1890 Farm Trl · Sanibel, FL 33957

$729,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 146 Days on market

Built 2000 0.34 ac lot Est $559k · 30% 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

This beautiful 3 bedroom 2 bath raised ranch style home offers small town living at its finest. The cheerful new kitchen and breakfast bar overlook the spacious living /dining area. The screened lanai spans the entire back of the residence and opens to the master bedroom, the living and dining area and guest bedroom giving the home plenty of natural light and outdoor space. Easy care metal roof, vinyl exterior and low maintenance yard allow for maximum island time. Additional features of this split floor plan home include: laundry room, double garage, and plenty of storage for all your island gear and toys. Newly enclosed workshop/storage area off garage is complete with concrete floors ready for all your hobby needs. Island Woods owners enjoy a gorgeous Olympic sized heated community pool, tennis court, and basketball area. Area calculations indicate room for a private pool, but would need further verification from City Planning.

Key facts

• Basketball area
• Tennis court
• Screened lanai

Tags

• TROPICAL LANDSCAPING
• SCREENED LANAI
• OLYMPIC SIZED SWIMMING POOL
• TENNIS COURT
• BASKETBALL AREA
• EASY ACCESS TO BEACHES

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: HOA covers grounds maintenance and recreation facilities; Community amenities include basketball court, pool, and tennis courts; Non-gated community

Exterior

• Parking: Attached 2-car garage; Covered parking; Underground access; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-story home; Entry at level 1; North-facing; Resale property
• Construction: Metal roof; Vinyl siding with wood frame construction; Pillar/post/pier raised foundation; Built on a cul-de-sac on a rectangular lot; South exposure
• Exterior features: Patio; Storage; Lanai; Porch; Screened porch; Community pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Disposal; Microwave; Range; Refrigerator; Self-cleaning oven; Breakfast bar (kitchen passthrough)
• Bedrooms: Bedrooms include walk-in closets; Split bedrooms layout
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Breakfast bar; Built-in features; Family/dining room; Living/dining room; Tub with shower; Cable TV; Vaulted ceilings; Bar; Walk-in closets; Window treatments; Split bedroom floorplan; Workshop
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $729k.

Deal economics

• At list price, monthly cash flow is $10k ($118k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $729k).
• Recommended offer: $642k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.2% 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; 4 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 $204k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($642k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $524k; 39% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $641,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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: 2.61% ✓
• Cap rate: 23.17%
• Cash-on-cash: 60.28%
• DSCR: 3.68
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $559,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1832 Farm Trl	0.16mi	2/2.0 (-1)	1,618 (+7%)	4mo	$599,000	$370	72

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: 56.3%
• Equity multiple: 3.49×
• Total profit: $508,112
• Equity at exit: $108,696

10-year hold

• IRR: 61.3%
• Equity multiple: 7.12×
• Total profit: $1,249,876
• Equity at exit: $63,031

Cash invested: $204,120 (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: 3.2×

Monthly cashflow live

• Estimated rent: $18,995 medium
• Mortgage (P&I): −$3,823
• Tax from tax record: −$626 /mo · $7,510/yr
• Insurance: −$304
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,989
• Net cashflow: $9,827

Break-even live

Break-even rent $6,556

Max offer price $729,000

Occupancy floor 43%

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: $182,250
• Closing costs: $21,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1679 Serenity Ln Unit 1323695P Sanibel, FL	3.0	2.0	1646	$7,115	$4.32	16d	1	0.47mi
1235 Par View Dr Sanibel, FL	2.0	2.0	1534	$3,500	$2.28	21d	1	0.76mi
2445 W Gulf Dr Unit 32E Sanibel, FL	2.0	2.0	1243	$18,000	$14.48	23d	1	1.44mi
2445 W Gulf Dr Unit 47B Sanibel, FL	2.0	2.0	1243	$20,000	$16.09	23d	1	1.46mi

Listing history 24 events

1. 2026-06-17
   days on market $729,000 Active 146 DOM
2. 2026-06-16
   days on market $729,000 Active 145 DOM
3. 2026-06-15
   days on market $729,000 Active 144 DOM
4. 2026-06-13
   days on market $729,000 Active 142 DOM
5. 2026-06-10
   days on market $729,000 Active 139 DOM
6. 2026-06-09
   days on market $729,000 Active 138 DOM
7. 2026-06-07
   days on market $729,000 Active 136 DOM
8. 2026-06-02
   days on market $729,000 Active 131 DOM
9. 2026-06-01
   days on market $729,000 Active 130 DOM
10. 2026-06-01
    days on market $729,000 Active 129 DOM
11. 2026-01-19
    listed $729,000 Active
12. 2020-09-09
    soldstatus $524,000
13. 2020-08-31
    soldstatus $524,000 Closed 944-char remark

