1874 Ibis Ln · Sanibel, FL
Flood risk 10/10 · Severe
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 112°F)
- 7 days/yr
- Hot days in 30 yrs
- 25 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A- 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 +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +6.9/10.0
- Condition / age +4.0/5.0
- Livability +3.4/5.0
- Rent growth +2.5/5.0
- Appreciation +0.0/10.0
$750,000
1874 Ibis Ln · Sanibel, FL 33957
2 bd · 2.0 ba · 1,880 sqft · SingleFamily
public records
· 171 Days on market
Built 1972
0.25 ac lot
Garage
$399/sqft
· 24% below area
Est $990k · 24% under
$6/mo HOA
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
GREAT OPPORTUNITY, Mid-Island location, close to shopping and all your island needs. Nice floor plan with 3 bedrooms, 2 baths, living/dining room, single car garage, Travertine marble floors throughout and new roof 7/2022. Patio with in ground spa. Property backs up to conservation land. This home has damage from hurricane Ian. This will be an "AS IS" cash only sale. Drywall has been removed and is in the process of clean up inside and out. The seller does not make any warranties on this property.
Key facts
- Impact glass windows
- Private backyard
- Gas fireplace
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath single-family listed at $750k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $9k ($110k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($18k rent vs $750k).
- Recommended offer: $660k (12.0% below list) — sets the bar for market timing.
- Cap rate 21.7% vs local median 2.6% 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: 582 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $5k of loan paydown is wiped out by about $22k 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 $210k cash investment doubles in ~3 years — after that, you're playing with house money.
Negotiation context
- It's been on market 171 days — a 12% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts since 4y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
- Current owner paid $485k; list at $750k implies a 55% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$660,000
(12.0% below list)
Questions for the listing agent
- It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 2.44% ✓
- Cap rate
- 21.70%
- Cash-on-cash
- 55.03%
- DSCR
- 3.45
- GRM
- 3.4
CMA / ARV
- ARV (median comp)
- $989,967
- List price
- $750,000
- Delta
- -29.39%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 595 Piedmont Rd | 0.25mi | 3/2.0 (+1) | 1,871 (-0%) | 1mo | $1,175,000 | $628 | 82 |
| 1832 Farm Trl | 0.31mi | 2/2.0 | 1,618 (-14%) | 7mo | $599,000 | $370 | 56 |
| 1605 Middle Gulf Dr #110 | 0.76mi | 2/2.0 | 1,802 (-4%) | 18mo | $1,600,000 | $888 | 43 |
| 1737 Serenity Ln | 0.57mi | 3/2.0 (+1) | 1,464 (-22%) | 1mo | $635,000 | $434 | 43 |
| 1299 Par View Dr | 0.47mi | 3/2.0 (+1) | 2,034 (+8%) | 31mo | $1,475,000 | $725 | 40 |
| 1605 Middle Gulf Dr #208 | 0.76mi | 2/2.0 | 1,802 (-4%) | 30mo | $1,250,000 | $694 | 38 |
| 1890 Middle Gulf Dr | 0.46mi | 3/3.0 (+1) | 2,217 (+18%) | 8mo | $1,355,000 | $611 | 38 |
| 2501 W Gulf Dr #102 | 1.45mi | 3/2.0 (+1) | 1,950 (+4%) | 20mo | $1,100,000 | $564 | 37 |
| 1401 Middle Gulf Dr Unit 204T | 0.93mi | 3/2.0 (+1) | 1,451 (-23%) | 2mo | $1,200,000 | $827 | 33 |
| 1258 Sand Castle Rd | 1.19mi | 3/2.0 (+1) | 1,704 (-9%) | 17mo | $570,000 | $335 | 30 |
| 1401 Middle Gulf Dr Unit L402 | 0.93mi | 3/2.0 (+1) | 1,519 (-19%) | 10mo | $1,055,000 | $695 | 27 |
| 9406 Beverly Ln | 0.64mi | 3/2.0 (+1) | 1,610 (-14%) | 31mo | $889,000 | $552 | 21 |
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
- 50.6%
- Equity multiple
- 3.21×
- Total profit
- $465,007
- Equity at exit
- $111,827
10-year hold
- IRR
- 56.0%
- Equity multiple
- 6.53×
- Total profit
- $1,161,092
- Equity at exit
- $64,846
