485 Peachtree Rd · 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 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
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- ARV discount +8.7/15.0
- 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
$950,000
485 Peachtree Rd · Sanibel, FL 33957
3 bd · 3.0 ba · 1,990 sqft · SingleFamily
public records
· 78 Days on market
Built 2000
0.38 ac lot
Garage
$477/sqft
· at area comps
Est $976k · at est.
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Your perfect Island getaway only minutes to the white sands of Algiers Beach! Elevated 3 bedroom 3 bath home is nestled in a peaceful Olde Florida neighborhood that is centrally located and close to shopping, dining and grocery. The home boasts an open floor plan with tile flooring, shiplap wall, vaulted ceilings, and updated kitchen giving it an open airy feel. This 2000 home has impact windows & garage doors. New roof and new siding. Bahama shutters, plus hurricane shutters. Large open space downstairs with storage for all your island toys plus an oversize garage/workshop. All three bedrooms are ensuite with pocket doors off 2nd and 3rd bedrooms.
Key facts
- Open floor plan
- Tile flooring
- Updated kitchen
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 3-bed/3.0-bath single-family listed at $950k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $8k ($102k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($19k rent vs $950k).
- Recommended offer: $893k (6.0% below list) — sets the bar for market timing.
- Cap rate 17.5% vs local median 2.5% 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: 562 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $7k of loan paydown is wiped out by about $28k 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 $266k cash investment doubles in ~4 years — after that, you're playing with house money.
Negotiation context
- It's been on market 78 days — a 6% lower offer ($893k) is reasonable based on typical stale-listing flexibility.
- 6 sale attempts since 11y 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 $712k; 33% 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
$893,000
(6.0% below list)
Questions for the listing agent
- It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- 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
- 2.00% ✓
- Cap rate
- 17.54%
- Cash-on-cash
- 40.17%
- DSCR
- 2.79
- GRM
- 4.2
CMA / ARV
- ARV (median comp)
- $976,253
- List price
- $950,000
- Delta
- -2.69%
- Verdict
- FAIR
- Comps
- 15 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1714 Atlanta Plaza Dr | 0.10mi | 4/3.0 (+1) | 2,048 (+3%) | 9mo | $961,714 | $470 | 78 |
| 1890 Middle Gulf Dr | 0.12mi | 3/3.0 | 2,217 (+11%) | 7mo | $1,355,000 | $611 | 70 |
| 2501 W Gulf Dr #102 | 1.21mi | 3/2.0 | 1,950 (-2%) | 18mo | $1,100,000 | $564 | 42 |
| 1605 Middle Gulf Dr #110 | 0.55mi | 2/2.0 (-1) | 1,802 (-9%) | 16mo | $1,600,000 | $888 | 36 |
| 2629 W Gulf Dr Unit 3B | 1.36mi | 3/2.0 | 2,313 (+16%) | 2mo | $1,797,500 | $777 | 34 |
| 657 Cardium St | 1.23mi | 4/3.0 (+1) | 2,088 (+5%) | 28mo | $515,000 | $247 | 32 |
| 1832 Farm Trl | 0.65mi | 2/2.0 (-1) | 1,618 (-19%) | 6mo | $599,000 | $370 | 30 |
| 1605 Middle Gulf Dr #208 | 0.55mi | 2/2.0 (-1) | 1,802 (-9%) | 28mo | $1,250,000 | $694 | 30 |
| 1401 Middle Gulf Dr Unit L402 | 0.88mi | 3/2.0 | 1,519 (-24%) | 8mo | $1,055,000 | $695 | 29 |
| 1258 Sand Castle Rd | 1.42mi | 3/2.0 | 1,704 (-14%) | 15mo | $570,000 | $335 | 24 |
| 248 Christofer Ct | 1.37mi | 2/2.5 (-1) | 2,370 (+19%) | 20mo | $895,000 | $378 | 17 |
| 9406 Beverly Ln | 0.95mi | 3/2.0 | 1,610 (-19%) | 30mo | $889,000 | $552 | 16 |
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
