2486 NW 73rd Ave · Sunrise, FL 33313

$280,000

2 bd · 2.0 ba · 1,537 sqft · SingleFamily public records · 1 Days on market

Built 1969 7,801 sqft lot Est $412k · 32% under

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 7,801 sq ft lot
• 4 parking spots
• Built 1969

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (8.0% below list).
• Recommended offer: $258k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Zoned schools: Somerset Village Academy (math 27% / reading 42%, grade F, #1,709 of 2,144 statewide, top 81%, 242 students, 93% FRL, charter); Bair Middle School (math 23% / reading 38%, grade F, #465 of 571 statewide, top 82%, 766 students, 72% FRL); Plantation High School (math 14% / reading 36%, grade F, #501 of 667 statewide, top 75%, 1,818 students, 68% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 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; 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,577/mo this rent would consume 67% of the median local household income ($46k/yr) (locally 5692% 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 $2k of loan paydown is wiped out by about $8k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $257,671 (8.0% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $411,916
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2486 NW 73rd Ave	0.00mi	2/2.0	1,537 (0%)	1mo	$315,000	$205	99
2420 E Aragon Blvd #3	0.15mi	3/2.0 (+1)	1,682 (+9%)	8mo	$450,000	$268	66
6701 NW 24th Ct	0.30mi	3/2.0 (+1)	1,692 (+10%)	1mo	$200,000	$118	63
6600 NW 24th St St	0.40mi	3/2.0 (+1)	1,530 (-0%)	23mo	$425,000	$278	56

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: -12.6%
• Equity multiple: 0.56×
• Total profit: $-34,765
• Equity at exit: $41,749

10-year hold

• IRR: -8.0%
• Equity multiple: 0.56×
• Total profit: $-34,763
• Equity at exit: $24,209

Cash invested: $78,400 (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 33313

• Rents YoY: 0.3%
• Active inventory: 656
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,577 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$174 /mo · $2,093/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $276

