2011 Mitzi Ln · Sanibel, FL 33957

$725,000

1 bd · 1.0 ba · 1,534 sqft · SingleFamily public records · 194 Days on market

Built 1991 0.45 ac lot Est $568k · 28% over

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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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Search is Over for Your Island Getaway! Lots of extras with this island pool home including newer roof, new water heater, new pool pump, and ample storage. Ideally located in the heart of Sanibel on a large secluded lot. Coastal interior, soaring ceilings, abundant natural light, large kitchen with bay window and window seat in the breakfast nook. The great room, with wood burning fireplace and wet bar, flows into the dining area. Pocket sliders run the length of the room, giving you a wonderful extension to the living space. Imagine the island life relaxing on your screened lanai sipping a tropical beverage while your guests swim in the heated pool. Scraped plank flooring throughout. Lush tropical foliage, including fruit and nut trees. Two car garage with workshop. Walk to shops, restaurants, nature trails, bike path, and the farmers market - and close to the beach!

Key facts

• Pocket sliders
• Large secluded lot
• Private oasis

Tags

• LARGE SECLUDED LOT
• PRIVATE OASIS
• HEATED POOL
• EXPANSIVE LANAI
• WOOD BURNING FIREPLACE
• POCKET SLIDERS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached garage with garage door opener; Attached carport; 2 covered parking spaces (1 garage space and 1 carport space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Municipal irrigation
• Home design: Single-story; Raised foundation; North-facing
• Construction: Block, concrete and vinyl siding construction; Shingle roof; Built as resale property
• Exterior features: Balcony; Screened porch; Private road frontage; Dead-end lot; Exposure to the south

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Disposal
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Partially furnished; Bay windows; Sliding windows; Fireplace; Vaulted ceilings; Breakfast area; Bidet; Separate shower (shower-only)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $725k.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $725k).
• Recommended offer: $638k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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 $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 $203k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($638k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $125k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $638,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.66% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.25%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $567,580
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1832 Farm Trl	0.41mi	2/2.0 (+1)	1,618 (+6%)	4mo	$599,000	$370	59

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: 18.2%
• Equity multiple: 1.74×
• Total profit: $149,346
• Equity at exit: $108,100

10-year hold

• IRR: 26.6%
• Equity multiple: 3.34×
• Total profit: $474,636
• Equity at exit: $62,685

Cash invested: $203,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $12,010 medium
• Mortgage (P&I): −$3,802
• Tax from tax record: −$774 /mo · $9,284/yr
• Insurance: −$302
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,522
• Net cashflow: $4,184

Break-even live

Break-even rent $6,714

Max offer price $725,000

Occupancy floor 60%

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: $181,250
• Closing costs: $21,750
• 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	0.95mi
2445 W Gulf Dr Unit 32E Sanibel, FL	2.0	2.0	1243	$18,000	$14.48	23d	1	1.26mi
2445 W Gulf Dr Unit 47B Sanibel, FL	2.0	2.0	1243	$20,000	$16.09	23d	1	1.26mi

Listing history 21 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   price $725,000
3. 2026-04-09
   price $740,000
4. 2026-03-22
   price $750,000
5. 2026-01-23
   price $775,000
6. 2025-11-24
   price $799,000
7. 2025-10-31
   listed $850,000 Active
8. 2021-07-09
   soldstatus $642,500
9. 2021-07-06
   soldstatus $642,500 Closed 884-char remark

   Show marketing remark (884 chars)

   The Search is Over for Your Island Getaway! Lots of extras with this island pool home including newer roof, new water heater, new pool pump, and ample storage. Ideally located in the heart of Sanibel on a large secluded lot. Coastal interior, soaring ceilings, abundant natural light, large kitchen with bay window and window seat in the breakfast nook. The great room, with wood burning fireplace and wet bar, flows into the dining area. Pocket sliders run the length of the room, giving you a wonderful extension to the living space. Imagine the island life relaxing on your screened lanai sipping a tropical beverage while your guests swim in the heated pool. Scraped plank flooring throughout. Lush tropical foliage, including fruit and nut trees. Two car garage with workshop. Walk to shops, restaurants, nature trails, bike path, and the farmers market - and close to the beach!

