6005 Del Lago Cir · Sunrise, FL 33313

$69,900

2 bd · 2.0 ba · 1,090 sqft · Townhouse · 7 Days on market

Built 1980 Fair condition $64/sqft · 38% below area Est $114k · 38% under $509/mo HOA · 26% of rent

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Water Bridge, where comfort and convenience come together. This spacious 2-bedroom, 2-bath condominium features a bright and inviting living area that opens to a private screened balcony—perfect for enjoying your morning coffee or relaxing at the end of the day. Hurricane-impact windows and doors provide added security and peace of mind. The desirable split-bedroom floor plan offers privacy for residents and guests alike. Residents enjoy access to an array of community amenities, including a clubhouse, swimming pool, library, BBQ area, shuffleboard courts, and elevator access.

Key facts

• Clubhouse
• Community amenities
• Swimming pool

Tags

• PRIVATE SCREENED BALCONY
• HURRICANE-IMPACT WINDOWS
• SPLIT-BEDROOM FLOOR PLAN
• COMMUNITY AMENITIES
• CLUBHOUSE
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 16.2% vs local median 4.7% 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: Plantation Park Elementary (math 46% / reading 58%, grade C-, #990 of 2,144 statewide, top 48%, 512 students, 52% FRL); Plantation Middle School (math 20% / reading 39%, grade F, #469 of 571 statewide, top 84%, 572 students, 72% FRL); Plantation High School (math 14% / reading 36%, grade F, #501 of 667 statewide, top 75%, 1,818 students, 68% FRL).
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-12 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 876 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $1,985/mo this rent would consume 51% of the median local household income ($46k/yr) (locally 21% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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 + 0.3% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 26% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.84% ✓
• Cap rate: 16.18%
• Cash-on-cash: 35.32%
• DSCR: 2.57
• GRM: 2.9

CMA / ARV

• ARV (median comp): $113,563
• List price: $69,900
• Delta: -38.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6005 Del Lago Cir #305	0.00mi	2/2.0	1,090 (0%)	0mo	$64,900	$60	100
5985 Del Lago Cir #223	0.00mi	2/2.0	1,090 (0%)	2mo	$155,000	$142	98
6005 Del Lago Cir #105	0.00mi	2/2.0	1,090 (0%)	5mo	$160,000	$147	96
5935 Del Lago Cir #202	0.08mi	2/2.0	1,090 (0%)	2mo	$112,000	$103	94
5950 Del Lago Cir #104	0.08mi	2/2.0	1,030 (-6%)	3mo	$157,000	$152	85
1101 NW 58th Ter #202	0.22mi	2/2.0	1,030 (-6%)	2mo	$117,000	$114	79
5435 NW 10th Ct #106	0.53mi	2/2.0	1,000 (-8%)	2mo	$173,000	$173	60
5275 NW 10th Ct #405	0.63mi	2/2.0	1,025 (-6%)	9mo	$187,000	$182	53
5435 NW 10th Ct #301	0.53mi	2/2.0	1,000 (-8%)	15mo	$114,000	$114	49
5335 NW 10th Ct #208	0.58mi	2/2.0	1,000 (-8%)	13mo	$114,000	$114	48

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 · 0.26% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.55×
• Total profit: $10,788
• Equity at exit: $10,422

10-year hold

• IRR: 19.5%
• Equity multiple: 2.29×
• Total profit: $25,248
• Equity at exit: $6,044

Cash invested: $19,572 (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: 55 active · 14 under contract
• Months of supply: 20.6 mo (5%/mo absorbed)
• Median asking: $160,000 ($146/sqft)
• Median days on market: 86 d
• This list price: 2% of active listings are priced below it
• ARV vs active asking: -28.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33313

• Rents YoY: 0.3%
• Active inventory: 876
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$509
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $424

Break-even live

Break-even rent $1,448

Max offer price $69,900

Occupancy floor 74%

Sensitivity live

Price	-10% $472	-5% $448	+0% $424	+5% $400	+10% $376
Rent	-10% $267	-5% $346	+0% $424	+5% $502	+10% $581
Rate	-1.0pp $459	-0.5pp $442	base $424	+0.5pp $406	+1.0pp $387

