3162 N Pine Island Rd · Sunrise, FL 33351

$199,000

2 bd · 2.5 ba · 1,428 sqft · Condo · 10 Days on market

Built 1974 Fair condition $539/mo HOA · 23% 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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors!!!Welcome to this bright two-bedroom, two-and-a-half-bath condominium located in Center Court Condominium in Sunrise, FL. Spanning 1,428 square feet across two floors, this residence offers comfortable living space with thoughtful room distribution. The two-story layout provides separation and privacy, while the 2.5 bathrooms ensure convenience for all occupants. This condominium presents an excellent opportunity for those seeking a well-proportioned home in an established community. Cash offers!

Key facts

• $539 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Pets allowed with restrictions (breed/size limits; dogs OK; cats allowed)
• Financial info: No land lease
• HOA & community: Community of 71 units; Association amenities include parking, pool, and tennis courts; Monthly HOA fee (paid monthly) covers grounds maintenance, sewer, trash, water, common areas, reserves, roof repairs, and pool service

Exterior

• Parking: Assigned and on-street parking; Two open parking spaces (two total)
• Security: None listed
• Utilities: Public water; Public sewer; Electricity with circuit breakers; Electricity, sewer and water connected/available
• Home design: Condominium; Two-story; Resale condition; Property faces south; Private road frontage
• Construction: Brick and stucco construction; Flat and shingle roof; No foundation details listed; Built area per assessor: 1,428
• Exterior features: Landscaped grounds; Sidewalks; Private maintained road frontage; Asphalt/paved roads; Not waterfront; No other structures

Interior

• Kitchen: Accessible kitchen
• Bedrooms: No main-level bedrooms (two-story unit)
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms and one half bathroom (three total); One bathroom on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Split bedroom layout; Accessible closets, common areas, entrance, kitchen, and washer/dryer; Visitor bathroom
• Laundry & utility: Washer hookup; Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $199k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-26 ($-309/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (1.9% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $195k (1.9% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 4.9% in Sunrise — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Horizon Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 568 students, 74% FRL); 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 71% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-15 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; 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,280 (1.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 6.9

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-38,464
• Equity at exit: $29,672

10-year hold

• IRR: -21.2%
• Equity multiple: 0.04×
• Total profit: $-53,575
• Equity at exit: $17,206

Cash invested: $55,720 (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 33351

• Rents YoY: 0.9%
• Active inventory: 191
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,391 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$539
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-26

Break-even live

Break-even rent $2,423

Max offer price $195,280

Occupancy floor 96%

Sensitivity live

Price	-10% $112	-5% $43	+0% $-26	+5% $-94	+10% $-163
Rent	-10% $-215	-5% $-120	+0% $-26	+5% $69	+10% $163
Rate	-1.0pp $75	-0.5pp $25	base $-26	+0.5pp $-77	+1.0pp $-130

