240 Southwinds Dr · Sanibel, FL 33957

$899,000

3 bd · 2.0 ba · 1,676 sqft · SingleFamily public records · 181 Days on market

Built 1972 Excellent condition 0.26 ac lot 2-car garage $536/sqft · 10% below area Est $1.175M · 23% under

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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 +4.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location. Don't walk across the street to get to deeded beach access. Just stroll down the private shell road and enjoy the sparkling waters of the Gulf of Mexico. This 3/2 home has lavish landscaping, several fruit trees and backs up to the city owned land for privacy. New roof 2009,repiped inside and out to the road, storm shutters. Irrigation system. Offered furnished with exceptions.

Key facts

• Contemporary kitchen
• Quartz countertops
• Metal roof

Tags

• METAL ROOF
• CONTEMPORARY KITCHEN
• QUARTZ COUNTERTOPS
• TILED WALK IN SHOWERS
• SEPARATE LAUNDRY ROOM
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $899k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $8k ($101k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $899k).
• Recommended offer: $791k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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 $6k of loan paydown is wiped out by about $27k 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 $252k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($791k) is reasonable based on typical stale-listing flexibility.
• 4 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 $550k; list at $899k implies a 63% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $791,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.07% ✓
• Cap rate: 18.06%
• Cash-on-cash: 42.03%
• DSCR: 2.87
• GRM: 4.0

CMA / ARV

• ARV (median comp): $1,175,000
• List price: $899,000
• Delta: -23.49%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1832 Farm Trl	1.14mi	2/2.0 (-1)	1,618 (-4%)	7mo	$599,000	$370	48
595 Piedmont Rd	0.75mi	3/2.0	1,871 (+12%)	1mo	$1,175,000	$628	45
1737 Serenity Ln	1.39mi	3/2.0	1,464 (-13%)	1mo	$635,000	$434	43
1401 Middle Gulf Dr Unit L402	1.19mi	3/2.0	1,519 (-9%)	10mo	$1,055,000	$695	41
1401 Middle Gulf Dr Unit 204T	1.19mi	3/2.0	1,451 (-13%)	2mo	$1,200,000	$827	41
253 Daniel Dr	1.18mi	3/2.0	1,936 (+16%)	0mo	$1,090,000	$563	40
2777 W Gulf Dr #109	1.23mi	2/2.0 (-1)	1,276 (-24%)	2mo	$925,000	$725	34
1299 Middle Gulf Dr #243	1.43mi	2/2.0 (-1)	1,394 (-17%)	2mo	$650,000	$466	34
1605 Middle Gulf Dr #110	0.76mi	2/2.0 (-1)	1,802 (+8%)	18mo	$1,600,000	$888	33
1714 Atlanta Plaza Dr	0.57mi	4/3.0 (+1)	2,048 (+22%)	10mo	$961,714	$470	31
2777 W Gulf Dr #211	1.23mi	2/2.0 (-1)	1,276 (-24%)	15mo	$900,000	$705	22
1712 Sand Pebble Way	0.96mi	4/2.0 (+1)	1,440 (-14%)	19mo	$520,000	$361	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: 36.4%
• Equity multiple: 2.55×
• Total profit: $389,003
• Equity at exit: $134,044

10-year hold

• IRR: 43.0%
• Equity multiple: 5.08×
• Total profit: $1,028,153
• Equity at exit: $77,729

Cash invested: $251,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 6 under contract
• Months of supply: 84.0 mo (1%/mo absorbed)
• Median asking: $772,500 ($469/sqft)
• Median days on market: 125 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +49.5% 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: 4.0×

Monthly cashflow live

• Estimated rent: $18,597 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$786 /mo · $9,434/yr
• Insurance: −$375
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,905
• Net cashflow: $8,390

Break-even live

Break-even rent $7,977

Max offer price $899,000

Occupancy floor 50%

Sensitivity live

Price	-10% $8,899	-5% $8,644	+0% $8,390	+5% $8,135	+10% $7,881
Rent	-10% $6,921	-5% $7,655	+0% $8,390	+5% $9,124	+10% $9,859
Rate	-1.0pp $8,842	-0.5pp $8,618	base $8,390	+0.5pp $8,157	+1.0pp $7,920