    Show marketing remark (944 chars)

    This beautiful 3 bedroom 2 bath raised ranch style home offers small town living at its finest. The cheerful new kitchen and breakfast bar overlook the spacious living /dining area. The screened lanai spans the entire back of the residence and opens to the master bedroom, the living and dining area and guest bedroom giving the home plenty of natural light and outdoor space. Easy care metal roof, vinyl exterior and low maintenance yard allow for maximum island time. Additional features of this split floor plan home include: laundry room, double garage, and plenty of storage for all your island gear and toys. Newly enclosed workshop/storage area off garage is complete with concrete floors ready for all your hobby needs. Island Woods owners enjoy a gorgeous Olympic sized heated community pool, tennis court, and basketball area. Area calculations indicate room for a private pool, but would need further verification from City Planning.

14. 2020-07-24
    status Pending 944-char remark

    Show marketing remark (944 chars)

    This beautiful 3 bedroom 2 bath raised ranch style home offers small town living at its finest. The cheerful new kitchen and breakfast bar overlook the spacious living /dining area. The screened lanai spans the entire back of the residence and opens to the master bedroom, the living and dining area and guest bedroom giving the home plenty of natural light and outdoor space. Easy care metal roof, vinyl exterior and low maintenance yard allow for maximum island time. Additional features of this split floor plan home include: laundry room, double garage, and plenty of storage for all your island gear and toys. Newly enclosed workshop/storage area off garage is complete with concrete floors ready for all your hobby needs. Island Woods owners enjoy a gorgeous Olympic sized heated community pool, tennis court, and basketball area. Area calculations indicate room for a private pool, but would need further verification from City Planning.

15. 2020-06-08
    price $549,400 944-char remark

    Show marketing remark (944 chars)

    This beautiful 3 bedroom 2 bath raised ranch style home offers small town living at its finest. The cheerful new kitchen and breakfast bar overlook the spacious living /dining area. The screened lanai spans the entire back of the residence and opens to the master bedroom, the living and dining area and guest bedroom giving the home plenty of natural light and outdoor space. Easy care metal roof, vinyl exterior and low maintenance yard allow for maximum island time. Additional features of this split floor plan home include: laundry room, double garage, and plenty of storage for all your island gear and toys. Newly enclosed workshop/storage area off garage is complete with concrete floors ready for all your hobby needs. Island Woods owners enjoy a gorgeous Olympic sized heated community pool, tennis court, and basketball area. Area calculations indicate room for a private pool, but would need further verification from City Planning.

16. 2020-02-29
    price $555,400 944-char remark

    Show marketing remark (944 chars)

    This beautiful 3 bedroom 2 bath raised ranch style home offers small town living at its finest. The cheerful new kitchen and breakfast bar overlook the spacious living /dining area. The screened lanai spans the entire back of the residence and opens to the master bedroom, the living and dining area and guest bedroom giving the home plenty of natural light and outdoor space. Easy care metal roof, vinyl exterior and low maintenance yard allow for maximum island time. Additional features of this split floor plan home include: laundry room, double garage, and plenty of storage for all your island gear and toys. Newly enclosed workshop/storage area off garage is complete with concrete floors ready for all your hobby needs. Island Woods owners enjoy a gorgeous Olympic sized heated community pool, tennis court, and basketball area. Area calculations indicate room for a private pool, but would need further verification from City Planning.

17. 2020-01-03
    price $560,400 944-char remark

    Show marketing remark (944 chars)

    This beautiful 3 bedroom 2 bath raised ranch style home offers small town living at its finest. The cheerful new kitchen and breakfast bar overlook the spacious living /dining area. The screened lanai spans the entire back of the residence and opens to the master bedroom, the living and dining area and guest bedroom giving the home plenty of natural light and outdoor space. Easy care metal roof, vinyl exterior and low maintenance yard allow for maximum island time. Additional features of this split floor plan home include: laundry room, double garage, and plenty of storage for all your island gear and toys. Newly enclosed workshop/storage area off garage is complete with concrete floors ready for all your hobby needs. Island Woods owners enjoy a gorgeous Olympic sized heated community pool, tennis court, and basketball area. Area calculations indicate room for a private pool, but would need further verification from City Planning.