- 34.3%
- Equity multiple
- 2.45×
- Total profit
- $386,260
- Equity at exit
- $141,648
10-year hold
- IRR
- 41.2%
- Equity multiple
- 4.88×
- Total profit
- $1,032,662
- Equity at exit
- $82,139
Cash invested: $266,000 (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
- 28 active · 6 under contract
- Months of supply
- 168.0 mo (1%/mo absorbed)
- Median asking
- $997,500 ($482/sqft)
- Median days on market
- 139 d
- This list price
- 46% of active listings are priced below it
- ARV vs active asking
- +1.8% vs 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
- 562
- Price-to-rent
- 4.2×
Monthly cashflow live
↻
- Estimated rent
- $18,985 medium interval (Pro) →
- Mortgage (P&I)
- −$4,982
- Tax from tax record
- −$716 /mo · $8,595/yr
- Insurance
- −$396
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$3,987
- Net cashflow
- $8,478
Break-even live
Break-even rent
$8,254
Max offer price
$950,000
Occupancy floor
50%
Sensitivity live
| Price | -10% $9,015 | -5% $8,746 | +0% $8,478 | +5% $8,209 | +10% $7,940 |
|---|---|---|---|---|---|
| Rent | -10% $6,978 | -5% $7,728 | +0% $8,478 | +5% $9,227 | +10% $9,977 |
| Rate | -1.0pp $8,956 | -0.5pp $8,719 | base $8,478 | +0.5pp $8,231 | +1.0pp $7,981 |
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
- $237,500
- Closing costs
- $28,500
- 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 4 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 | 70d | 1 | 0.69mi |
| 1679 Serenity Ln Unit 1323695P Sanibel, FL | 3.0 | 2.0 | 1646 | $4,361 | $2.65 | 19d | 1 | 0.95mi |
| 2445 W Gulf Dr Unit 32E Sanibel, FL | 2.0 | 2.0 | 1243 | $18,000 | $14.48 | 73d | 1 | 1.03mi |
| 2445 W Gulf Dr Unit 47B Sanibel, FL | 2.0 | 2.0 | 1243 | $20,000 | $16.09 | 73d | 1 | 1.06mi |
Property features AI
Finance
- Other
- Private in-ground pool with pool equipment
- Financial info
- Pets allowed
- HOA & community
- Non-gated communityNo association fee
Exterior
- Parking
- Attached garage with garage door opener2 covered garage spaces
- Utilities
- Public waterPublic sewerCable available
- Home design
- Single-story homeFaces northResale propertyRaised foundation with pilings/posts/piers
- Construction
- Aluminum siding and wood frame constructionShingle roof
- Exterior features
- LanaiScreened porch/porchOutdoor showerManual shuttersCul-de-sac lotRectangular lotSouth exposure
Interior
- Kitchen
- Double ovenDishwasherDisposalIcemakerRefrigerator
- Bedrooms
- Bedroom on main level
- Flooring
- CarpetTile
- Bathrooms
- 3 full bathrooms
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)Ceiling fans
- Interior features
- Breakfast barBathtubDual sinksFamily/Dining roomLiving/Dining roomSeparate showerVaulted and cathedral ceilingsWalk-in closetsWindow treatmentsWorkshop
- Laundry & utility
- Laundry inside the homeLaundry tubDryer
Listing history 50 events
-
2026-08-08days on market $950,000 Active 78 DOM
-
2026-08-07days on market $950,000 Active 77 DOM
-
2026-08-06days on market $950,000 Active 76 DOM
-
2026-08-05days on market $950,000 Active 75 DOM
-
2026-08-04days on market $950,000 Active 74 DOM
-
2026-08-03days on market $950,000 Active 73 DOM
-
2026-07-31days on market $950,000 Active 70 DOM
-
2026-07-30days on market $950,000 Active 68 DOM
-
2026-07-28days on market $950,000 Active 67 DOM
-
2026-07-26days on market $950,000 Active 65 DOM
-
2026-07-24days on market $950,000 Active 63 DOM
-
2026-07-23days on market $950,000 Active 62 DOM
-
2026-07-22days on market $950,000 Active 61 DOM
-
2026-07-21days on market $950,000 Active 60 DOM
-
2026-07-18days on market $950,000 Active 57 DOM
-
2026-07-18days on market $950,000 Active 56 DOM
-
2026-07-16days on market $950,000 Active 55 DOM
