2130 Sunset Cir · Sanibel, FL 33957

$995,000

3 bd · 2.0 ba · 1,827 sqft · SingleFamily public records · 48 Days on market

Built 2001 0.48 ac lot Est $859k · 16% 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 +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nearly a half-acre of paradise nestled in the midst of palms & native vegetation at the end of a secluded cul-du-sac, your Sanibel Island sanctuary awaits. This island stilt home offers a massive two-story screened area with a 2nd story balcony, as well as the private heated pool & spa with paver deck. Warm maple floors & custom island style painting greet you from the generous foyer. The Great Room with over 10' high tray ceiling & a wall of impact sliders provide an airy spaciousness to the main living area. The custom kitchen offers miles of granite with a 14.5' breakfast bar perfect for entertaining friends and family. The Primary suite opens onto the balcony, contains 2 large closets, & the ensuite bath boasts 2 full size granite-topped vanities, 2-person jetted tub, & separate shower. Two additional bedrooms and full bath with granite vanity and tub/shower combo, and 2nd floor laundry with stacked full-size front-loading washer & dryer finish off the 2nd floor. Large 3-room work/play/exercise space with slider to pool deck, half bath, & oversized 2-car garage provide flexible space on the 1st floor. Hurricane ready with rollup shutters & elevated HVAC & pool equipment.

Key facts

• Southern exposure
• Fenced area
• Private island

Tags

• PRIVATE ISLAND
• SCREENED IN POOL
• FENCED AREA
• SOUTHERN EXPOSURE
• NATURAL LAND
• DECK

Property features AI

Finance

• Other: Private in-ground concrete pool with pool/spa combo and pool equipment; Spa with electric heat and gunite construction; Lot irregularly shaped with dimensions 780 x 74 x 181 x 510; dead-end lot
• Financial info: Pets allowed
• HOA & community: Association amenities include storage; No association fee listed

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Utilities: Public water (assessment paid); Public sewer (assessment paid); Cable available; High-speed internet available
• Home design: Single-family property; Raised foundation with pillar/post/pier; Northwest-facing; Southeast exposure on lot; 1 total story (listed), 2-story building information; Resale property
• Construction: Vinyl siding with wood frame construction; Shingle roof; Built with raised foundation (pillar/post/pier)
• Exterior features: Deck; Balcony; Lanai; Porch; Screened porch; Sprinkler/irrigation (automatic)

Interior

• Kitchen: Range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Freezer
• Bedrooms: Den (flex space); Exercise room; Great room; Screened porch
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows and shutters; Furnished; Tray ceilings; Entrance foyer; Living/dining room; Split-bedroom floorplan; Separate shower; Bathtub; Jetted tub; Workshop
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $995k.

Deal economics

• At list price, monthly cash flow is $8k ($95k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $995k).
• Recommended offer: $965k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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 25d 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 $30k 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 $279k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($965k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

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 $965,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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: 1.91% ✓
• Cap rate: 16.33%
• Cash-on-cash: 35.85%
• DSCR: 2.59
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $858,690
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1832 Farm Trl	0.69mi	2/2.0 (-1)	1,618 (-11%)	4mo	$599,000	$370	40
1714 Atlanta Plaza Dr	0.54mi	4/3.0 (+1)	2,048 (+12%)	7mo	$961,714	$470	40

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: 29.4%
• Equity multiple: 2.23×
• Total profit: $342,096
• Equity at exit: $148,358

10-year hold

• IRR: 36.7%
• Equity multiple: 4.40×
• Total profit: $947,209
• Equity at exit: $86,029

Cash invested: $278,600 (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: 4.4×

Monthly cashflow live

• Estimated rent: $19,000 medium
• Mortgage (P&I): −$5,218
• Tax from tax record: −$1,055 /mo · $12,657/yr
• Insurance: −$415
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,990
• Net cashflow: $7,896

