3156 N Pine Island Rd #908 · Sunrise, FL 33351

$200,000

2 bd · 2.0 ba · 1,295 sqft · Condo public records · 28 Days on market

Built 1974 $495/mo HOA · 21% of rent

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Why this score? — see what drove the D+ 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 +15.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +4.9/10.0
• 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

Enjoy privacy in this corner 2/1.5 townhouse located in the vibrant City of Sunrise. This 2-story unit offers an open floor plan with tile flooring throughout, stainless steel appliances, and a private back patio. Washer & dryer inside, along with plenty of storage space. Two large bedrooms with wall to wall closets and a family room downstairs currently used as a third bedroom. Includes 2 assigned parking spaces and ample guest parking. Investor friendly, no waiting period to lease after purchase; Community with amenities including tennis court and a pool Located minutes from Sawgrass Mall, restaurants, and shopping. Maintenance covers water, sewer, and roof.

Key facts

• Open floor plan
• Washer and dryer
• Private back patio

Tags

• CORNER TOWNHOUSE
• OPEN FLOOR PLAN
• TILE FLOORING
• STAINLESS STEEL APPLIANCES
• PRIVATE BACK PATIO
• WASHER AND DRYER

Property features AI

Finance

• HOA & community: Monthly association fee of $495; Association includes insurance, water, sewer, trash, common areas, roof repairs, pool service; Community amenities: parking, pool, tennis courts; Pets allowed with no restrictions

Exterior

• Parking: Assigned and guest open parking (2 spaces total)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Condominium; Two levels; Resale; Faces south
• Construction: CBS construction; Shingle roof; Total of 2 stories
• Exterior features: No waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom and 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Upstairs living area
• Laundry & utility: In-unit laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 191 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 37% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $6k 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 28 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $200k implies a 371% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: 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 $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.45×
• Total profit: $-31,046
• Equity at exit: $29,821

10-year hold

• IRR: -13.0%
• Equity multiple: 0.33×
• Total profit: $-37,588
• Equity at exit: $17,292

Cash invested: $56,000 (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 33351

• Rents YoY: 0.9%
• Active inventory: 191
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,395 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$83
• HOA: −$495
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $95

Break-even live

Break-even rent $2,275

Max offer price $200,000

Occupancy floor 91%

Sensitivity live

Price	-10% $208	-5% $151	+0% $95	+5% $38	+10% $-19
Rent	-10% $-95	-5% $0	+0% $95	+5% $189	+10% $284
Rate	-1.0pp $195	-0.5pp $146	base $95	+0.5pp $43	+1.0pp $-10