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: $224,750
• Closing costs: $26,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2445 W Gulf Dr Unit 32E Sanibel, FL	2.0	2.0	1243	$18,000	$14.48	119d	1	0.63mi
2130 Sunset Cir Sanibel, FL	3.0	2.5	1827	$18,000	$9.85	10d	1	0.66mi
2445 W Gulf Dr Unit 47B Sanibel, FL	2.0	2.0	1243	$20,000	$16.09	119d	1	0.68mi
1235 Par View Dr Sanibel, FL	2.0	2.0	1534	$3,500	$2.28	117d	1	0.98mi
1679 Serenity Ln Unit 1323695P Sanibel, FL	3.0	2.0	1646	$4,220	$2.56	10d	1	1.40mi

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association does not charge a fee (association fee listed as 0)Association includes cable TV, sewer, and waterNon-gated community

Exterior

• Parking: Attached garage with garage door opener2 covered garage spaces (2-car garage)
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable availableHigh-speed internet available
• Home design: Single-story homeEntry level 1Faces eastResale property
• Construction: Block, concrete, and stucco constructionMetal and shingle roof
• Exterior features: Security/high impact doorsSmoke detectorsRectangular lotWest exposure

Interior

• Kitchen: DishwasherDisposalIcemakerMicrowaveRangeRefrigeratorRefrigerator with ice maker
• Bedrooms: Great room noted (room types include Great Room)
• Flooring: Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: Impact glass windowsBuilt-in featuresLiving/dining roomMultiple primary suitesShower only (separate shower)Furnished
• Laundry & utility: Washer

Listing history 50 events

1. 2026-09-24
   days on market $899,000 Active 181 DOM
2. 2026-09-23
   days on market $899,000 Active 180 DOM
3. 2026-09-22
   days on market $899,000 Active 179 DOM
4. 2026-09-21
   days on market $899,000 Active 178 DOM
5. 2026-09-17
   days on market $899,000 Active 174 DOM
6. 2026-09-14
   days on market $899,000 Active 171 DOM
7. 2026-09-13
   days on market $899,000 Active 170 DOM
8. 2026-09-13
   days on market $899,000 Active 169 DOM
9. 2026-09-11
   days on market $899,000 Active 168 DOM
10. 2026-09-05
    days on market $899,000 Active 162 DOM
11. 2026-09-04
    days on market $899,000 Active 161 DOM
12. 2026-09-03
    days on market $899,000 Active 160 DOM
13. 2026-08-31
    days on market $899,000 Active 157 DOM
14. 2026-08-28
    days on market $899,000 Active 154 DOM
15. 2026-08-26
    days on market $899,000 Active 152 DOM
16. 2026-08-24
    days on market $899,000 Active 150 DOM
17. 2026-08-23
    days on market $899,000 Active 149 DOM
18. 2026-08-21
    days on market $899,000 Active 147 DOM
19. 2026-08-20
    days on market $899,000 Active 146 DOM
20. 2026-08-19
    days on market $899,000 Active 145 DOM
21. 2026-08-18
    days on market $899,000 Active 144 DOM
22. 2026-08-16
    days on market $899,000 Active 142 DOM
23. 2026-08-15
    days on market $899,000 Active 141 DOM
24. 2026-08-13
    days on market $899,000 Active 139 DOM
25. 2026-08-12
    days on market $899,000 Active 138 DOM
26. 2026-08-11
    days on market $899,000 Active 137 DOM
27. 2026-08-10
    days on market $899,000 Active 136 DOM
28. 2026-08-09
    days on market $899,000 Active 135 DOM
29. 2026-08-07
    days on market $899,000 Active 133 DOM
30. 2026-08-06
    days on market $899,000 Active 132 DOM
31. 2026-08-05
    days on market $899,000 Active 131 DOM
32. 2026-08-04
    days on market $899,000 Active 130 DOM
33. 2026-07-30
    days on market $899,000 Active 124 DOM
34. 2026-07-28
    days on market $899,000 Active 123 DOM
35. 2026-07-26
    days on market $899,000 Active 121 DOM
36. 2026-07-24
    days on market $899,000 Active 119 DOM
37. 2026-07-23
    days on market $899,000 Active 118 DOM
38. 2026-07-22
    days on market $899,000 Active 117 DOM
39. 2026-07-21
    days on market $899,000 Active 116 DOM
40. 2026-07-18
    days on market $899,000 Active 113 DOM
41. 2026-07-18
    days on market $899,000 Active 112 DOM
42. 2026-07-16
    days on market $899,000 Active 111 DOM
43. 2026-07-15
    days on market $899,000 Active 110 DOM
44. 2026-07-14
    days on market $899,000 Active 109 DOM
45. 2026-07-13
    days on market $899,000 Active 108 DOM
46. 2026-07-13
    days on market $899,000 Active 107 DOM
47. 2026-07-12
    days on market $899,000 Active 106 DOM
48. 2026-07-10
    days on market $899,000 Active 105 DOM
49. 2026-07-09
    days on market $899,000 Active 104 DOM
50. 2026-07-07
    days on market $899,000 Active 102 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: $9,434 · $786/mo
• Projected year-2 tax: $9,434 · $786/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥112°F today · 26 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: $223,161
• − Mortgage interest: −$50,358
• − Property taxes: −$9,434
• − Insurance: −$9,614
• − Repairs & maintenance: −$17,853
• − Management: −$17,853
• − Depreciation: −$26,153
• Taxable income: $91,897
• Est. tax owed @ 24.0%: −$22,055
• After-tax cash flow: $78,621/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