Cash invested: $210,000 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 19 active · 11 under contract
- Months of supply
- 57.0 mo (2%/mo absorbed)
- Median asking
- $950,000 ($477/sqft)
- Median days on market
- 146 d
- This list price
- 21% of active listings are priced below it
- ARV vs active asking
- +10.3% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33957
- Home prices YoY
- -15.7%
- Active inventory
- 582
- Price-to-rent
- 3.4×
Monthly cashflow live
↻
- Estimated rent
- $18,317 medium interval (Pro) →
- Mortgage (P&I)
- −$3,933
- Tax from tax record
- −$588 /mo · $7,062/yr
- Insurance
- −$312
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$6
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$3,847
- Net cashflow
- $9,204
Break-even live
Break-even rent
$6,667
Max offer price
$750,000
Occupancy floor
45%
Sensitivity live
| Price | -10% $9,629 | -5% $9,416 | +0% $9,204 | +5% $8,992 | +10% $8,779 |
|---|---|---|---|---|---|
| Rent | -10% $7,757 | -5% $8,481 | +0% $9,204 | +5% $9,928 | +10% $10,651 |
| Rate | -1.0pp $9,582 | -0.5pp $9,395 | base $9,204 | +0.5pp $9,010 | +1.0pp $8,812 |
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
- $187,500
- Closing costs
- $22,500
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 5 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 2130 Sunset Cir Sanibel, FL | 3.0 | 2.5 | 1827 | $18,000 | $9.85 | 10d | 1 | 0.46mi |
| 1679 Serenity Ln Unit 1323695P Sanibel, FL | 3.0 | 2.0 | 1646 | $4,220 | $2.56 | 10d | 1 | 0.60mi |
| 1235 Par View Dr Sanibel, FL | 2.0 | 2.0 | 1534 | $3,500 | $2.28 | 117d | 1 | 0.69mi |
| 2445 W Gulf Dr Unit 32E Sanibel, FL | 2.0 | 2.0 | 1243 | $18,000 | $14.48 | 119d | 1 | 1.33mi |
| 2445 W Gulf Dr Unit 47B Sanibel, FL | 2.0 | 2.0 | 1243 | $20,000 | $16.09 | 119d | 1 | 1.35mi |
Property features AI
Finance
- Financial info
- Pets allowed
- HOA & community
- Annual association fee $75Non-gated community
Exterior
- Parking
- Attached garage with garage door opener (1 covered space, 1 garage space)
- Security
- High-impact doors
- Utilities
- Public waterPublic sewerCable availableHigh speed internet available
- Home design
- Single-storyResale propertyFaces west
- Construction
- Built with block, concrete and stuccoMetal roofOne story
- Exterior features
- FenceSecurity/high-impact doorsOutdoor grillOutdoor showerPatioOpen patio/porchPorchOutside bath access for poolHas viewEast exposure
Interior
- Kitchen
- DishwasherFreezerDisposalMicrowaveRangeRefrigeratorWine cooler
- Flooring
- Tile
- Bathrooms
- 3 full bathrooms
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)Ceiling fans
- Interior features
- Built-in featuresBathtubDual sinksEat-in kitchenFireplaceLiving/dining roomPantrySeparate showerCable TVVaulted ceiling(s)High speed internetSliding windowsImpact glass windowsFurnished
- Laundry & utility
- Washer includedLaundry inside
Listing history 50 events
-
2026-09-24days on market $750,000 Active 171 DOM
-
2026-09-23pricedays on market $750,000 Active 170 DOM
-
2026-09-22days on market $699,000 Active 169 DOM
-
2026-09-21days on market $699,000 Active 168 DOM
-
2026-09-18days on market $699,000 Active 165 DOM
-
2026-09-17days on market $699,000 Active 164 DOM
-
2026-09-14days on market $699,000 Active 161 DOM
-
2026-09-13days on market $699,000 Active 160 DOM
-
2026-09-13days on market $699,000 Active 159 DOM
-
2026-09-11days on market $699,000 Active 158 DOM
-
2026-09-05days on market $699,000 Active 152 DOM
-
2026-09-04days on market $699,000 Active 151 DOM
-
2026-09-03days on market $699,000 Active 150 DOM
-
2026-08-31days on market $699,000 Active 147 DOM
-
2026-08-28days on market $699,000 Active 144 DOM
-
2026-08-26days on market $699,000 Active 142 DOM
-
2026-08-24days on market $699,000 Active 140 DOM
-
2026-08-23days on market $699,000 Active 139 DOM
-
2026-08-22days on market $699,000 Active 138 DOM
-
2026-08-21days on market $699,000 Active 137 DOM