-
2026-07-15status $950,000 Active 54 DOM
-
2026-07-09statusdays on market $950,000 Pending 54 DOM
-
2026-07-07days on market $950,000 Active 52 DOM
-
2026-07-06days on market $950,000 Active 51 DOM
-
2026-07-05days on market $950,000 Active 50 DOM
-
2026-07-02days on market $950,000 Active 47 DOM
-
2026-07-01days on market $950,000 Active 46 DOM
-
2026-06-30days on market $950,000 Active 45 DOM
-
2026-06-29days on market $950,000 Active 44 DOM
-
2026-06-28days on market $950,000 Active 43 DOM
-
2026-06-27days on market $950,000 Active 42 DOM
-
2026-06-25days on market $950,000 Active 39 DOM
-
2026-06-22days on market $950,000 Active 37 DOM
-
2026-06-22days on market $950,000 Active 36 DOM
-
2026-06-17days on market $950,000 Active 32 DOM
-
2026-06-16days on market $950,000 Active 31 DOM
-
2026-06-15days on market $950,000 Active 30 DOM
-
2026-06-13days on market $950,000 Active 28 DOM
-
2026-06-10days on market $950,000 Active 25 DOM
-
2026-06-09days on market $950,000 Active 24 DOM
-
2026-06-08days on market $950,000 Active 23 DOM
-
2026-06-07days on market $950,000 Active 22 DOM
-
2026-06-03days on market $950,000 Active 18 DOM
-
2026-06-02days on market $950,000 Active 17 DOM
-
2026-06-01days on market $950,000 Active 16 DOM
-
2026-05-31days on market $950,000 Active 15 DOM
-
2026-05-15$950,000 Active
-
2025-05-13status Pending
-
2025-05-13historical
-
2025-04-09price $975,000
-
2025-03-03price $1,025,000
-
2025-02-13status Active
-
2025-01-25historical
ⓘ 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
- $8,595 · $716/mo
- Projected year-2 tax
- $8,595 · $716/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
- $227,820
- − Mortgage interest
- −$53,215
- − Property taxes
- −$8,595
- − Insurance
- −$9,868
- − Repairs & maintenance
- −$18,226
- − Management
- −$18,226
- − Depreciation
- −$27,636
- Taxable income
- $92,054
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$22,093
- After-tax cash flow
- $79,638/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 · 10 photos
80/100
Cosmetic rehab
Est. rehab $9,950–$29,850 screening
This property is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minimal repairs. The highest-ROI updates would be painting the exterior and interior walls, and updating the flooring in the living areas.
Components & finishes AI
Flooring tile
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
- Both Updating the flooring in the living areas — Replacing worn-out or outdated flooring can improve the overall look and feel of the home, making it more appealing to potential buyers and renters. ↑
ⓘ 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
+2059.1% since first listed21 events — show timeline
- 2026-05-15 Listed $950,000 FORTMLS
- 2025-05-13 Pending — FORTMLS
- 2025-05-13 Listing Removed — FORTMLS
- 2025-04-09 Price Changed $975,000 FORTMLS
- 2025-03-03 Price Changed $1,025,000 FORTMLS
- 2025-02-13 Relisted — FORTMLS
- 2025-01-25 Listing Removed — FORTMLS
- 2025-01-25 Relisted — FORTMLS
- 2025-01-23 Pending — FORTMLS
- 2025-01-18 Listed $1,050,000 FORTMLS
- 2023-11-15 Listing Removed — FORTMLS
- 2023-09-13 Price Changed $1,190,000 FORTMLS
- 2023-06-28 Listed $1,200,000 FORTMLS
- 2016-04-19 Sold (Public Records) $712,500 Public Records
- 2016-04-18 Sold (MLS) $712,500 NAPLESMLS
- 2015-12-01 Listed $749,000 NAPLESMLS
- 2003-09-09 Sold (Public Records) $550,000 Public Records
- 2003-08-18 Sold (MLS) $550,000 FORTMLS
- 2003-07-15 Price Changed $579,500 FORTMLS
- 2000-08-30 Sold (Public Records) $455,000 Public Records
- 1995-07-18 Sold (Public Records) $44,000 Public Records
Property tax history
+1.5%/yrLatest (2025): $8,595 · +3.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…