1605 Middle Gulf Dr #310 · Sanibel, FL 33957

$1,265,000

2 bd · 2.0 ba · 1,641 sqft · Condo public records · 101 Days on market

Built 1981 $2300/mo HOA · 12% 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 +28.9/30.0
• 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

Welcome to Gulfside Place 310, an elegant beachfront third-floor condominium that captures the essence of Sanibel Island living. Ideally located along the sparkling Gulf of Mexico, this residence offers a rare blend of spacious comfort and access to resort-style amenities in one of the island’s most coveted communities. This beautiful 2-bedroom, 2-bath residence offers over 1,500 square feet of bright, open living space. The main living area flows seamlessly from the kitchen into the dining and living spaces, creating an inviting environment for both relaxing and entertaining. Step outside to the screened lanai, where you can enjoy your morning coffee, watch the sun set over the Gulf,

Key facts

• Fitness center
• Large breakfast bar
• Screened lanai

Tags

• BEACHFRONT CONDOMINIUM
• SCREENED LANAI
• LARGE BREAKFAST BAR
• DIRECT BEACH FRONTAGE
• RESORT STYLE SWIMMING POOLS
• FITNESS CENTER

Property features AI

Finance

• Other: 84 units in the community; Pets allowed with conditions (call)
• HOA & community: Homeowners association with on-site management; Association fee $6,900 quarterly; Association fee includes management, cable TV, internet, insurance, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, sewer, trash and water; Community amenities: clubhouse, fitness center, pool, tennis courts, pickleball, beach rights and beach access, barbecue and picnic areas, storage, elevator, non-gated community

Exterior

• Parking: Assigned covered parking; Underground parking; Attached 2-space carport; Two parking spaces; Electric vehicle charging station(s)
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium/association property; 3 stories; Entry level: 3; Northwest-facing with southeast exposures; Resale property; Has view
• Construction: Built in insulated concrete forms, stone and stucco; Built-up and flat roof
• Exterior features: Lanai; Screened porch/porch; Outdoor shower; Storage; Fruit trees; Shutters (electric); Security/high impact doors; Beachfront gulf access; Zero lot line; Paved road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Icemaker; Disposal
• Bedrooms: Den; Screened porch
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Tray ceilings; Entrance foyer; Living/dining room combination; Breakfast bar; Cable TV; Window treatments; Shower only with separate shower; Furnished
• Laundry & utility: Washer; Dryer; Laundry tub; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $1.26M.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.26M).
• Recommended offer: $1.15M (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $38k 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 $354k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($1.15M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $85k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $480k; list at $1.26M implies a 164% 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 $1,151,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.50% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.58%
• DSCR: 1.65
• GRM: 5.6

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $43,623
• Equity at exit: $188,616

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $362,956
• Equity at exit: $109,374

Cash invested: $354,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $18,980 medium
• Mortgage (P&I): −$6,634
• Tax from tax record: −$1,231 /mo · $14,773/yr
• Insurance: −$527
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$2,300
• Vacancy / Maint / Mgmt: −$3,986
• Net cashflow: $3,876

Break-even live

Break-even rent $14,074

Max offer price $1,265,000

Occupancy floor 75%

Sensitivity live

Price	-10% $4,592	-5% $4,234	+0% $3,876	+5% $3,518	+10% $3,160
Rent	-10% $2,376	-5% $3,126	+0% $3,876	+5% $4,626	+10% $5,375
Rate	-1.0pp $4,513	-0.5pp $4,198	base $3,876	+0.5pp $3,548	+1.0pp $3,215

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: $316,250
• Closing costs: $37,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1235 Par View Dr Sanibel, FL	2.0	2.0	1534	$3,500	$2.28	21d	1	0.31mi
1679 Serenity Ln Unit 1323695P Sanibel, FL	3.0	2.0	1646	$7,115	$4.32	16d	1	1.17mi
2445 W Gulf Dr Unit 32E Sanibel, FL	2.0	2.0	1243	$18,000	$14.48	24d	1	1.34mi
2445 W Gulf Dr Unit 47B Sanibel, FL	2.0	2.0	1243	$20,000	$16.09	24d	1	1.39mi

HOA detail condo

• Monthly dues: $2,300 · $27,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-01
   status Pending
2. 2026-04-08
   price $1,265,000
3. 2026-03-27
   status Active
4. 2026-03-16
   status Pending
5. 2026-02-18
   price $1,299,000
6. 2026-01-09
   listed $1,350,000 Active
7. 1994-06-30
   soldstatus $480,000
8. 1983-10-01
   soldstatus $295,000

ⓘ 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: $14,773 · $1,231/mo
• Projected year-2 tax: $14,773 · $1,231/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 ≥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: $227,764
• − Mortgage interest: −$70,860
• − Property taxes: −$14,773
• − Insurance: −$11,444
• − Repairs & maintenance: −$18,221
• − Management: −$18,221
• − HOA: −$27,600
• − Depreciation: −$36,800
• Taxable income: $29,845
• Est. tax owed @ 24.0%: −$7,163
• After-tax cash flow: $39,348/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

+328.8% since first listed

8 events — show timeline

• 2026-05-01 Pending — FORTMLS
• 2026-04-08 Price Changed $1,265,000 FORTMLS
• 2026-03-27 Relisted — FORTMLS
• 2026-03-16 Pending — FORTMLS
• 2026-02-18 Price Changed $1,299,000 FORTMLS
• 2026-01-09 Listed $1,350,000 FORTMLS
• 1994-06-30 Sold (Public Records) $480,000 Public Records
• 1983-10-01 Sold (Public Records) $295,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $14,773 · +780.5% YoY. Source: county tax records.