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	25d	1	0.13mi
3100 N Pine Island Rd #306 Sunrise, FL	2.0	2.0	1170	$2,300	$1.97	0d	1	0.14mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	25d	1	0.14mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	25d	1	0.15mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	25d	2	0.16mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	25d	1	0.17mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	25d	1	0.22mi
3050 Sunrise Lakes Blvd Sunrise, FL	2.0	2.0	1500	$1,900	$1.27	0d	1	0.23mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	25d	1	0.26mi
3551 NW 85th Way Sunrise, FL	2.0–3.0	2.0	1385	$2,194	$1.58	0d	19	0.28mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	987	$2,100	$2.13	15d	1	0.34mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	885	$2,000	$2.26	25d	1	0.34mi
3730 NW 88th Ave Unit 147 Sunrise, FL	2.0	2.0	1200	$2,100	$1.75	20d	1	0.39mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$3,226	$3.06	25d	37	0.40mi
3710 N Pine Island Rd #122 Sunrise, FL	2.0	2.0	989	$2,095	$2.12	21d	1	0.40mi
8053 W Oakland Park Blvd Unit 6-301 Sunrise, FL	2.0	2.0	1124	$3,411	$3.03	25d	1	0.42mi
8053 W Oakland Park Blvd Unit 5-101 Sunrise, FL	1.0	1.0	986	$3,354	$3.40	25d	1	0.42mi
8053 W Oakland Park Blvd Unit 1-205 Sunrise, FL	2.0	2.0	1130	$3,142	$2.78	25d	1	0.42mi
8053 W Oakland Park Blvd Unit 5-301 Sunrise, FL	2.0	2.0	1246	$3,167	$2.54	25d	1	0.42mi
8053 W Oakland Park Blvd Unit 1-201 Sunrise, FL	2.0	2.0	1107	$3,223	$2.91	25d	1	0.42mi
8053 W Oakland Park Blvd Sunrise, FL	3.0	2.0	1382	$3,832	$2.77	18d	1	0.42mi
8325 NW 37th Pl #8325 Sunrise, FL	1.0	1.0	1207	$1,000	$0.83	25d	1	0.43mi
8361 NW 28th Pl Sunrise, FL	3.0	2.0	1360	$3,200	$2.35	5d	1	0.43mi
3831 NW 84th Ave Unit 1E Sunrise, FL	1.0	1.5	990	$1,700	$1.72	25d	1	0.44mi
8550 NW 27th Pl Unit 8550 Sunrise, FL	2.0	2.0	1360	$2,600	$1.91	16d	1	0.50mi
8273 NW 36th St #8273 Sunrise, FL	2.0	2.0	1485	$2,700	$1.82	23d	1	0.51mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$2,615	$2.93	9d	1	0.52mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,700	$2.17	18d	1	0.54mi
9116 NW 35th Pl Unit 9116 Sunrise, FL	3.0	2.0	1500	$2,800	$1.87	12d	1	0.54mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,500	$2.01	9d	1	0.54mi
8249 Fairway Rd Sunrise, FL	2.0	2.5	992	$2,200	$2.22	25d	1	0.57mi
8325 Fairway Rd Unit N Sunrise, FL	2.0	2.5	1028	$2,500	$2.43	25d	1	0.59mi
8325 Fairway Rd Sunrise, FL	2.0	2.5	1200	$2,500	$2.08	25d	1	0.59mi
8327 Fairway Rd #8327 Sunrise, FL	2.0	2.5	1028	$2,500	$2.43	9d	1	0.60mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	25d	1	0.60mi
8753 NW 39th St #8753 Sunrise, FL	2.0	2.0	900	$2,300	$2.56	25d	1	0.61mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	6d	1	0.62mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	25d	1	0.62mi
4001 N Pine Island Rd Sunrise, FL	1.0–3.0	1.0–2.0	1002	$2,293	$2.29	0d	6	0.62mi
4011 N Pine Island Rd #404 Sunrise, FL	3.0	2.0	1204	$2,895	$2.40	25d	1	0.64mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Likely covers: watersewerpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-04-18
   status Pending
2. 2026-04-06
   price $200,000
3. 2026-03-21
   listed $227,500 Active
4. 1995-05-20
   soldstatus $42,500
5. 1978-09-01
   soldstatus $37,900

ⓘ 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: $2,041 · $170/mo
• Projected year-2 tax: $2,041 · $170/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 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $28,738
• − Mortgage interest: −$11,203
• − Property taxes: −$2,041
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − HOA: −$5,940
• − Depreciation: −$5,818
• Taxable loss: −$1,863
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $1,583/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): 36,364
• Household income: $77,363
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1753.0

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 0.70)
• Race & ethnicity: Black 38% Hispanic / Latino 32% White 21% Two or more races 19% Asian 5%
• Hispanic origin (detail): Puerto Rican 5% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 7% Romanian 1% Scotch-Irish 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 57% English-only · Spanish 29% French/Haitian/Cajun 6% Other Indo-European 4%

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: ▼ -238.70%
• Current HPI: 395.4292
• Rent YoY: ▲ 0.90%
• 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

+427.7% since first listed

5 events — show timeline

• 2026-04-18 Pending — Beaches MLS
• 2026-04-06 Price Changed $200,000 Beaches MLS
• 2026-03-21 Listed $227,500 Beaches MLS
• 1995-05-20 Sold (Public Records) $42,500 Public Records
• 1978-09-01 Sold (Public Records) $37,900 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,041 · +4.5% YoY. Source: county tax records.