18. 2019-07-29
    listed $565,400 Active 944-char remark

    Show marketing remark (944 chars)

    This beautiful 3 bedroom 2 bath raised ranch style home offers small town living at its finest. The cheerful new kitchen and breakfast bar overlook the spacious living /dining area. The screened lanai spans the entire back of the residence and opens to the master bedroom, the living and dining area and guest bedroom giving the home plenty of natural light and outdoor space. Easy care metal roof, vinyl exterior and low maintenance yard allow for maximum island time. Additional features of this split floor plan home include: laundry room, double garage, and plenty of storage for all your island gear and toys. Newly enclosed workshop/storage area off garage is complete with concrete floors ready for all your hobby needs. Island Woods owners enjoy a gorgeous Olympic sized heated community pool, tennis court, and basketball area. Area calculations indicate room for a private pool, but would need further verification from City Planning.

19. 2014-06-02
    soldstatus $427,500 828-char remark

    Show marketing remark (828 chars)

    This 3 bedroom 2 bath raised ranch style home offers small town living at its finest. The cheerful kitchen and breakfast bar overlook the spacious living /dining area. The screened lanai spans the entire back of the residence and opens to the master bedroom, the living and dining area and guest bedroom. Easy care vinyl exterior and low maintenance yard allow for maximum island time. Additional features of this split floor plan home include: laundry room, plantation shutters, double garage, and lots of storage. Island Woods owners enjoy a gorgeous Olympic sized heated community pool, private tennis court, and basketball area. Located in the heart of the island, Island Woods residents are a short distance away from either grocery store, Library, the Farmer's Market, BIG ARTS, live theater, quaint shops and restaurants.

20. 2014-06-02
    price $449,000 828-char remark

    Show marketing remark (828 chars)

    This 3 bedroom 2 bath raised ranch style home offers small town living at its finest. The cheerful kitchen and breakfast bar overlook the spacious living /dining area. The screened lanai spans the entire back of the residence and opens to the master bedroom, the living and dining area and guest bedroom. Easy care vinyl exterior and low maintenance yard allow for maximum island time. Additional features of this split floor plan home include: laundry room, plantation shutters, double garage, and lots of storage. Island Woods owners enjoy a gorgeous Olympic sized heated community pool, private tennis court, and basketball area. Located in the heart of the island, Island Woods residents are a short distance away from either grocery store, Library, the Farmer's Market, BIG ARTS, live theater, quaint shops and restaurants.

21. 2014-06-02
    soldstatus $427,500

    Show marketing remark (828 chars)

    This 3 bedroom 2 bath raised ranch style home offers small town living at its finest. The cheerful kitchen and breakfast bar overlook the spacious living /dining area. The screened lanai spans the entire back of the residence and opens to the master bedroom, the living and dining area and guest bedroom. Easy care vinyl exterior and low maintenance yard allow for maximum island time. Additional features of this split floor plan home include: laundry room, plantation shutters, double garage, and lots of storage. Island Woods owners enjoy a gorgeous Olympic sized heated community pool, private tennis court, and basketball area. Located in the heart of the island, Island Woods residents are a short distance away from either grocery store, Library, the Farmer's Market, BIG ARTS, live theater, quaint shops and restaurants.

22. 1999-06-22
    soldstatus $91,300
23. 1994-12-01
    soldstatus $1,400,000
24. 1993-06-01
    soldstatus $53,400

ⓘ 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: $7,510 · $626/mo
• Projected year-2 tax: $7,510 · $626/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: $227,936
• − Mortgage interest: −$40,835
• − Property taxes: −$7,510
• − Insurance: −$8,764
• − Repairs & maintenance: −$18,235
• − Management: −$18,235
• − Depreciation: −$21,207
• Taxable income: $113,150
• Est. tax owed @ 24.0%: −$27,156
• After-tax cash flow: $90,764/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

+1265.2% since first listed

14 events — show timeline

• 2026-01-19 Listed $729,000 FORTMLS
• 2020-09-09 Sold (Public Records) $524,000 Public Records
• 2020-08-31 Sold (MLS) $524,000 FORTMLS
• 2020-07-24 Pending — FORTMLS
• 2020-06-08 Price Changed $549,400 FORTMLS
• 2020-02-29 Price Changed $555,400 FORTMLS
• 2020-01-03 Price Changed $560,400 FORTMLS
• 2019-07-29 Listed $565,400 FORTMLS
• 2014-06-02 Sold (Public Records) $427,500 Public Records
• 2014-06-02 Price Changed $449,000 FORTMLS
• 2014-06-02 Sold (MLS) $427,500 FORTMLS
• 1999-06-22 Sold (Public Records) $91,300 Public Records
• 1994-12-01 Sold (Public Records) $1,400,000 Public Records
• 1993-06-01 Sold (Public Records) $53,400 Public Records

Property tax history

+7.0%/yr

Latest (2025): $7,510 · +2.9% YoY. Source: county tax records.