810 Elinor Way · Sanibel, FL 33957

$799,000

3 bd · 2.0 ba · 1,663 sqft · SingleFamily public records · 226 Days on market

Built 1979 0.68 ac lot Est $1281k · 38% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.1/10.0
• 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

Stroll to the beach from this charming 3 bedroom, 2 bath Florida cottage. Home is cheerfully colored and perfect for entertaining with its inviting front porch, spacious great room and a wood burning fireplace. Bright kitchen with breakfast bar and granite countertops opens to the dining/living areas and outside screened porch. Master bedroom includes a quiet sitting area perfect for enjoying a good book. Extra features include upgraded vanities in the bathrooms, large laundry room, and plenty of extra storage. Relax and unwind after a day at the beach on the sundeck by the pool and enjoy the surrounding nature that is abundant on Sanibel. Nestled on a large lot down a winding shell drive, this tropical cottage provides complete privacy. Discover this home’s charm and make 810 Elinor Way your new Sanibel address!

Key facts

• Private lot
• Modern kitchen
• Granite countertops

Tags

• PRIVATE LOT
• WOOD BURNING FIREPLACE
• IMPACT RESISTANT WINDOWS
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

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

Exterior

• Parking: Driveway (unpaved); Attached carport; 1 covered parking space; 1-car carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Raised foundation with pillar/post/pier; Resale property
• Construction: Metal roof; Wood siding; Wood frame construction; Built on a raised pier/post foundation
• Exterior features: Deck; Lanai; Porch; Screened porch; Storage; Above-ground private pool with pool equipment (see remarks); Gravel road access; Rectangular lot at a dead end; Irrigation from municipal source; Home faces south; Exposed to the north

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Guest quarters
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Fireplace; Living/dining room; Shower only; Separate shower; Cable TV; Window treatments; Split bedrooms; Single hung and sliding windows; Window coverings; Furnished
• Laundry & utility: Washer; Dryer; Inside laundry with laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $799k).
• Recommended offer: $703k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 22d 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 $24k 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 226 days — a 12% lower offer ($703k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 32y ago; this cycle's ask has dropped $50k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $570k; 40% 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 $703,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 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 1979 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $1,280,510
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1258 Sand Castle Rd	0.56mi	3/2.0	1,704 (+2%)	14mo	$570,000	$335	58
1154 Harbor Cottage Ct	0.66mi	3/2.0	1,493 (-10%)	16mo	$1,150,000	$770	39

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-70,717
• Equity at exit: $119,133

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $15,418
• Equity at exit: $69,083

Cash invested: $223,720 (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: 7.5×

Monthly cashflow live

• Estimated rent: $8,866 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$1,140 /mo · $13,679/yr
• Insurance: −$333
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,862
• Net cashflow: $915

Break-even live

Break-even rent $7,708

Max offer price $799,000

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.85mi
1679 Serenity Ln Unit 1323695P Sanibel, FL	3.0	2.0	1646	$7,115	$4.32	16d	1	1.22mi
424 Lagoon Dr Sanibel, FL	3.0	2.0	1704	$18,200	$10.68	23d	1	1.25mi

Listing history 32 events

1. 2026-06-17
   days on market $799,000 Active 226 DOM
2. 2026-06-16
   days on market $799,000 Active 225 DOM
3. 2026-06-16
   days on market $799,000 Active 224 DOM
4. 2026-06-13
   days on market $799,000 Active 222 DOM
5. 2026-06-09
   days on market $799,000 Active 218 DOM
6. 2026-06-07
   days on market $799,000 Active 216 DOM
7. 2026-06-02
   days on market $799,000 Active 211 DOM
8. 2026-06-01
   days on market $799,000 Active 210 DOM
9. 2026-06-01
   days on market $799,000 Active 209 DOM
10. 2026-02-15
    price $799,000
11. 2025-11-03
    listed $849,000 Active
12. 2025-07-22
    historical
13. 2025-02-14
    listed $849,000 Active
14. 2017-02-03
    soldstatus $570,000
15. 2017-01-31
    price $570,000 830-char remark

    Show marketing remark (830 chars)

