141 DOM
4. 2026-06-15
   days on market $530,000 Active 140 DOM
5. 2026-06-13
   days on market $530,000 Active 138 DOM
6. 2026-06-10
   days on market $530,000 Active 135 DOM
7. 2026-06-09
   days on market $530,000 Active 134 DOM
8. 2026-06-07
   days on market $530,000 Active 132 DOM
9. 2026-06-02
   days on market $530,000 Active 127 DOM
10. 2026-06-01
    days on market $530,000 Active 126 DOM
11. 2026-06-01
    days on market $530,000 Active 125 DOM
12. 2026-01-22
    listed $530,000 Active
13. 2008-04-07
    soldstatus $523,000
14. 2008-04-04
    soldstatus $523,000 716-char remark

    Show marketing remark (716 chars)

    Convenient 1st floor 2 bedrm with glass enclosed tiled dining lanai overlooking the bay in Sanibel's waterfront peninsula, Mariner Pointe. Clean as a whistle & tastefully furnished in neutral tones (some exclusions to furnishings). Updated kitchen & baths are white & bright. 2nd bedrm currently used as artist studio. With assigned parking just outside the front door & colorful garden entry walkway, this condo offers easy living as a year-'round residence, vacation retreat, or investment rental. Mariner Pointe has private fishing pier, 2 heated pools, tennis courts, shuffleboard, bbq/picnic areas, canal-side boat dockage (by annual lease), deeded beach access, & resident manager.

15. 2008-03-18
    price $574,000 716-char remark

    Show marketing remark (716 chars)

    Convenient 1st floor 2 bedrm with glass enclosed tiled dining lanai overlooking the bay in Sanibel's waterfront peninsula, Mariner Pointe. Clean as a whistle & tastefully furnished in neutral tones (some exclusions to furnishings). Updated kitchen & baths are white & bright. 2nd bedrm currently used as artist studio. With assigned parking just outside the front door & colorful garden entry walkway, this condo offers easy living as a year-'round residence, vacation retreat, or investment rental. Mariner Pointe has private fishing pier, 2 heated pools, tennis courts, shuffleboard, bbq/picnic areas, canal-side boat dockage (by annual lease), deeded beach access, & resident manager.

16. 1998-11-12
    soldstatus $230,000
17. 1991-02-13
    soldstatus $205,000

ⓘ 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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°F today · 25 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: −$29,688
• − Property taxes: −$7,950
• − Insurance: −$7,768
• − Repairs & maintenance: −$10,080
• − Management: −$10,080
• − HOA: −$16,764
• − Depreciation: −$15,418
• Taxable income: $28,251
• Est. tax owed @ 24.0%: −$6,780
• After-tax cash flow: $26,925/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

+158.5% since first listed

6 events — show timeline

• 2026-01-22 Listed $530,000 FORTMLS
• 2008-04-07 Sold (Public Records) $523,000 Public Records
• 2008-04-04 Sold (MLS) $523,000 FORTMLS
• 2008-03-18 Price Changed $574,000 FORTMLS
• 1998-11-12 Sold (Public Records) $230,000 Public Records
• 1991-02-13 Sold (Public Records) $205,000 Public Records

Property tax history

-13.1%/yr

Latest (2025): $1,034 · -0.4% YoY. Source: county tax records.