Break-even live

Break-even rent $9,005

Max offer price $995,000

Occupancy floor 53%

Sensitivity live

Price	-10% $8,459	-5% $8,178	+0% $7,896	+5% $7,614	+10% $7,333
Rent	-10% $6,395	-5% $7,145	+0% $7,896	+5% $8,646	+10% $9,397
Rate	-1.0pp $8,397	-0.5pp $8,149	base $7,896	+0.5pp $7,638	+1.0pp $7,376

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: $248,750
• Closing costs: $29,850
• 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	17d	1	0.92mi
2445 W Gulf Dr Unit 32E Sanibel, FL	2.0	2.0	1243	$18,000	$14.48	25d	1	0.99mi
2445 W Gulf Dr Unit 47B Sanibel, FL	2.0	2.0	1243	$20,000	$16.09	25d	1	0.99mi
1235 Par View Dr Sanibel, FL	2.0	2.0	1534	$3,500	$2.28	22d	1	1.07mi

Listing history 21 events

1. 2026-06-22
   days on market $995,000 Active 48 DOM
2. 2026-06-17
   days on market $995,000 Active 44 DOM
3. 2026-06-16
   days on market $995,000 Active 43 DOM
4. 2026-06-15
   days on market $995,000 Active 42 DOM
5. 2026-06-13
   days on market $995,000 Active 40 DOM
6. 2026-06-10
   days on market $995,000 Active 37 DOM
7. 2026-06-09
   days on market $995,000 Active 36 DOM
8. 2026-06-08
   days on market $995,000 Active 35 DOM
9. 2026-06-07
   days on market $995,000 Active 34 DOM
10. 2026-06-03
    days on market $995,000 Active 30 DOM
11. 2026-06-02
    days on market $995,000 Active 29 DOM
12. 2026-06-01
    days on market $995,000 Active 28 DOM
13. 2026-05-31
    days on market $995,000 Active 27 DOM
14. 2026-05-01
    listed $995,000 Active
15. 2024-01-05
    soldstatus $1,150,000 Closed 1250-char remark

    Show marketing remark (1250 chars)

    Nearly a half-acre of paradise nestled in the midst of palms & native vegetation at the end of a secluded cul-du-sac, your Sanibel Island sanctuary awaits. This island stilt home offers a massive two-story screened area with a 2nd story balcony, as well as the private heated pool & spa with paver deck. Warm maple floors & custom island style painting greet you from the generous foyer. The Great Room with over 10' high tray ceiling & a wall of impact sliders provide an airy spaciousness to the main living area. The custom kitchen offers miles of granite with a 14.5' breakfast bar perfect for entertaining friends and family. The Primary suite opens onto the balcony, contains 2 large closets, & the ensuite bath boasts 2 full size granite-topped vanities, 2-person jetted tub, & separate shower. Two additional bedrooms and full bath with granite vanity and tub/shower combo, and 2nd floor laundry with stacked full-size front-loading washer & dryer finish off the 2nd floor. Large 3-room work/play/exercise space with slider to pool deck, half bath, & oversized 2-car garage provide flexible space on the 1st floor. Hurricane ready with rollup shutters & elevated HVAC & pool equipment.

16. 2024-01-05
    soldstatus $1,150,000

    Show marketing remark (1250 chars)

    Nearly a half-acre of paradise nestled in the midst of palms & native vegetation at the end of a secluded cul-du-sac, your Sanibel Island sanctuary awaits. This island stilt home offers a massive two-story screened area with a 2nd story balcony, as well as the private heated pool & spa with paver deck. Warm maple floors & custom island style painting greet you from the generous foyer. The Great Room with over 10' high tray ceiling & a wall of impact sliders provide an airy spaciousness to the main living area. The custom kitchen offers miles of granite with a 14.5' breakfast bar perfect for entertaining friends and family. The Primary suite opens onto the balcony, contains 2 large closets, & the ensuite bath boasts 2 full size granite-topped vanities, 2-person jetted tub, & separate shower. Two additional bedrooms and full bath with granite vanity and tub/shower combo, and 2nd floor laundry with stacked full-size front-loading washer & dryer finish off the 2nd floor. Large 3-room work/play/exercise space with slider to pool deck, half bath, & oversized 2-car garage provide flexible space on the 1st floor. Hurricane ready with rollup shutters & elevated HVAC & pool equipment.