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: $17,475
• Closing costs: $2,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6121 NW 11th St Sunrise, FL	2.0	1.0	800	$1,800	$2.25	120d	1	0.16mi
1300 NW 61st Ave Sunrise, FL	2.0	1.0	1000	$1,750	$1.75	38d	1	0.17mi
1225 NW 58th Ave Unit 1225 Lauderhill, FL	3.0	2.0	1019	$2,600	$2.55	80d	1	0.22mi
6290 NW 14th St Unit 6290 Sunrise, FL	2.0	1.0	900	$2,350	$2.61	120d	1	0.32mi
6281 NW 14th Ct Sunrise, FL	3.0	1.0	1040	$2,950	$2.84	63d	1	0.35mi
5644 NW 14th Ct Lauderhill, FL	2.0	1.0	878	$2,000	$2.28	42d	1	0.39mi
5725 NW 14th Ct Lauderhill, FL	3.0	1.0	810	$2,400	$2.96	60d	1	0.39mi
5615 NW 14th St Lauderhill, FL	2.0	1.0	800	$850	$1.06	70d	1	0.41mi
1479 NW 63rd Ave Unit 1479 Sunrise, FL	3.0	2.0	1365	$3,459	$2.53	0d	1	0.43mi
1567 NW 60th Ave Unit G Sunrise, FL	2.0	1.0	729	$1,850	$2.54	32d	1	0.43mi
5641 NW 15th St Unit 2 Lauderhill, FL	1.0	1.0	700	$1,700	$2.43	3d	1	0.44mi
1575 NW 60th Ave Unit B Sunrise, FL	2.0	1.0	933	$1,750	$1.88	26d	1	0.45mi
1575 NW 60th Ave Unit B Sunrise, FL	2.0	1.0	933	$1,750	$1.88	0d	1	0.45mi
5495 NW 10th Ct #304 Plantation, FL	1.0	1.0	790	$1,750	$2.22	32d	1	0.47mi
5495 NW 10th Ct #104 Plantation, FL	1.0	1.0	790	$1,550	$1.96	120d	1	0.47mi
1608 NW 58th Ter Unit C Sunrise, FL	2.0	1.0	1000	$1,850	$1.85	45d	1	0.50mi
5401 NW 12th St Lauderhill, FL	3.0	2.0	1349	$2,410	$1.79	48d	1	0.51mi
5420 NW 11th St #307 Lauderhill, FL	2.0	2.0	899	$1,790	$1.99	120d	1	0.51mi
5980 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	27d	1	0.54mi
5960 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	120d	1	0.54mi
5990 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	801	$1,700	$2.12	120d	1	0.54mi
1611 NW 63rd Ave Unit 2 Sunrise, FL	1.0	1.0	1210	$1,350	$1.12	60d	1	0.55mi
1611 NW 63rd Ave Unit 2 Sunrise, FL	1.0	1.0	750	$1,350	$1.80	120d	1	0.55mi
5301 NW 11th St Lauderhill, FL	3.0	2.0	1326	$2,410	$1.82	7d	1	0.56mi
5335 NW 10th Ct Plantation, FL	1.0–2.0	1.0	830	$1,750	$2.11	40d	2	0.56mi
5971 NW 16th Pl Sunrise, FL	1.0–2.0	1.0	715	$1,700	$2.38	120d	1	0.58mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	113d	1	0.58mi
5335 NW 10th Ct #206 Plantation, FL	1.0	1.0	790	$1,550	$1.96	0d	1	0.58mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,700	$2.20	120d	1	0.58mi
1685 NW 60th Ave Unit B Sunrise, FL	2.0	1.0	700	$1,900	$2.71	19d	1	0.59mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	103d	1	0.60mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	116d	1	0.60mi
5861 NW 16th Pl Sunrise, FL	3.0	2.0	1378	$2,675	$1.94	62d	2	0.61mi
1700 NW 58th Ter Unit 3M Sunrise, FL	2.0	2.0	1020	$1,695	$1.66	0d	1	0.62mi
5421-5425 NW 15th Ct Unit 5425 Lauderhill, FL	2.0	1.0	890	$1,950	$2.19	108d	1	0.62mi
5260 NW 11th St #201 Lauderhill, FL	2.0	2.0	1060	$2,100	$1.98	120d	1	0.62mi
6821-6825 NW 11th Pl Unit 6825 Plantation, FL	3.0	2.0	1481	$2,900	$1.96	106d	1	0.63mi
5410 NW 16th St Unit 1 Lauderhill, FL	2.0	1.0	900	$2,000	$2.22	26d	1	0.65mi
5425 NW 16th Ct #0 Fort Lauderdale, FL	2.0	1.0	900	$1,990	$2.21	6d	1	0.65mi
1718 NW 56th Ave #1718 Lauderhill, FL	2.0	2.0	925	$1,900	$2.05	7d	1	0.66mi

