2711 NW 104th Ave · Sunrise, FL 33322

$64,900

1 bd · 1.0 ba · 550 sqft · Condo · 47 Days on market

Built 1986 Fair condition $408/mo HOA · 24% of rent ↓ 3% since listing

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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 +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Best Deal in phase 4! First floor corner unit with Lakefront view, New carpet, Relax on Screened Patio overlooking scenic view of large lake, Stackable Washer/Dryer inside Unit, Priced to Sell! 55+ Many Amenities Rarely available! Great Location! Many Amenities. See Attached

Key facts

• $408 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Has association (Folio); Monthly HOA fee of $408; HOA covers grounds maintenance, sewer, trash, water, common areas, elevator, and recreation facility; Community amenities: fitness center, golf course, pool, spa/hot tub, shuffleboard court, community room, manager on site, courtesy bus, maintained community, parking, other; Senior community

Exterior

• Parking: 1 parking space; Common and guest parking
• Security: Closed-circuit cameras; Other security features
• Utilities: Public water; Public sewer; Cable available; Water connected; Sewer connected
• Home design: Condominium; One-level; Entry at level 1; Faces northwest
• Construction: Stucco/CBS/other construction; Flat roof; 4-story building total
• Exterior features: Screened patio; Patio; Waterfront (none/other noted)

Interior

• Kitchen: Electric range; Disposal; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Tile; Other
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Walk-in closet
• Laundry & utility: Laundry closet inside, located in hall

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 4.9% in Sunrise — 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 83/100 on livability (#56 in FL, #986 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, amenities F.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nob Hill Elementary School (math 52% / reading 54%, grade C, #963 of 2,144 statewide, top 45%, 541 students, 57% FRL); Bair Middle School (math 23% / reading 38%, grade F, #465 of 571 statewide, top 82%, 766 students, 72% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL).
• Market conditions: Rents flat; 559 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.61% ✓
• Cap rate: 15.18%
• Cash-on-cash: 31.72%
• DSCR: 2.41
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.6% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 1.90×
• Total profit: $16,365
• Equity at exit: $9,677

10-year hold

• IRR: 28.7%
• Equity multiple: 3.16×
• Total profit: $39,163
• Equity at exit: $5,611

Cash invested: $18,172 (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 33322

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 559
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$408
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $480

Break-even live

Break-even rent $1,084

Max offer price $64,900

Occupancy floor 67%

Sensitivity live

Price	-10% $525	-5% $503	+0% $480	+5% $458	+10% $436
Rent	-10% $347	-5% $414	+0% $480	+5% $547	+10% $614
Rate	-1.0pp $513	-0.5pp $497	base $480	+0.5pp $464	+1.0pp $446

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2347 NW 107th Ave Unit B Sunrise, FL	—	1.0	364	$1,300	$3.57	25d	1	0.48mi
11135 NW 25th Ct Unit 1 Sunrise, FL	—	1.0	350	$1,399	$4.00	25d	1	0.55mi
11135 NW 25th Ct Unit 1 Sunrise, FL	—	1.0	350	$1,000	$2.86	6d	1	0.55mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.72mi
9943 Nob Hill Pl #9943 Sunrise, FL	1.0	1.0	744	$1,875	$2.52	11d	1	1.11mi
9968 Nob Hill Ln #9968 Sunrise, FL	1.0	1.0	744	$1,800	$2.42	25d	1	1.11mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	13d	1	1.11mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,775	$2.39	0d	1	1.11mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,790	$2.41	3d	1	1.11mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	25d	1	1.11mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	2d	1	1.38mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	25d	1	1.38mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	21d	2	1.38mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	25d	1	1.40mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	25d	1	1.47mi

HOA detail condo

• Monthly dues: $408 · $4,896/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $64,900 Active 47 DOM
2. 2026-06-18
   days on market $64,900 Active 44 DOM
3. 2026-06-18
   price $64,900 Active 43 DOM
4. 2026-06-17
   days on market $66,799 Active 43 DOM
5. 2026-06-16
   days on market $66,799 Active 42 DOM
6. 2026-06-15
   price $66,799 Active 41 DOM
7. 2026-06-15
   days on market $67,250 Active 41 DOM
8. 2026-06-13
   remarks 276-char remark
9. 2026-06-13
   pricedays on market $67,250 Active 39 DOM
10. 2026-06-09
    days on market $67,500 Active 35 DOM
11. 2026-06-08
    days on market $67,500 Active 34 DOM
12. 2026-06-07
    days on market $67,500 Active 33 DOM
13. 2026-06-04
    days on market $67,500 Active 30 DOM
14. 2026-06-03
    days on market $67,500 Active 29 DOM
15. 2026-06-02
    days on market $67,500 Active 28 DOM
16. 2026-06-01
    days on market $67,500 Active 27 DOM
17. 2026-05-31
    days on market $67,500 Active 26 DOM
18. 2026-05-19
    price $67,500
19. 2026-05-11
    price $69,500
20. 2026-05-05
    listed $69,800 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,307
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − HOA: −$4,896
• − Depreciation: −$1,888
• Taxable income: $5,341
• Est. tax owed @ 24.0%: −$1,282
• After-tax cash flow: $4,483/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 · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, focusing on exterior siding and interior paint, to significantly enhance its resale and rental value.

Repairs flagged

• Major Exterior siding — Weathered and in need of replacement
• Minor Interior walls — Paint appears faded and could benefit from touch-up

Value-add opportunities

• Resale Paint touch-up — Fresh paint enhances curb appeal
• Resale Exterior siding replacement — New siding improves home's appearance and value
• Both Kitchen appliances — Modern appliances increase appeal and functionality
• Both Bathroom fixtures — Upgraded fixtures improve functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of replacement	Major	$15,000–50,000
Interior walls · Paint appears faded and could benefit from touch-up	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale Paint touch-up — Fresh paint enhances curb appeal ↑
• Resale Exterior siding replacement — New siding improves home's appearance and value ↑
• Both Kitchen appliances — Modern appliances increase appeal and functionality ↑
• Both Bathroom fixtures — Upgraded fixtures improve functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Sunrise

• Score: 83/100
• State rank: #56
• US rank: #986

Category grades

Amenities F Commute A+ Cost of living B+ Crime B Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunrise, FL
• County: Broward County · 1,963,430 people
• City population: 77,492
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 41,128
• Household income: $71,755
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 931.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 35% White 32% Black 24% Two or more races 22% Asian 4%
• Hispanic origin (detail): Puerto Rican 5% Cuban 6% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 5% Romanian 2% Scotch-Irish 2%
• Foreign-born: 41% · Canada, Jamaica, South Korea
• Languages at home: 58% English-only · Spanish 30% French/Haitian/Cajun 6% Other Indo-European 1%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -203.34%
• Current HPI: 407.5452
• Rent YoY: ▲ 0.60%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• 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

-3.3% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $67,500 Beaches MLS
• 2026-05-11 Price Changed $69,500 Beaches MLS
• 2026-05-05 Listed $69,800 Beaches MLS