1076 Captains Walk St · Sanibel, FL 33957

$1,099,000

2 bd · 2.0 ba · 1,704 sqft · SingleFamily public records · 209 Days on market

Built 1971 0.35 ac lot Est $1312k · 16% under $4/mo HOA

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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
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

1076 Captains Walk Street - convenient East end Sanibel. Canal dock with lift, fenced yard, 2 bedroom, 2 bath, living room, dining room, large Florida or family room. Sold furnished with exclusions. Pool cage, solar panels.

Key facts

• 0.35 acre lot
• Garage
• Pool

Tags

• PRIVATE IN-GROUND POOL
• BOAT FROM YOUR BACK YARD
• SHORT STROLL TO NEARBY BEACH
• WALKING DISTANCE TO SHOPS
• TWO SPACIOUS GREAT ROOMS

Property features AI

Finance

• Other: Lot dimensions approximately 204 x 115 x 38 x 119 (source: appraiser); Lot size approximately 0.347 acres
• Financial info: Pets allowed
• HOA & community: Homeowners association (annual fee $50); Association amenities include beach rights, beach access, and trails; Community features include boat facilities; non-gated community

Exterior

• Parking: Attached garage with garage door opener (1 covered space)
• Security: Security/high-impact doors; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Entry level: 1; Resale property; Faces northwest; Has a view
• Construction: Block, concrete and stucco construction; Metal roof
• Exterior features: Deck; Patio; Lanai; Porch (screened); Fence; Fruit trees; Security/high-impact doors; Smoke detector(s); Private in-ground pool; Canal access with intersecting canal and mangroves; Southeast exposure; Paved road; Cul-de-sac lot; Irregular-shaped lot

Interior

• Kitchen: Dishwasher; Range; Self-cleaning oven; Microwave; Refrigerator; Icemaker; Kitchen island
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Built-in features; Entrance foyer; Living/dining room; Window treatments; Sliding windows with shutters; Impact glass; Shower only with separate shower; Dual sinks; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry tub; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $7k ($85k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.10M).
• Recommended offer: $967k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 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 $8k of loan paydown is wiped out by about $33k 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 $308k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($967k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $540k; list at $1.10M implies a 104% 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 $967,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 1971 — 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. 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 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: 1.66% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.40%
• DSCR: 2.31
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $1,312,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1154 Harbor Cottage Ct	0.53mi	3/2.0 (+1)	1,493 (-12%)	16mo	$1,150,000	$770	37

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: 21.8%
• Equity multiple: 1.89×
• Total profit: $274,920
• Equity at exit: $163,864

10-year hold

• IRR: 29.9%
• Equity multiple: 3.67×
• Total profit: $822,914
• Equity at exit: $95,021

Cash invested: $307,720 (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: 5.0×

Monthly cashflow live

• Estimated rent: $18,200 medium
• Mortgage (P&I): −$5,763
• Tax from tax record: −$615 /mo · $7,378/yr
• Insurance: −$458
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$4
• Vacancy / Maint / Mgmt: −$3,822
• Net cashflow: $7,111

Break-even live

Break-even rent $9,198

Max offer price $1,099,000

Occupancy floor 56%

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: $274,750
• Closing costs: $32,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Lagoon Dr Sanibel, FL	3.0	2.0	1704	$18,200	$10.68	23d	1	0.21mi

HOA detail

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

Listing history 18 events

1. 2026-06-17
   days on market $1,099,000 Active 209 DOM
2. 2026-06-16
   days on market $1,099,000 Active 208 DOM
3. 2026-06-16
   days on market $1,099,000 Active 207 DOM
4. 2026-06-13
   days on market $1,099,000 Active 205 DOM
5. 2026-06-09
   days on market $1,099,000 Active 201 DOM
6. 2026-06-07
   days on market $1,099,000 Active 199 DOM
7. 2026-06-02
   days on market $1,099,000 Active 194 DOM
8. 2026-06-01
   days on market $1,099,000 Active 193 DOM
9. 2026-06-01
   days on market $1,099,000 Active 192 DOM
10. 2026-04-30
    price $1,099,000
11. 2026-02-16
    price $1,150,000
12. 2025-11-12
    listed $1,250,000 Active
13. 2013-08-06
    soldstatus $540,000
14. 2013-07-31
    soldstatus $540,000 223-char remark

    Show marketing remark (223 chars)

    1076 Captains Walk Street - convenient East end Sanibel. Canal dock with lift, fenced yard, 2 bedroom, 2 bath, living room, dining room, large Florida or family room. Sold furnished with exclusions. Pool cage, solar panels.

15. 2013-06-17
    price $575,000 223-char remark

    Show marketing remark (223 chars)

    1076 Captains Walk Street - convenient East end Sanibel. Canal dock with lift, fenced yard, 2 bedroom, 2 bath, living room, dining room, large Florida or family room. Sold furnished with exclusions. Pool cage, solar panels.

16. 1991-06-14
    soldstatus $298,000
17. 1987-06-15
    soldstatus $230,000
18. 1987-06-01
    soldstatus $230,000

ⓘ 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: $7,378 · $615/mo
• Projected year-2 tax: $9,122 · $760/mo
• Expected delta: +$1,744/yr (+$145/mo · 23.6%)

ⓘ 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 ≥113°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: $218,400
• − Mortgage interest: −$61,561
• − Property taxes: −$7,378
• − Insurance: −$10,614
• − Repairs & maintenance: −$17,472
• − Management: −$17,472
• − HOA: −$48
• − Depreciation: −$31,971
• Taxable income: $71,885
• Est. tax owed @ 24.0%: −$17,252
• After-tax cash flow: $68,085/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

+377.8% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $1,099,000 FORTMLS
• 2026-02-16 Price Changed $1,150,000 FORTMLS
• 2025-11-12 Listed $1,250,000 FORTMLS
• 2013-08-06 Sold (Public Records) $540,000 Public Records
• 2013-07-31 Sold (MLS) $540,000 FORTMLS
• 2013-06-17 Price Changed $575,000 FORTMLS
• 1991-06-14 Sold (Public Records) $298,000 Public Records
• 1987-06-15 Sold (Public Records) $230,000 Public Records
• 1987-06-01 Sold (Public Records) $230,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $7,378 · +2.8% YoY. Source: county tax records.