Break-even live

Break-even rent $2,227

Max offer price $280,000

Occupancy floor 84%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2449 NW 73rd Ave #2449 Sunrise, FL	1.0	1.0	1537	$1,200	$0.78	24d	1	0.08mi
2620 E Aragon Blvd #3 Sunrise, FL	3.0	2.0	1435	$3,200	$2.23	24d	1	0.13mi
2400 E Aragon Blvd #2 Sunrise, FL	2.0	2.0	1452	$2,700	$1.86	24d	1	0.17mi
7461 NW 23rd St Sunrise, FL	2.0	1.0	1181	$2,926	$2.48	21d	1	0.34mi
6560 NW 25th St Sunrise, FL	3.0	2.0	1537	$3,200	$2.08	15d	1	0.38mi
7510 NW 23rd St Sunrise, FL	3.0	2.0	1432	$3,150	$2.20	7d	1	0.40mi
7620 S Aragon Blvd Sunrise, FL	3.0	2.0	1452	$3,250	$2.24	24d	1	0.44mi
6620 NW 21st Ct Sunrise, FL	1.0	1.0	1431	$1,350	$0.94	17d	1	0.49mi
7031 NW 20th St Unit A Sunrise, FL	2.0	2.0	2052	$2,400	$1.17	24d	1	0.51mi
7620 NW 21st St Sunrise, FL	3.0	2.0	1082	$2,750	$2.54	14d	1	0.51mi
6380 NW 25th Ct Sunrise, FL	3.0	2.0	1315	$3,500	$2.66	24d	1	0.51mi
6701 W Oakland Park Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$2,389	$2.39	2d	9	0.52mi
2300 NW 64th Ave Unit 1 Sunrise, FL	1.0	1.0	2173	$1,500	$0.69	14d	1	0.56mi
6901 W Sunrise Blvd Plantation, FL	1.0–3.0	1.0–2.0	1037	$2,502	$2.41	2d	42	0.61mi
6575 W Oakland Park Blvd #218 Lauderhill, FL	2.0	2.0	1110	$2,000	$1.80	24d	1	0.62mi
7091 W Sunrise Blvd #7091 Plantation, FL	3.0	2.0	1624	$2,500	$1.54	24d	1	0.63mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$2,138	$2.31	1d	42	0.64mi
7211 W Sunrise Blvd #7211 Plantation, FL	3.0	2.0	1624	$2,600	$1.60	24d	1	0.65mi
2208 NW 63rd Ave Sunrise, FL	3.0	2.0	1625	$3,449	$2.12	24d	1	0.66mi
1752 NW 72nd Ave #83 Plantation, FL	2.0	2.0	1175	$2,300	$1.96	7d	1	0.71mi
1752 NW 72nd Ave #83 Plantation, FL	2.0	2.0	1175	$2,300	$1.96	21d	1	0.71mi
5958 NW 25th Ct #218 Sunrise, FL	3.0	2.5	1355	$2,800	$2.07	18d	1	0.72mi
8085 NW 21st St Sunrise, FL	3.0	2.0	1548	$4,200	$2.71	24d	1	0.73mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,250	$1.76	13d	1	0.74mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,300	$1.80	24d	1	0.74mi
2686 NW 60th Way #169 Sunrise, FL	3.0	2.5	1276	$2,250	$1.76	5d	1	0.74mi
7506 NW 33rd St Lauderhill, FL	2.0	2.0	1264	$2,650	$2.10	24d	1	0.77mi
2759 NW 58th Ter Lauderhill, FL	3.0	2.0	1200	$2,750	$2.29	24d	1	0.79mi
6521 Racquet Club Dr #51 Lauderhill, FL	3.0	2.5	1540	$2,600	$1.69	24d	1	0.80mi
5817 Blueberry Ct #92 Lauderhill, FL	3.0	2.5	1298	$2,450	$1.89	24d	1	0.80mi
5817 Blueberry Ct #92 Lauderhill, FL	3.0	2.5	1298	$2,450	$1.89	7d	1	0.80mi
5841 Blueberry Ct #77 Lauderhill, FL	3.0	2.5	1428	$2,500	$1.75	7d	1	0.81mi
5841 Blueberry Ct #77 Lauderhill, FL	3.0	2.5	1428	$2,500	$1.75	24d	1	0.81mi
6667 Racquet Club Dr #182 Lauderhill, FL	3.0	2.5	1540	$2,550	$1.66	24d	1	0.82mi
3301 Spanish Moss Ter Lauderhill, FL	2.0	2.0	1090	$1,900	$1.74	17d	3	0.84mi
6699 Racquet Club Dr #198 Lauderhill, FL	3.0	2.5	1540	$2,400	$1.56	24d	1	0.84mi
3280 Spanish Moss Ter #103 Lauderhill, FL	2.0	2.0	1200	$1,850	$1.54	24d	1	0.85mi
3521 Environ Blvd Unit B503 Lauderhill, FL	2.0	2.0	1390	$2,200	$1.58	24d	1	0.85mi
7454 NW 34th St Lauderhill, FL	2.0	2.0	1139	$2,200	$1.93	4d	1	0.86mi
7001 NW 16th St Plantation, FL	1.0–2.0	1.0–2.0	1015	$2,355	$2.32	3d	17	0.89mi

Listing history 6 events

1. 2026-04-25
   status Pending
2. 2026-04-24
   listed $280,000 Active
3. 2005-12-08
   soldstatus $255,000
4. 1990-12-31
   soldstatus $68,400
5. 1985-01-01
   soldstatus $69,000
6. 1980-03-01
   soldstatus $67,900

ⓘ 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: $2,093 · $174/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$231/yr (+$19/mo · 11.0%)

ⓘ 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 · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,921
• − Mortgage interest: −$15,684
• − Property taxes: −$2,093
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,474
• − Management: −$2,474
• − Depreciation: −$8,145
• Taxable loss: −$1,349
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $3,638/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): 62,807
• Household income: $46,305
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 5692.0

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: 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%

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

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

+312.4% since first listed

6 events — show timeline

• 2026-04-25 Pending — Beaches MLS
• 2026-04-24 Listed $280,000 Beaches MLS
• 2005-12-08 Sold (Public Records) $255,000 Public Records
• 1990-12-31 Sold (Public Records) $68,400 Public Records
• 1985-01-01 Sold (Public Records) $69,000 Public Records
• 1980-03-01 Sold (Public Records) $67,900 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,093 · +4.4% YoY. Source: county tax records.