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 N Pine Island Rd #306 Sunrise, FL	2.0	2.0	1170	$2,300	$1.97	0d	1	0.04mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	26d	2	0.06mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	26d	1	0.21mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	26d	1	0.22mi
3050 Sunrise Lakes Blvd Sunrise, FL	2.0	2.0	1500	$1,900	$1.27	0d	1	0.23mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	26d	1	0.25mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	26d	1	0.26mi
3551 NW 85th Way Sunrise, FL	2.0–3.0	2.0	1385	$2,194	$1.58	0d	19	0.27mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	26d	1	0.27mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	26d	1	0.29mi
3710 N Pine Island Rd #122 Sunrise, FL	2.0	2.0	989	$2,095	$2.12	21d	1	0.39mi
3730 NW 88th Ave Unit 147 Sunrise, FL	2.0	2.0	1200	$2,100	$1.75	20d	1	0.40mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	885	$2,000	$2.26	26d	1	0.42mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	987	$2,100	$2.13	15d	1	0.42mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,500	$2.01	9d	1	0.44mi
9116 NW 35th Pl Unit 9116 Sunrise, FL	3.0	2.0	1500	$2,800	$1.87	12d	1	0.44mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,700	$2.17	18d	1	0.44mi
3831 NW 84th Ave Unit 1E Sunrise, FL	1.0	1.5	990	$1,700	$1.72	26d	1	0.47mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$2,615	$2.93	9d	1	0.48mi
8325 NW 37th Pl #8325 Sunrise, FL	1.0	1.0	1207	$1,000	$0.83	26d	1	0.49mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	26d	1	0.49mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$3,226	$3.06	26d	37	0.51mi
8361 NW 28th Pl Sunrise, FL	3.0	2.0	1360	$3,200	$2.35	5d	1	0.51mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	26d	1	0.52mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	6d	1	0.52mi
8550 NW 27th Pl Unit 8550 Sunrise, FL	2.0	2.0	1360	$2,600	$1.91	16d	1	0.52mi
8053 W Oakland Park Blvd Sunrise, FL	3.0	2.0	1382	$3,832	$2.77	19d	1	0.54mi
8053 W Oakland Park Blvd Unit 5-301 Sunrise, FL	2.0	2.0	1246	$3,167	$2.54	26d	1	0.54mi
8053 W Oakland Park Blvd Unit 5-101 Sunrise, FL	1.0	1.0	986	$3,354	$3.40	26d	1	0.54mi
8053 W Oakland Park Blvd Unit 1-205 Sunrise, FL	2.0	2.0	1130	$3,142	$2.78	26d	1	0.54mi
8053 W Oakland Park Blvd Unit 6-301 Sunrise, FL	2.0	2.0	1124	$3,411	$3.03	26d	1	0.54mi
8053 W Oakland Park Blvd Unit 1-201 Sunrise, FL	2.0	2.0	1107	$3,223	$2.91	26d	1	0.54mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	26d	1	0.56mi
8273 NW 36th St #8273 Sunrise, FL	2.0	2.0	1485	$2,700	$1.82	23d	1	0.58mi
4001 N Pine Island Rd Sunrise, FL	1.0–3.0	1.0–2.0	1002	$2,294	$2.29	0d	7	0.59mi
4011 N Pine Island Rd #404 Sunrise, FL	3.0	2.0	1204	$2,895	$2.40	26d	1	0.59mi
4011 N Pine Island Rd #404 Sunrise, FL	3.0	2.0	1204	$2,550	$2.12	0d	1	0.59mi
8753 NW 39th St #8753 Sunrise, FL	2.0	2.0	900	$2,300	$2.56	26d	1	0.59mi
3811 NW 91st Ter Sunrise, FL	3.0	3.0	1444	$2,900	$2.01	26d	1	0.61mi
8249 Fairway Rd Sunrise, FL	2.0	2.5	992	$2,200	$2.22	26d	1	0.62mi

HOA detail condo

• Monthly dues: $539 · $6,468/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $199,000 Active 10 DOM
2. 2026-06-18
   days on market $199,000 Active 7 DOM
3. 2026-06-17
   days on market $199,000 Active 6 DOM
4. 2026-06-16
   days on market $199,000 Active 5 DOM
5. 2026-06-15
   days on market $199,000 Active 4 DOM
6. 2026-06-13
   pricedays on market $199,000 Active 2 DOM
7. 2026-06-09
   remarks 511-char remark
8. 2026-06-09
   listed $150,000 Active 1 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 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 · 25 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: $28,687
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − HOA: −$6,468
• − Depreciation: −$5,789
• Taxable loss: −$3,287
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $480/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 · 10 photos

Fair 45/100 Extensive rehab

This two-bedroom, two-and-a-half-bath condominium requires extensive renovations to bring it up to a livable condition. A complete kitchen and bathroom renovation, along with new flooring and interior repairs, would significantly increase its resale and rental value.

Repairs flagged

• Major Exposed framing in kitchen — Structural damage
• Major Exposed framing in bathrooms — Structural damage
• Major Exposed concrete flooring — Structural damage
• Major Exposed interior walls — Structural damage

Value-add opportunities

• Both Complete kitchen renovation — Modern kitchen appliances and cabinetry would attract buyers and renters
• Both Bathroom renovation — Up-to-date bathrooms with fixtures and tiling would appeal to buyers and renters
• Both Flooring replacement — New flooring would improve the home's appearance and functionality
• Both Interior wall and ceiling repairs — Painting and repairs would make the home more presentable and functional

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed framing in kitchen · Structural damage	Major	$15,000–50,000
Exposed framing in bathrooms · Structural damage	Major	$15,000–50,000
Exposed concrete flooring · Structural damage	Major	$15,000–50,000
Exposed interior walls · Structural damage	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Complete kitchen renovation — Modern kitchen appliances and cabinetry would attract buyers and renters ↑
• Both Bathroom renovation — Up-to-date bathrooms with fixtures and tiling would appeal to buyers and renters ↑
• Both Flooring replacement — New flooring would improve the home's appearance and functionality ↑
• Both Interior wall and ceiling repairs — Painting and repairs would make the home more presentable and functional ↑

ⓘ 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): 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

1 event — show timeline

• 2026-06-09 Listed $150,000 Beaches MLS