    Stroll to the beach from this charming 3 bedroom, 2 bath Florida cottage. Home is cheerfully colored and perfect for entertaining with its inviting front porch, spacious great room and a wood burning fireplace. Bright kitchen with breakfast bar and granite countertops opens to the dining/living areas and outside screened porch. Master bedroom includes a quiet sitting area perfect for enjoying a good book. Extra features include upgraded vanities in the bathrooms, large laundry room, and plenty of extra storage. Relax and unwind after a day at the beach on the sundeck by the pool and enjoy the surrounding nature that is abundant on Sanibel. Nestled on a large lot down a winding shell drive, this tropical cottage provides complete privacy. Discover this home’s charm and make 810 Elinor Way your new Sanibel address!

16. 2017-01-31
    status Pending 830-char remark

    Show marketing remark (830 chars)

    Stroll to the beach from this charming 3 bedroom, 2 bath Florida cottage. Home is cheerfully colored and perfect for entertaining with its inviting front porch, spacious great room and a wood burning fireplace. Bright kitchen with breakfast bar and granite countertops opens to the dining/living areas and outside screened porch. Master bedroom includes a quiet sitting area perfect for enjoying a good book. Extra features include upgraded vanities in the bathrooms, large laundry room, and plenty of extra storage. Relax and unwind after a day at the beach on the sundeck by the pool and enjoy the surrounding nature that is abundant on Sanibel. Nestled on a large lot down a winding shell drive, this tropical cottage provides complete privacy. Discover this home’s charm and make 810 Elinor Way your new Sanibel address!

17. 2017-01-30
    soldstatus $570,000 Sold 830-char remark

    Show marketing remark (830 chars)

    Stroll to the beach from this charming 3 bedroom, 2 bath Florida cottage. Home is cheerfully colored and perfect for entertaining with its inviting front porch, spacious great room and a wood burning fireplace. Bright kitchen with breakfast bar and granite countertops opens to the dining/living areas and outside screened porch. Master bedroom includes a quiet sitting area perfect for enjoying a good book. Extra features include upgraded vanities in the bathrooms, large laundry room, and plenty of extra storage. Relax and unwind after a day at the beach on the sundeck by the pool and enjoy the surrounding nature that is abundant on Sanibel. Nestled on a large lot down a winding shell drive, this tropical cottage provides complete privacy. Discover this home’s charm and make 810 Elinor Way your new Sanibel address!

18. 2017-01-30
    price $599,000 830-char remark

    Show marketing remark (830 chars)

    Stroll to the beach from this charming 3 bedroom, 2 bath Florida cottage. Home is cheerfully colored and perfect for entertaining with its inviting front porch, spacious great room and a wood burning fireplace. Bright kitchen with breakfast bar and granite countertops opens to the dining/living areas and outside screened porch. Master bedroom includes a quiet sitting area perfect for enjoying a good book. Extra features include upgraded vanities in the bathrooms, large laundry room, and plenty of extra storage. Relax and unwind after a day at the beach on the sundeck by the pool and enjoy the surrounding nature that is abundant on Sanibel. Nestled on a large lot down a winding shell drive, this tropical cottage provides complete privacy. Discover this home’s charm and make 810 Elinor Way your new Sanibel address!

19. 2017-01-16
    status Pending With Contingencies 830-char remark

    Show marketing remark (830 chars)

    Stroll to the beach from this charming 3 bedroom, 2 bath Florida cottage. Home is cheerfully colored and perfect for entertaining with its inviting front porch, spacious great room and a wood burning fireplace. Bright kitchen with breakfast bar and granite countertops opens to the dining/living areas and outside screened porch. Master bedroom includes a quiet sitting area perfect for enjoying a good book. Extra features include upgraded vanities in the bathrooms, large laundry room, and plenty of extra storage. Relax and unwind after a day at the beach on the sundeck by the pool and enjoy the surrounding nature that is abundant on Sanibel. Nestled on a large lot down a winding shell drive, this tropical cottage provides complete privacy. Discover this home’s charm and make 810 Elinor Way your new Sanibel address!