17. 2023-11-28
    status Pending 1250-char remark

    Show marketing remark (1250 chars)

    Nearly a half-acre of paradise nestled in the midst of palms & native vegetation at the end of a secluded cul-du-sac, your Sanibel Island sanctuary awaits. This island stilt home offers a massive two-story screened area with a 2nd story balcony, as well as the private heated pool & spa with paver deck. Warm maple floors & custom island style painting greet you from the generous foyer. The Great Room with over 10' high tray ceiling & a wall of impact sliders provide an airy spaciousness to the main living area. The custom kitchen offers miles of granite with a 14.5' breakfast bar perfect for entertaining friends and family. The Primary suite opens onto the balcony, contains 2 large closets, & the ensuite bath boasts 2 full size granite-topped vanities, 2-person jetted tub, & separate shower. Two additional bedrooms and full bath with granite vanity and tub/shower combo, and 2nd floor laundry with stacked full-size front-loading washer & dryer finish off the 2nd floor. Large 3-room work/play/exercise space with slider to pool deck, half bath, & oversized 2-car garage provide flexible space on the 1st floor. Hurricane ready with rollup shutters & elevated HVAC & pool equipment.

18. 2023-11-17
    listed $1,200,000 Active 1250-char remark

    Show marketing remark (1250 chars)

    Nearly a half-acre of paradise nestled in the midst of palms & native vegetation at the end of a secluded cul-du-sac, your Sanibel Island sanctuary awaits. This island stilt home offers a massive two-story screened area with a 2nd story balcony, as well as the private heated pool & spa with paver deck. Warm maple floors & custom island style painting greet you from the generous foyer. The Great Room with over 10' high tray ceiling & a wall of impact sliders provide an airy spaciousness to the main living area. The custom kitchen offers miles of granite with a 14.5' breakfast bar perfect for entertaining friends and family. The Primary suite opens onto the balcony, contains 2 large closets, & the ensuite bath boasts 2 full size granite-topped vanities, 2-person jetted tub, & separate shower. Two additional bedrooms and full bath with granite vanity and tub/shower combo, and 2nd floor laundry with stacked full-size front-loading washer & dryer finish off the 2nd floor. Large 3-room work/play/exercise space with slider to pool deck, half bath, & oversized 2-car garage provide flexible space on the 1st floor. Hurricane ready with rollup shutters & elevated HVAC & pool equipment.

19. 2012-09-14
    soldstatus $451,000
20. 2000-05-08
    soldstatus $394,500
21. 1999-05-28
    soldstatus $57,000

ⓘ 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: $12,657 · $1,055/mo
• Projected year-2 tax: $12,657 · $1,055/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 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: $227,996
• − Mortgage interest: −$55,735
• − Property taxes: −$12,657
• − Insurance: −$10,094
• − Repairs & maintenance: −$18,240
• − Management: −$18,240
• − Depreciation: −$28,945
• Taxable income: $84,085
• Est. tax owed @ 24.0%: −$20,180
• After-tax cash flow: $74,571/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

+1645.6% since first listed

8 events — show timeline

• 2026-05-01 Listed $995,000 FORTMLS
• 2024-01-05 Sold (Public Records) $1,150,000 Public Records
• 2024-01-05 Sold (MLS) $1,150,000 FORTMLS
• 2023-11-28 Pending — FORTMLS
• 2023-11-17 Listed $1,200,000 FORTMLS
• 2012-09-14 Sold (Public Records) $451,000 Public Records
• 2000-05-08 Sold (Public Records) $394,500 Public Records
• 1999-05-28 Sold (Public Records) $57,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $12,657 · +15.2% YoY. Source: county tax records.