555 Piedmont Rd · Sanibel, FL 33957

$900,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 117 Days on market

Built 2019 0.37 ac lot

---

Why this score? — see what drove the C- 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• 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

Now offered at a new and improved price, this exceptional island home presents an outstanding opportunity to own a newer construction property in one of Sanibel’s most desirable coastal settings. Even more compelling, the current insurance cost is under $5,000 per year, offering added value and peace of mind for today’s buyers. Experience modern island living in this beautifully built residence designed with both style and durability in mind. Thoughtfully crafted, the open and inviting floor plan features three generous bedrooms and two modern baths, delivering comfort and functionality for everyday living or a relaxing coastal retreat. After all, you live in the floor plan&mdas

Key facts

• Open floor plan
• Hardie board siding
• 0.37 acre lot

Tags

• OPEN FLOOR PLAN
• LEATHERED GRANITE COUNTERTOPS
• WOOD-LOOK TILE FLOORING
• HARDIE BOARD SIDING
• IMPACT-RESISTANT GLASS
• STANDING SEAM METAL ROOF

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage; Covered parking; Driveway; Underground access; Garage with door opener; Two parking spaces; Unpaved
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Municipal irrigation
• Home design: Single-story; Entry level 2; Faces east; West exposures
• Construction: Wood frame construction; Metal roof; Raised foundation on pillars/posts/piers; Resale property
• Exterior features: Deck; Balcony; Lanai; Open patio; Patio; Porch (screened); Room for pool; Storage; Fruit trees; Security/high impact doors

Interior

• Kitchen: Kitchen island
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Built-in features; Living/dining room; Vaulted ceilings; Walk-in closet(s); Window treatments; Split bedrooms; Workshop; Shower only with separate shower; Cable TV
• Laundry & utility: Inside laundry; Washer, Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $900k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $900k (0.0% below list).
• Recommended offer: $819k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 3 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 $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.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($819k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $59k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $765k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $819,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.3

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-90,794
• Equity at exit: $134,193

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-7,762
• Equity at exit: $77,816

Cash invested: $252,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $8,996 medium
• Mortgage (P&I): −$4,720
• Tax from tax record: −$724 /mo · $8,688/yr
• Insurance: −$375
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,889
• Net cashflow: $862

Break-even live

Break-even rent $7,905

Max offer price $900,000

Occupancy floor 85%

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1992 Roseate Ln Unit 414 Sanibel, FL	2.0	1.0	900	$1,400	$1.56	3d	1	0.36mi
2445 W Gulf Dr Unit 32E Sanibel, FL	2.0	2.0	1243	$18,000	$14.48	23d	1	1.31mi
2445 W Gulf Dr Unit 47B Sanibel, FL	2.0	2.0	1243	$20,000	$16.09	23d	1	1.34mi

Listing history 40 events

1. 2026-06-17
   days on market $900,000 Active 117 DOM
2. 2026-06-16
   days on market $900,000 Active 116 DOM
3. 2026-06-15
   days on market $900,000 Active 115 DOM
4. 2026-06-13
   days on market $900,000 Active 113 DOM
5. 2026-06-10
   days on market $900,000 Active 110 DOM
6. 2026-06-09
   days on market $900,000 Active 109 DOM
7. 2026-06-07
   days on market $900,000 Active 107 DOM
8. 2026-06-02
   days on market $900,000 Active 102 DOM
9. 2026-06-01
   days on market $900,000 Active 101 DOM
10. 2026-06-01
    days on market $900,000 Active 100 DOM
11. 2026-04-06
    price $900,000
12. 2026-02-18
    listed $959,000 Active
13. 2025-09-21
    historical
14. 2025-02-21
    price $1,050,000
15. 2025-01-21
    listed $1,075,000 Active
16. 2024-05-31
    historical
17. 2024-02-01
    price $1,100,000
18. 2023-11-18
    price $1,150,000
19. 2023-11-01
    listed $1,200,000 Active
20. 2021-07-01
    soldstatus $765,000
21. 2021-06-24
    soldstatus $765,000 Closed
22. 2021-05-22
    status Pending
23. 2021-05-22
    status Active
24. 2021-05-20
    status Pending
25. 2021-05-20
    price $765,000
26. 2021-05-17
    listed $799,900 Active
27. 2018-07-05
    soldstatus $200,000
28. 2018-06-25
    soldstatus $200,000 Sold
29. 2018-05-16
    status Pending With Contingencies
30. 2017-12-11
    listed $219,555 Active
31. 2012-05-09
    soldstatus $140,000
32. 2012-05-09
    soldstatus $140,000
33. 2012-05-04
    price $149,000
34. 2005-04-26
    soldstatus $225,000
35. 2002-04-15
    soldstatus $151,000
36. 2002-04-05
    soldstatus $151,000
37. 2002-02-21
    price $154,900
38. 2000-07-05
    soldstatus $90,000
39. 2000-03-14
    soldstatus $72,000
40. 1987-09-11
    soldstatus $16,000

ⓘ 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: $8,688 · $724/mo
• Projected year-2 tax: $8,688 · $724/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 3/10 Moderate
• 🌡 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: $107,957
• − Mortgage interest: −$50,414
• − Property taxes: −$8,688
• − Insurance: −$9,618
• − Repairs & maintenance: −$8,637
• − Management: −$8,637
• − Depreciation: −$26,182
• Taxable loss: −$4,219
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $11,355/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

+5525.0% since first listed

30 events — show timeline

• 2026-04-06 Price Changed $900,000 FORTMLS
• 2026-02-18 Listed $959,000 FORTMLS
• 2025-09-21 Listing Removed — FORTMLS
• 2025-02-21 Price Changed $1,050,000 FORTMLS
• 2025-01-21 Listed $1,075,000 FORTMLS
• 2024-05-31 Listing Removed — FORTMLS
• 2024-02-01 Price Changed $1,100,000 FORTMLS
• 2023-11-18 Price Changed $1,150,000 FORTMLS
• 2023-11-01 Listed $1,200,000 FORTMLS
• 2021-07-01 Sold (Public Records) $765,000 Public Records
• 2021-06-24 Sold (MLS) $765,000 FORTMLS
• 2021-05-22 Pending — FORTMLS
• 2021-05-22 Relisted — FORTMLS
• 2021-05-20 Pending — FORTMLS
• 2021-05-20 Price Changed $765,000 FORTMLS
• 2021-05-17 Listed $799,900 FORTMLS
• 2018-07-05 Sold (Public Records) $200,000 Public Records
• 2018-06-25 Sold (MLS) $200,000 FORTMLS
• 2018-05-16 Pending — FORTMLS
• 2017-12-11 Listed $219,555 FORTMLS
• 2012-05-09 Sold (Public Records) $140,000 Public Records
• 2012-05-09 Sold (MLS) $140,000 FORTMLS
• 2012-05-04 Price Changed $149,000 FORTMLS
• 2005-04-26 Sold (Public Records) $225,000 Public Records
• 2002-04-15 Sold (Public Records) $151,000 Public Records
• 2002-04-05 Sold (MLS) $151,000 FORTMLS
• 2002-02-21 Price Changed $154,900 FORTMLS
• 2000-07-05 Sold (Public Records) $90,000 Public Records
• 2000-03-14 Sold (Public Records) $72,000 Public Records
• 1987-09-11 Sold (Public Records) $16,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $8,688 · +1.7% YoY. Source: county tax records.