10. 2021-05-24
    status Pending 884-char remark

    Show marketing remark (884 chars)

    The Search is Over for Your Island Getaway! Lots of extras with this island pool home including newer roof, new water heater, new pool pump, and ample storage. Ideally located in the heart of Sanibel on a large secluded lot. Coastal interior, soaring ceilings, abundant natural light, large kitchen with bay window and window seat in the breakfast nook. The great room, with wood burning fireplace and wet bar, flows into the dining area. Pocket sliders run the length of the room, giving you a wonderful extension to the living space. Imagine the island life relaxing on your screened lanai sipping a tropical beverage while your guests swim in the heated pool. Scraped plank flooring throughout. Lush tropical foliage, including fruit and nut trees. Two car garage with workshop. Walk to shops, restaurants, nature trails, bike path, and the farmers market - and close to the beach!

11. 2021-05-19
    status Active 884-char remark

    Show marketing remark (884 chars)

    The Search is Over for Your Island Getaway! Lots of extras with this island pool home including newer roof, new water heater, new pool pump, and ample storage. Ideally located in the heart of Sanibel on a large secluded lot. Coastal interior, soaring ceilings, abundant natural light, large kitchen with bay window and window seat in the breakfast nook. The great room, with wood burning fireplace and wet bar, flows into the dining area. Pocket sliders run the length of the room, giving you a wonderful extension to the living space. Imagine the island life relaxing on your screened lanai sipping a tropical beverage while your guests swim in the heated pool. Scraped plank flooring throughout. Lush tropical foliage, including fruit and nut trees. Two car garage with workshop. Walk to shops, restaurants, nature trails, bike path, and the farmers market - and close to the beach!

12. 2021-05-19
    price $650,000 884-char remark

    Show marketing remark (884 chars)

    The Search is Over for Your Island Getaway! Lots of extras with this island pool home including newer roof, new water heater, new pool pump, and ample storage. Ideally located in the heart of Sanibel on a large secluded lot. Coastal interior, soaring ceilings, abundant natural light, large kitchen with bay window and window seat in the breakfast nook. The great room, with wood burning fireplace and wet bar, flows into the dining area. Pocket sliders run the length of the room, giving you a wonderful extension to the living space. Imagine the island life relaxing on your screened lanai sipping a tropical beverage while your guests swim in the heated pool. Scraped plank flooring throughout. Lush tropical foliage, including fruit and nut trees. Two car garage with workshop. Walk to shops, restaurants, nature trails, bike path, and the farmers market - and close to the beach!

13. 2021-05-17
    status Pending 884-char remark

    Show marketing remark (884 chars)

    The Search is Over for Your Island Getaway! Lots of extras with this island pool home including newer roof, new water heater, new pool pump, and ample storage. Ideally located in the heart of Sanibel on a large secluded lot. Coastal interior, soaring ceilings, abundant natural light, large kitchen with bay window and window seat in the breakfast nook. The great room, with wood burning fireplace and wet bar, flows into the dining area. Pocket sliders run the length of the room, giving you a wonderful extension to the living space. Imagine the island life relaxing on your screened lanai sipping a tropical beverage while your guests swim in the heated pool. Scraped plank flooring throughout. Lush tropical foliage, including fruit and nut trees. Two car garage with workshop. Walk to shops, restaurants, nature trails, bike path, and the farmers market - and close to the beach!

14. 2021-05-10
    price $675,000 884-char remark

    Show marketing remark (884 chars)

    The Search is Over for Your Island Getaway! Lots of extras with this island pool home including newer roof, new water heater, new pool pump, and ample storage. Ideally located in the heart of Sanibel on a large secluded lot. Coastal interior, soaring ceilings, abundant natural light, large kitchen with bay window and window seat in the breakfast nook. The great room, with wood burning fireplace and wet bar, flows into the dining area. Pocket sliders run the length of the room, giving you a wonderful extension to the living space. Imagine the island life relaxing on your screened lanai sipping a tropical beverage while your guests swim in the heated pool. Scraped plank flooring throughout. Lush tropical foliage, including fruit and nut trees. Two car garage with workshop. Walk to shops, restaurants, nature trails, bike path, and the farmers market - and close to the beach!

15. 2021-04-22
    price $685,000 884-char remark

    Show marketing remark (884 chars)

    The Search is Over for Your Island Getaway! Lots of extras with this island pool home including newer roof, new water heater, new pool pump, and ample storage. Ideally located in the heart of Sanibel on a large secluded lot. Coastal interior, soaring ceilings, abundant natural light, large kitchen with bay window and window seat in the breakfast nook. The great room, with wood burning fireplace and wet bar, flows into the dining area. Pocket sliders run the length of the room, giving you a wonderful extension to the living space. Imagine the island life relaxing on your screened lanai sipping a tropical beverage while your guests swim in the heated pool. Scraped plank flooring throughout. Lush tropical foliage, including fruit and nut trees. Two car garage with workshop. Walk to shops, restaurants, nature trails, bike path, and the farmers market - and close to the beach!