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Has associationMonthly HOA fee (includes insurance, grounds and structure maintenance, sewer, trash, water, common areas, elevator, pool service)Association amenities: Billiard room, Clubhouse, Fitness center, Laundry, Pool, Tennis courts, Maintenance

Exterior

• Parking: Assigned parking and guest spaces1 open/assigned parking space
• Security: Other security features
• Utilities: Public waterPublic sewerWater connectedSewer connected
• Home design: CondominiumResale condition3 storiesFaces west
• Construction: CBS constructionBuilt-up roofAssessor-reported living area 1,090
• Exterior features: In-ground private poolWaterfront property (other waterfront feature)Asphalt road surface

Interior

• Bedrooms: 2 main level bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Walk-in closetsUnfurnished
• Laundry & utility: Washer hookupElectric dryer hookup

HOA detail $509/mo · $6,108/yr

• Likely covers: waterpoolsecurity

Listing history 5 events

1. 2026-06-26
   days on market $69,900 Active 7 DOM
2. 2026-06-24
   days on market $69,900 Active 5 DOM
3. 2026-06-22
   days on market $69,900 Active 3 DOM
4. 2026-06-21
   remarks 693-char remark
5. 2026-06-21
   listed $69,900 Active 2 DOM

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AH · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,819
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$2,174
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − HOA: −$6,108
• − Depreciation: −$2,033
• Taxable income: $4,729
• Est. tax owed @ 24.0%: −$1,135
• After-tax cash flow: $3,953/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 · 13 photos

Fair 45/100 Cosmetic rehab Est. rehab $5,450–$16,350 screening

This 2-bedroom, 2-bath condo is in fair condition with cosmetic updates needed, particularly in the kitchen and bathroom. A comprehensive renovation could significantly increase its value for both resale and rental.

Repairs flagged

• Minor Kitchen cabinets — Dated appearance and need for updating.
• Minor Kitchen appliances — Basic and outdated.
• Minor Bathroom fixtures — Basic and need for updating.
• Minor Exterior paint — Faded appearance.

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value. ↑
• Both Bathroom renovation — Updating the bathroom can also boost both resale and rental value. ↑
• Both Exterior painting — Fresh paint can improve curb appeal and property value. ↑

ⓘ 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.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Plantation Park Elementary C- FL #990/2,144 Nat'l #11,263/41,679 Middle Plantation Middle School F FL #469/571 Nat'l #9,020/14,009 High Plantation High School F FL #501/667 Nat'l #12,347/17,239

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

A Composite livability gradescore 83/100

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 · 2,207,033 people
• City population: 77,492
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 62,807
• Household income: $46,305
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 21% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 12% Two or more races 8% White 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 20%
• Foreign-born: 39% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · French/Haitian/Cajun 22% Spanish 10%

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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: ▼ -338.15%
• Current HPI: 288.9345
• Rent YoY: ▲ 0.26%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• 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 not allowed
• HOA & community: Has associationMonthly HOA fee (includes insurance, grounds and structure maintenance, sewer, trash, water, common areas, elevator, pool service)Association amenities: Billiard room, Clubhouse, Fitness center, Laundry, Pool, Tennis courts, Maintenance

Exterior

• Parking: Assigned parking and guest spaces1 open/assigned parking space
• Security: Other security features
• Utilities: Public waterPublic sewerWater connectedSewer connected
• Home design: CondominiumResale condition3 storiesFaces west
• Construction: CBS constructionBuilt-up roofAssessor-reported living area 1,090
• Exterior features: In-ground private poolWaterfront property (other waterfront feature)Asphalt road surface

Interior

• Bedrooms: 2 main level bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Walk-in closetsUnfurnished
• Laundry & utility: Washer hookupElectric dryer hookup