2800 W Sunrise Blvd · Washington Park, FL 33311

$589,490

None bd · None ba · 1,734 sqft · MultiFamily · 98 Days on market

Built 1986 Est $491k · 20% over ↓ 2% since listing

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Fully rented legal 4-unit, two-story building located on a commercial lot directly on Sunrise Blvd. All units are occupied. Two of the four units are under market rents, offering upside potential through rent increases after closing.

Key facts

• Legal 4-unit
• Two-story building
• Commercial lot

Tags

• FULLY RENTED
• LEGAL 4-UNIT
• TWO-STORY BUILDING
• COMMERCIAL LOT
• UPSIDE POTENTIAL

Property features AI

Finance

• Financial info: 4 total units
• HOA & community: Association covers sewer, trash, and water

Exterior

• Utilities: Public water; Public sewer; Cable not available
• Home design: Quadruplex; 2 stories; Resale condition
• Construction: Block construction; Composition and shingle roof
• Exterior features: Not waterfront

Interior

• Flooring: Laminate
• Heating & cooling: Separate meters for heating; Ceiling fans; Wall/window cooling units
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.5-bath units multifamily listed at $589k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $350/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $589k).
• Recommended offer: $536k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#164 in FL, #2,458 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, commute A-; Watch: amenities F, employment 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 rising (+2.8%/yr); 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $6,928/mo this rent would consume 154% of the median local household income ($54k/yr) (locally 5068% 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 $4k of loan paydown is wiped out by about $18k 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 98 days — a 9% lower offer ($536k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $536,435 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.18% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $490,722
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 Franklin Dr	0.37mi	4/3.0	1,697 (-2%)	16mo	$480,000	$283	66
2751 NW 14th Ct	0.55mi	6/3.0	1,797 (+4%)	9mo	$485,000	$270	61

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-7,827
• Equity at exit: $87,895

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $102,116
• Equity at exit: $50,968

Cash invested: $165,057 (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 33311

• Rents YoY: 2.8%
• Active inventory: 585
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $6,928 medium
• Mortgage (P&I): −$3,091
• Tax est. 1.5%: −$737 /mo · $8,842/yr
• Insurance: −$246
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,455
• Net cashflow: $1,399

Break-even live

Break-even rent $5,157

Max offer price $589,490

Occupancy floor 75%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$6,928
Total (4 units)			$6,928

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: $147,372
• Closing costs: $17,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2862 NW 11th St Fort Lauderdale, FL	3.0	2.5	1800	$3,300	$1.83	24d	1	0.15mi
1123 NW 27th Ave Unit 1 Fort Lauderdale, FL	3.0	1.0	1617	$2,400	$1.48	7d	1	0.26mi
1123 NW 27th Ave Unit 1 Fort Lauderdale, FL	3.0	1.0	1617	$2,400	$1.48	24d	1	0.26mi
2810 NW 8th Ct Fort Lauderdale, FL	3.0	2.0	1435	$2,850	$1.99	24d	1	0.26mi
1230 NW 29th Way Fort Lauderdale, FL	3.0	1.0	1275	$2,395	$1.88	24d	1	0.34mi
2900 NW 8th St Fort Lauderdale, FL	1.0	1.0	1300	$1,300	$1.00	18d	1	0.36mi
2804 NW 7th Ct Fort Lauderdale, FL	3.0	2.0	1381	$1,300	$0.94	24d	1	0.36mi
2804 NW 7th Ct Unit 2804 Fort Lauderdale, FL	3.0	2.0	1381	$3,500	$2.53	20d	1	0.36mi
1201 NW 30th Ave Unit 1-4 Fort Lauderdale, FL	2.0	1.0	2208	$1,850	$0.84	16d	1	0.37mi
2451 NW 8th Pl Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,525	$1.22	21d	1	0.38mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	21d	1	0.40mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	1d	1	0.40mi
2850 NW 7th St Fort Lauderdale, FL	3.0	2.0	1169	$3,000	$2.57	24d	1	0.41mi
918 NW 24th Ave Fort Lauderdale, FL	3.0	1.0	1332	$2,300	$1.73	24d	1	0.44mi
2845 NW 13th Ct Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,950	$1.56	20d	1	0.45mi
2856 NW 14th St #1 Fort Lauderdale, FL	3.0	2.0	1440	$2,800	$1.94	7d	1	0.47mi
2856 NW 14th St Unit 2 Fort Lauderdale, FL	2.0	1.0	1440	$2,100	$1.46	7d	1	0.47mi
1070 NW 23rd Rd Fort Lauderdale, FL	3.0	1.0	1160	$2,800	$2.41	24d	1	0.49mi
2835 NW 14th St Unit 1 Fort Lauderdale, FL	3.0	2.0	1630	$2,990	$1.83	24d	1	0.50mi
2401 NW 7th St Fort Lauderdale, FL	3.0	2.0	1300	$3,600	$2.77	24d	1	0.52mi
2780 NW 15th St Fort Lauderdale, FL	3.0	2.5	1622	$3,200	$1.97	24d	1	0.57mi
2620 NW 14th Ct Unit 2620 Fort Lauderdale, FL	3.0	2.0	1080	$2,900	$2.69	2d	1	0.57mi
1121 NW 23rd Ter Fort Lauderdale, FL	3.0	2.0	1364	$2,646	$1.94	5d	1	0.60mi
2360 NW 14th St Fort Lauderdale, FL	3.0	2.0	1489	$3,200	$2.15	24d	1	0.65mi
720 NW 33rd Ter Lauderhill, FL	3.0	1.0	1340	$2,560	$1.91	21d	1	0.65mi
720 NW 33rd Ter Unit 1 Fort Lauderdale, FL	1.0	1.0	1340	$1,280	$0.96	21d	1	0.65mi
2201 NW 6th Ct Unit 2201 Fort Lauderdale, FL	1.0	1.0	1176	$1,100	$0.94	21d	1	0.68mi
2201 NW 6th Ct Unit 2201 Fort Lauderdale, FL	1.0	1.0	1176	$1,100	$0.94	7d	1	0.68mi
891 NW 34th Way Lauderhill, FL	3.0	2.0	1283	$2,950	$2.30	24d	1	0.80mi
1564 NW 31st Way Lauderhill, FL	3.0	2.0	1126	$2,400	$2.13	24d	1	0.81mi
2530 NW 17th St Fort Lauderdale, FL	1.0	1.0	1071	$985	$0.92	24d	1	0.85mi
204 NW 28th Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	1236	$1,850	$1.50	2d	1	0.85mi
1370 NW 34th Way #1370 Lauderhill, FL	3.0	2.0	1360	$2,650	$1.95	20d	1	0.88mi
116 NW 28th Ave Unit 1-2 Fort Lauderdale, FL	2.0	2.0	2001	$2,000	$1.00	24d	1	0.90mi
3429 NW 13th St Fort Lauderdale, FL	3.0	2.5	1120	$2,595	$2.32	24d	1	0.93mi
3416 NW 14th Ct Fort Lauderdale, FL	2.0	2.5	1248	$2,090	$1.67	24d	1	0.94mi
10 NW 28th Way Fort Lauderdale, FL	3.0	1.0	1232	$1,950	$1.58	3d	1	0.96mi
3484 NW 13th St Fort Lauderdale, FL	2.0	2.5	1120	$2,100	$1.88	24d	1	0.97mi
1816 NW 25th Ter Unit 1 Fort Lauderdale, FL	2.0	1.0	1100	$2,500	$2.27	19d	1	0.99mi
3507 NW 13th St Unit 3507 Lauderhill, FL	2.0	2.5	1120	$2,450	$2.19	5d	1	1.02mi