Excellent 95/100 None rehab

This single-family home is in excellent condition with a new metal roof, well-maintained landscaping, and modern finishes. It is move-in ready and located just a short stroll from the beach.

Components & finishes AI

Roof metal · good Flooring wood

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and adds value ↑
• Both Painting exterior siding — Fresh paint can improve curb appeal and value ↑
• Both Landscaping and curb appeal — Enhances curb appeal and adds value ↑

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: 8.4% rent · 91.6% own
• Severe rent burden: 3% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association does not charge a fee (association fee listed as 0)Association includes cable TV, sewer, and waterNon-gated community

Exterior

• Parking: Attached garage with garage door opener2 covered garage spaces (2-car garage)
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable availableHigh-speed internet available
• Home design: Single-story homeEntry level 1Faces eastResale property
• Construction: Block, concrete, and stucco constructionMetal and shingle roof
• Exterior features: Security/high impact doorsSmoke detectorsRectangular lotWest exposure

Interior

• Kitchen: DishwasherDisposalIcemakerMicrowaveRangeRefrigeratorRefrigerator with ice maker
• Bedrooms: Great room noted (room types include Great Room)
• Flooring: Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: Impact glass windowsBuilt-in featuresLiving/dining roomMultiple primary suitesShower only (separate shower)Furnished
• Laundry & utility: Washer

Price history

+545.8% since first listed

14 events — show timeline

• 2026-03-27 Listed $899,000 FORTMLS
• 2025-06-01 Listing Removed — FORTMLS
• 2024-11-01 Listed $999,000 FORTMLS
• 2023-12-04 Sold (Public Records) $550,000 Public Records
• 2015-04-02 Price Changed $480,000 FORTMLS
• 2015-04-02 Sold (Public Records) $480,000 Public Records
• 2015-04-01 Sold (MLS) $480,000 FORTMLS
• 2015-03-31 Price Changed $549,000 FORTMLS
• 2015-03-23 Pending — FORTMLS
• 2015-02-20 Relisted — FORTMLS
• 2015-02-10 Pending — FORTMLS
• 2015-01-27 Listed $549,000 FORTMLS
• 1991-07-01 Sold (Public Records) $200,000 Public Records
• 1991-03-21 Sold (Public Records) $139,200 Public Records

Property tax history

+4.7%/yr

Latest (2025): $9,434 · +63.6% YoY. Source: county tax records.