-
2026-08-20days on market $699,000 Active 136 DOM
-
2026-08-19days on market $699,000 Active 135 DOM
-
2026-08-18days on market $699,000 Active 134 DOM
-
2026-08-16days on market $699,000 Active 132 DOM
-
2026-08-15days on market $699,000 Active 131 DOM
-
2026-08-13days on market $699,000 Active 129 DOM
-
2026-08-12days on market $699,000 Active 128 DOM
-
2026-08-11days on market $699,000 Active 127 DOM
-
2026-08-10days on market $699,000 Active 126 DOM
-
2026-08-09days on market $699,000 Active 125 DOM
-
2026-08-07days on market $699,000 Active 123 DOM
-
2026-08-06days on market $699,000 Active 122 DOM
-
2026-08-05days on market $699,000 Active 121 DOM
-
2026-08-04days on market $699,000 Active 120 DOM
-
2026-08-03days on market $699,000 Active 119 DOM
-
2026-07-30days on market $699,000 Active 114 DOM
-
2026-07-28days on market $699,000 Active 113 DOM
-
2026-07-26days on market $699,000 Active 111 DOM
-
2026-07-24days on market $699,000 Active 109 DOM
-
2026-07-23days on market $699,000 Active 108 DOM
-
2026-07-22days on market $699,000 Active 107 DOM
-
2026-07-21days on market $699,000 Active 106 DOM
-
2026-07-18days on market $699,000 Active 103 DOM
-
2026-07-18days on market $699,000 Active 102 DOM
-
2026-07-16days on market $699,000 Active 101 DOM
-
2026-07-15days on market $699,000 Active 100 DOM
-
2026-07-14days on market $699,000 Active 99 DOM
-
2026-07-13days on market $699,000 Active 98 DOM
-
2026-07-13days on market $699,000 Active 97 DOM
-
2026-07-12days on market $699,000 Active 96 DOM
ⓘ 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
- $7,062 · $588/mo
- Projected year-2 tax
- $7,062 · $588/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 · 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $219,807
- − Mortgage interest
- −$42,012
- − Property taxes
- −$7,062
- − Insurance
- −$8,868
- − Repairs & maintenance
- −$17,585
- − Management
- −$17,585
- − HOA
- −$72
- − Depreciation
- −$21,818
- Taxable income
- $104,806
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$25,153
- After-tax cash flow
- $85,295/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.
Condition & rehab AI · 9 photos
80/100
Cosmetic rehab
Est. rehab $9,400–$28,200 screening
This home is in good condition with a good roof, modern kitchen, and well-maintained exterior. It has a heated pool and is located in a great central location.
Components & finishes AI
Roof asphalt shingle · good
Flooring tile
Counters marble
Appliances stainless steel
HVAC central · new lt5
Value-add opportunities
- Resale paint exterior — Enhances curb appeal and property value ↑
- Rental trim landscaping — Maintains a well-maintained appearance for potential tenants ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
C
Composite school gradezoned avg 68/100
Zoned Schools
Elementary
The Sanibel School
A+
FL #5/2,144
Nat'l #94/41,679
High
Cypress Lake High School
D-
FL #228/667
Nat'l #6,809/17,239
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
C
Composite livability gradescore 67/100
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
- County
- Lee · 871,946 people
- City population
- 6,402
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 6,402
- Household income
- $122,730
- Rent vs Own
- Severe rent burden
- 3% of renters
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
+459.2% since first listed8 events — show timeline
- 2026-04-06 Listed $699,000 FORTMLS
- 2022-12-08 Sold (Public Records) $485,000 Public Records
- 2022-12-06 Sold (MLS) $485,000 FORTMLS
- 2022-11-17 Pending — FORTMLS
- 2022-11-15 Listed $595,000 FORTMLS
- 1997-07-02 Sold (Public Records) $155,000 Public Records
- 1987-03-10 Sold (Public Records) $125,000 Public Records
- 1987-03-01 Sold (Public Records) $125,000 Public Records
Property tax history
+3.7%/yrLatest (2025): $7,062 · +8.7% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…