Listing history 26 events

1. 2026-06-18
   days on market $589,490 Active 98 DOM
2. 2026-06-17
   days on market $589,490 Active 97 DOM
3. 2026-06-16
   days on market $589,490 Active 96 DOM
4. 2026-06-15
   days on market $589,490 Active 95 DOM
5. 2026-06-13
   days on market $589,490 Active 93 DOM
6. 2026-06-09
   days on market $589,490 Active 89 DOM
7. 2026-06-08
   days on market $589,490 Active 88 DOM
8. 2026-06-07
   days on market $589,490 Active 87 DOM
9. 2026-06-04
   days on market $589,490 Active 84 DOM
10. 2026-06-03
    days on market $589,490 Active 83 DOM
11. 2026-06-02
    days on market $589,490 Active 82 DOM
12. 2026-06-01
    days on market $589,490 Active 81 DOM
13. 2026-05-31
    days on market $589,490 Active 80 DOM
14. 2026-05-21
    price $589,990
15. 2026-05-14
    price $590,490
16. 2026-05-13
    status Active
17. 2026-05-12
    historical
18. 2026-05-07
    price $590,990
19. 2026-04-30
    price $591,990
20. 2026-04-23
    price $592,990
21. 2026-04-16
    price $593,990
22. 2026-04-02
    price $595,990
23. 2026-03-26
    price $596,990
24. 2026-03-19
    price $597,990
25. 2026-03-12
    price $598,990
26. 2026-02-12
    listed $599,990 Active

ⓘ 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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $83,136
• − Mortgage interest: −$33,021
• − Property taxes: −$8,842
• − Insurance: −$2,947
• − Repairs & maintenance: −$6,651
• − Management: −$6,651
• − Depreciation: −$17,149
• Taxable income: $7,875
• Est. tax owed @ 24.0%: −$1,890
• After-tax cash flow: $14,901/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 — Washington Park

• Score: 78/100
• State rank: #164
• US rank: #2458

Category grades

Amenities F Commute A- Cost of living A- Crime A+ Employment F Housing A- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington Park, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

-1.7% since first listed

13 events — show timeline

• 2026-05-21 Price Changed $589,990 Beaches MLS
• 2026-05-14 Price Changed $590,490 Beaches MLS
• 2026-05-13 Relisted — Beaches MLS
• 2026-05-12 Listing Removed — Beaches MLS
• 2026-05-07 Price Changed $590,990 Beaches MLS
• 2026-04-30 Price Changed $591,990 Beaches MLS
• 2026-04-23 Price Changed $592,990 Beaches MLS
• 2026-04-16 Price Changed $593,990 Beaches MLS
• 2026-04-02 Price Changed $595,990 Beaches MLS
• 2026-03-26 Price Changed $596,990 Beaches MLS
• 2026-03-19 Price Changed $597,990 Beaches MLS
• 2026-03-12 Price Changed $598,990 Beaches MLS
• 2026-02-12 Listed $599,990 Beaches MLS