20. 2016-11-08
    price $599,000 830-char remark

    Show marketing remark (830 chars)

    Stroll to the beach from this charming 3 bedroom, 2 bath Florida cottage. Home is cheerfully colored and perfect for entertaining with its inviting front porch, spacious great room and a wood burning fireplace. Bright kitchen with breakfast bar and granite countertops opens to the dining/living areas and outside screened porch. Master bedroom includes a quiet sitting area perfect for enjoying a good book. Extra features include upgraded vanities in the bathrooms, large laundry room, and plenty of extra storage. Relax and unwind after a day at the beach on the sundeck by the pool and enjoy the surrounding nature that is abundant on Sanibel. Nestled on a large lot down a winding shell drive, this tropical cottage provides complete privacy. Discover this home’s charm and make 810 Elinor Way your new Sanibel address!

21. 2016-10-03
    listed $649,000 Active 830-char remark

    Show marketing remark (830 chars)

    Stroll to the beach from this charming 3 bedroom, 2 bath Florida cottage. Home is cheerfully colored and perfect for entertaining with its inviting front porch, spacious great room and a wood burning fireplace. Bright kitchen with breakfast bar and granite countertops opens to the dining/living areas and outside screened porch. Master bedroom includes a quiet sitting area perfect for enjoying a good book. Extra features include upgraded vanities in the bathrooms, large laundry room, and plenty of extra storage. Relax and unwind after a day at the beach on the sundeck by the pool and enjoy the surrounding nature that is abundant on Sanibel. Nestled on a large lot down a winding shell drive, this tropical cottage provides complete privacy. Discover this home’s charm and make 810 Elinor Way your new Sanibel address!

22. 2016-08-31
    historical
23. 2016-07-08
    price $649,000
24. 2016-04-27
    listed $679,000 Active
25. 2014-12-01
    historical
26. 2014-06-10
    listed $649,000
27. 2011-06-03
    soldstatus $445,000
28. 2011-06-02
    price $499,000
29. 2011-06-01
    soldstatus $445,000
30. 2010-07-20
    listed $550,000
31. 2010-01-15
    listed $550,000
32. 1994-07-29
    listed $245,000

ⓘ 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: $13,679 · $1,140/mo
• Projected year-2 tax: $13,679 · $1,140/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: $106,395
• − Mortgage interest: −$44,756
• − Property taxes: −$13,679
• − Insurance: −$9,114
• − Repairs & maintenance: −$8,512
• − Management: −$8,512
• − Depreciation: −$23,244
• Taxable loss: −$1,421
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $11,320/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

+226.1% since first listed

23 events — show timeline

• 2026-02-15 Price Changed $799,000 FORTMLS
• 2025-11-03 Listed $849,000 FORTMLS
• 2025-07-22 Listing Removed — FORTMLS
• 2025-02-14 Listed $849,000 FORTMLS
• 2017-02-03 Sold (Public Records) $570,000 Public Records
• 2017-01-31 Price Changed $570,000 FORTMLS
• 2017-01-31 Pending — FORTMLS
• 2017-01-30 Price Changed $599,000 FORTMLS
• 2017-01-30 Sold (MLS) $570,000 FORTMLS
• 2017-01-16 Pending — FORTMLS
• 2016-11-08 Price Changed $599,000 FORTMLS
• 2016-10-03 Listed $649,000 FORTMLS
• 2016-08-31 Listing Removed — FORTMLS
• 2016-07-08 Price Changed $649,000 FORTMLS
• 2016-04-27 Listed $679,000 FORTMLS
• 2014-12-01 Listing Removed — NAPLESMLS
• 2014-06-10 Listed $649,000 NAPLESMLS
• 2011-06-03 Sold (Public Records) $445,000 Public Records
• 2011-06-02 Price Changed $499,000 FORTMLS
• 2011-06-01 Sold (MLS) $445,000 FORTMLS
• 2010-07-20 Listed $550,000 NAPLESMLS
• 2010-01-15 Listed $550,000 NAPLESMLS
• 1994-07-29 Listed $245,000 FORTMLS

Property tax history

+5.6%/yr

Latest (2025): $13,679 · +3.2% YoY. Source: county tax records.