485 Peachtree Rd · Sanibel, FL 33957

$950,000

3 bd · 3.0 ba · 1,990 sqft · SingleFamily public records · 32 Days on market

Built 2000 0.38 ac lot Est $1216k · 22% under

---

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 +15.0/15.0
• 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

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. Pocket sliding glass doors off maste

Key facts

• Open floor plan
• Tile flooring
• Updated kitchen

Tags

• OPEN FLOOR PLAN
• TILE FLOORING
• SHIPLAP WALL
• VAULTED CEILINGS
• UPDATED KITCHEN
• IMPACT WINDOWS

Property features AI

Finance

• Other: Private in-ground pool with pool equipment
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; Faces north; Resale property; Raised foundation with pilings/posts/piers
• Construction: Aluminum siding and wood frame construction; Shingle roof
• Exterior features: Lanai; Screened porch/porch; Outdoor shower; Manual shutters; Cul-de-sac lot; Rectangular lot; South exposure

Interior

• Kitchen: Double oven; Dishwasher; Disposal; Icemaker; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Bathtub; Dual sinks; Family/Dining room; Living/Dining room; Separate shower; Vaulted and cathedral ceilings; Walk-in closets; Window treatments; Workshop
• Laundry & utility: Laundry inside the home; Laundry tub; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $950k.

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: $922k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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; 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 $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 32 days — a 3% lower offer ($922k) 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 $921,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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 (on-the-fly): $1,215,890
• Comps found: 2

Show comp detail 2 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%)	7mo	$961,714	$470	80
1890 Middle Gulf Dr	0.12mi	3/3.0	2,217 (+11%)	5mo	$1,355,000	$611	71

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.

Methodology + full state rankings →

ZIP-level market 33957

• Home prices YoY: -15.7%
• Active inventory: 526
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $18,985 medium
• 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
• 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%

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
• Reserves months: —
• Total cash needed: —

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	21d	1	0.69mi
1679 Serenity Ln Unit 1323695P Sanibel, FL	3.0	2.0	1646	$7,115	$4.32	16d	1	0.95mi
2445 W Gulf Dr Unit 32E Sanibel, FL	2.0	2.0	1243	$18,000	$14.48	24d	1	1.03mi
2445 W Gulf Dr Unit 47B Sanibel, FL	2.0	2.0	1243	$20,000	$16.09	24d	1	1.06mi

Listing history 33 events

1. 2026-06-17
   days on market $950,000 Active 32 DOM
2. 2026-06-16
   days on market $950,000 Active 31 DOM
3. 2026-06-15
   days on market $950,000 Active 30 DOM
4. 2026-06-13
   days on market $950,000 Active 28 DOM
5. 2026-06-10
   days on market $950,000 Active 25 DOM
6. 2026-06-09
   days on market $950,000 Active 24 DOM
7. 2026-06-08
   days on market $950,000 Active 23 DOM
8. 2026-06-07
   days on market $950,000 Active 22 DOM
9. 2026-06-03
   days on market $950,000 Active 18 DOM
10. 2026-06-02
    days on market $950,000 Active 17 DOM
11. 2026-06-01
    days on market $950,000 Active 16 DOM
12. 2026-05-31
    days on market $950,000 Active 15 DOM
13. 2026-05-15
    listed $950,000 Active
14. 2025-05-13
    status Pending
15. 2025-05-13
    historical
16. 2025-04-09
    price $975,000
17. 2025-03-03
    price $1,025,000
18. 2025-02-13
    status Active
19. 2025-01-25
    historical
20. 2025-01-25
    status Active
21. 2025-01-23
    status Pending
22. 2025-01-18
    listed $1,050,000 Active
23. 2023-11-15
    historical
24. 2023-09-13
    price $1,190,000
25. 2023-06-28
    listed $1,200,000 Active
26. 2016-04-19
    soldstatus $712,500
27. 2016-04-18
    soldstatus $712,500
28. 2015-12-01
    listed $749,000
29. 2003-09-09
    soldstatus $550,000
30. 2003-08-18
    soldstatus $550,000
31. 2003-07-15
    price $579,500
32. 2000-08-30
    soldstatus $455,000
33. 1995-07-18
    soldstatus $44,000

ⓘ 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: $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

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
• 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.

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

+2059.1% since first listed

21 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%/yr

Latest (2025): $8,595 · +3.1% YoY. Source: county tax records.