16. 2021-03-30
    listed $695,000 Active 884-char remark

    Show marketing remark (884 chars)

    The Search is Over for Your Island Getaway! Lots of extras with this island pool home including newer roof, new water heater, new pool pump, and ample storage. Ideally located in the heart of Sanibel on a large secluded lot. Coastal interior, soaring ceilings, abundant natural light, large kitchen with bay window and window seat in the breakfast nook. The great room, with wood burning fireplace and wet bar, flows into the dining area. Pocket sliders run the length of the room, giving you a wonderful extension to the living space. Imagine the island life relaxing on your screened lanai sipping a tropical beverage while your guests swim in the heated pool. Scraped plank flooring throughout. Lush tropical foliage, including fruit and nut trees. Two car garage with workshop. Walk to shops, restaurants, nature trails, bike path, and the farmers market - and close to the beach!

17. 2014-07-01
    soldstatus $415,000
18. 2014-06-26
    price $435,000 651-char remark

    Show marketing remark (651 chars)

    Value! Recent fee appraisal done by local licensed appraiser compatible with listing price. Very private pool home surrounded by lush landscaping. 2 bedroom 1/2 bath home with high ceilings and screened porch. Private central location walk to shops and restaurants. Oversized kitchen with 64 solid brass knobs on cabinetry. Laundry room off kitchen. Lots of storage. All counters raised 4 inches. 36 inch wide doors. Fireplace. Wet bar with refrigerator in LR. Bay window and window seat in kitchen. No damage during hurricane Charley because of foliage protection. Built-in sound system. New A/C 2010. New microwave. As Is Sale with right to Inspect.

19. 2014-06-26
    soldstatus $415,000 651-char remark

    Show marketing remark (651 chars)

    Value! Recent fee appraisal done by local licensed appraiser compatible with listing price. Very private pool home surrounded by lush landscaping. 2 bedroom 1/2 bath home with high ceilings and screened porch. Private central location walk to shops and restaurants. Oversized kitchen with 64 solid brass knobs on cabinetry. Laundry room off kitchen. Lots of storage. All counters raised 4 inches. 36 inch wide doors. Fireplace. Wet bar with refrigerator in LR. Bay window and window seat in kitchen. No damage during hurricane Charley because of foliage protection. Built-in sound system. New A/C 2010. New microwave. As Is Sale with right to Inspect.

20. 1987-05-01
    soldstatus $38,000
21. 1984-10-01
    soldstatus $25,000

ⓘ 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: $9,284 · $774/mo
• Projected year-2 tax: $9,284 · $774/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 · 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

Taxation est. · year 1

• Rental income: $144,122
• − Mortgage interest: −$40,611
• − Property taxes: −$9,284
• − Insurance: −$8,744
• − Repairs & maintenance: −$11,530
• − Management: −$11,530
• − Depreciation: −$21,091
• Taxable income: $41,333
• Est. tax owed @ 24.0%: −$9,920
• After-tax cash flow: $40,285/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

+2800.0% since first listed

21 events — show timeline

• 2026-05-13 Pending — FORTMLS
• 2026-05-08 Price Changed $725,000 FORTMLS
• 2026-04-09 Price Changed $740,000 FORTMLS
• 2026-03-22 Price Changed $750,000 FORTMLS
• 2026-01-23 Price Changed $775,000 FORTMLS
• 2025-11-24 Price Changed $799,000 FORTMLS
• 2025-10-31 Listed $850,000 FORTMLS
• 2021-07-09 Sold (Public Records) $642,500 Public Records
• 2021-07-06 Sold (MLS) $642,500 FORTMLS
• 2021-05-24 Pending — FORTMLS
• 2021-05-19 Relisted — FORTMLS
• 2021-05-19 Price Changed $650,000 FORTMLS
• 2021-05-17 Pending — FORTMLS
• 2021-05-10 Price Changed $675,000 FORTMLS
• 2021-04-22 Price Changed $685,000 FORTMLS
• 2021-03-30 Listed $695,000 FORTMLS
• 2014-07-01 Sold (Public Records) $415,000 Public Records
• 2014-06-26 Sold (MLS) $415,000 FORTMLS
• 2014-06-26 Price Changed $435,000 FORTMLS
• 1987-05-01 Sold (Public Records) $38,000 Public Records
• 1984-10-01 Sold (Public Records) $25,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $9,284 · +2.8% YoY. Source: county tax records.