2551 Aragon Blvd #406 · Sunrise, FL 33322

$123,999

1 bd · 2.0 ba · 933 sqft · Condo public records · 99 Days on market

Built 1975 $404/mo HOA · 20% 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 +26.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Gorgeous completely remodeled 1 bedroom1 . 5 half bathrooms guest Murphy bed enclosed patio area. Newer kitchen, beautiful vinyl wood floors and tile throughout. New elevator will be arriving soon. One person has to be 55 and over, in this 55 and older community offers amenities, including a pool barbecue area, clubhouse gym and sauna your are located 10 minutes from the Sawgrass Mills mall walking distance to restaurants and supermarkets no income verification required for condo approval. New elevator coming. ..

Key facts

• $404 HOA
• Built 1975
• Listed 98 days

Property features AI

Finance

• Other: Association provides elevator access
• Financial info: Monthly association fee (HOA) of $404
• HOA & community: Community is a senior community; HOA with monthly fee; Monthly HOA fee covers insurance, grounds maintenance, structure maintenance, pest control, sewer, water, common areas, elevator, and recreation facility; Association amenities include clubhouse, parking, community room, and maintenance

Exterior

• Parking: Guest parking available
• Security: Smoke detectors; Other security features
• Utilities: Water service included in association; Sewer service included in association; Electric service
• Home design: Condominium; Resale property; Accessible elevator installed; 4-story building
• Construction: Concrete block construction (no stucco)
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: No additional interior features indicated
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $124k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $113k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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.
• Market conditions: Rents flat; 559 active listings in the ZIP; 40 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).
• This rent runs 34% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $124k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,839 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.65% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 5.1

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: -2.9%
• Equity multiple: 0.90×
• Total profit: $-3,641
• Equity at exit: $18,489

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $6,197
• Equity at exit: $10,721

Cash invested: $34,720 (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 →

ZIP-level market 33322

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 559
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$650
• Tax from tax record: −$178 /mo · $2,133/yr
• Insurance: −$52
• HOA: −$404
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $329

Break-even live

Break-even rent $1,625

Max offer price $123,999

Occupancy floor 79%

Sensitivity live

Price	-10% $400	-5% $364	+0% $329	+5% $294	+10% $259
Rent	-10% $168	-5% $249	+0% $329	+5% $410	+10% $491
Rate	-1.0pp $392	-0.5pp $361	base $329	+0.5pp $297	+1.0pp $264

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8310 NW 24th Pl Sunrise, FL	2.0	1.0	900	$2,400	$2.67	19d	1	0.33mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	21d	1	0.42mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	4d	1	0.42mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	22d	1	0.42mi
7461 NW 23rd St Sunrise, FL	2.0	1.0	896	$2,550	$2.85	14d	1	0.48mi
7891 Sunrise Lakes Dr N Sunrise, FL	2.0	2.0	850	$2,500	$2.94	25d	1	0.53mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,500	$2.01	25d	2	0.54mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,380	$1.85	11d	2	0.54mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	12d	1	0.55mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	3d	1	0.59mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	18d	1	0.59mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	3d	1	0.60mi
1751 NW 75th Ave #211 Plantation, FL	1.0	2.0	943	$1,700	$1.80	25d	1	0.65mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	0.66mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.66mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	25d	1	0.68mi
2534 NW 73rd Ave Sunrise, FL	1.0	1.0	950	$1,750	$1.84	25d	1	0.69mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	3d	1	0.71mi
2330 NW 72nd Ave Sunrise, FL	1.0–2.0	1.0	742	$1,650	$2.22	25d	1	0.71mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	25d	1	0.74mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	25d	1	0.75mi
8053 W Oakland Park Blvd Sunrise, FL	1.0	1.0	846	$2,779	$3.28	25d	1	0.78mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	25d	1	0.78mi
8053 W Oakland Park Blvd Unit 6-301 Sunrise, FL	2.0	2.0	1124	$3,411	$3.03	25d	1	0.78mi
8053 W Oakland Park Blvd Unit 1-201 Sunrise, FL	2.0	2.0	1107	$3,223	$2.91	25d	1	0.78mi
8053 W Oakland Park Blvd Unit 5-305 Sunrise, FL	1.0	1.0	846	$2,702	$3.19	25d	1	0.78mi
8053 W Oakland Park Blvd Unit 5-101 Sunrise, FL	1.0	1.0	986	$3,354	$3.40	25d	1	0.78mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	25d	1	0.78mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	25d	1	0.78mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.79mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	0.79mi
7300 NW 17th St #318 Plantation, FL	1.0	1.0	660	$1,550	$2.35	25d	1	0.80mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$2,250	$2.28	2d	41	0.80mi
6885 NW 27th Ct Sunrise, FL	2.0	1.0	923	$2,090	$2.26	12d	1	0.81mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	25d	1	0.82mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	25d	1	0.82mi
1659 NW 81st Way Unit 1659 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	25d	1	0.82mi
1619 NW 81st Way Unit 1619 Plantation, FL	1.0	1.0	832	$1,925	$2.31	8d	1	0.82mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	25d	1	0.82mi
7561 NW 16th St Plantation, FL	2.0	2.0	1080	$1,950	$1.81	8d	2	0.84mi

HOA detail condo

• Monthly dues: $404 · $4,848/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $123,999 Active 99 DOM
2. 2026-06-17
   days on market $123,999 Active 98 DOM
3. 2026-06-16
   days on market $123,999 Active 97 DOM
4. 2026-06-15
   days on market $123,999 Active 96 DOM
5. 2026-06-13
   days on market $123,999 Active 94 DOM
6. 2026-06-09
   days on market $123,999 Active 90 DOM
7. 2026-06-07
   days on market $123,999 Active 88 DOM
8. 2026-06-04
   days on market $123,999 Active 85 DOM
9. 2026-06-03
   days on market $123,999 Active 84 DOM
10. 2026-06-02
    days on market $123,999 Active 83 DOM
11. 2026-06-01
    days on market $123,999 Active 82 DOM
12. 2026-05-31
    days on market $123,999 Active 81 DOM
13. 2025-10-27
    listed $123,999 Active
14. 2003-02-07
    soldstatus $35,000
15. 1986-06-10
    soldstatus $33,000

ⓘ 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: $2,133 · $178/mo
• Projected year-2 tax: $2,133 · $178/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,502
• − Mortgage interest: −$6,946
• − Property taxes: −$2,133
• − Insurance: −$620
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − HOA: −$4,848
• − Depreciation: −$3,607
• Taxable income: $2,427
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $3,369/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: 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

+275.8% since first listed

3 events — show timeline

• 2025-10-27 Listed $123,999 Beaches MLS
• 2003-02-07 Sold (Public Records) $35,000 Public Records
• 1986-06-10 Sold (Public Records) $33,000 Public Records

Property tax history

+21.5%/yr

Latest (2025): $2,133 · +8.0% YoY. Source: county tax records.