8016 NW 27th Ct · Sunrise, FL 33322

$309,000

3 bd · 2.0 ba · 1,581 sqft · SingleFamily public records · 29 Days on market

Built 1979 1,971 sqft lot Est $458k · 33% under $254/mo HOA · 8% of rent

---

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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• 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

Motivated seller priced for a quick sale ready to negotiate! Excellent Sunrise location minutes from I-595 & Florida Turnpike, I-95, and Sawgrass Mall. convenient access to shopping, dining, hospitals, and major commuter routes. Near places of worship, restaurants, and within walking distance to bus stops. This 3 bedroom, 2.5 bathroom townhome has great potential, handyman special a fixer upper offering excellent potential to customize and make your own. Features include a den/flex space converted from the garage, enclosed back patio with plexiglass windows, spacious layout, low HOA. Roof replaced approximately 5 years ago. HVAC updated with major component replacements including coil,

Key facts

• Hvac updated
• Bonus den flex space
• Accordion shutters

Tags

• BONUS DEN FLEX SPACE
• ENCLOSED BACK PATIO
• LOW HOA
• ROOF REPLACED
• HVAC UPDATED
• ACCORDION SHUTTERS

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK)
• HOA & community: HOA with monthly fee; Association amenities include clubhouse, parking, tennis courts, heated pool, maintained community; HOA fee covers insurance, grounds maintenance, common areas, legal/accounting, reserves, roof repairs, recreation facility, and pool service

Exterior

• Parking: Attached garage with driveway; Two total parking spaces; Two open parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone service available; Sewer connected; Water available
• Home design: Single-family residence; Two stories; Entry level: 1; Faces northeast; Resale condition
• Construction: Built with CBS construction materials; Shingle roof; Two-story building
• Exterior features: Paved, public-maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: No main-level bedrooms
• Flooring: Concrete; Other
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Tankless water heater; Disposal; Refrigerator; Smoke detectors
• Laundry & utility: In-unit laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $309k).
• Recommended offer: $304k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 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).
• At $3,259/mo this rent would consume 55% of the median local household income ($72k/yr) (locally 931% 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 $9k 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 29 days — a 2% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $304,365 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $458,490
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8381 NW 28th Pl	0.43mi	2/2.0 (-1)	1,520 (-4%)	2mo	$380,000	$250	67
8390 NW 21st Ct	0.61mi	3/2.0	1,542 (-2%)	3mo	$405,000	$263	65
2486 NW 73rd Ave	0.68mi	2/2.0 (-1)	1,537 (-3%)	1mo	$315,000	$205	58
2477 NW 84th Way	0.55mi	3/2.0	1,500 (-5%)	10mo	$450,000	$300	57
2420 E Aragon Blvd #3	0.57mi	3/2.0	1,682 (+6%)	8mo	$450,000	$268	56
8510 Sunset Strip	0.70mi	3/2.0	1,438 (-9%)	3mo	$490,000	$341	50
8390 NW 24th St	0.54mi	4/2.0 (+1)	1,768 (+12%)	10mo	$500,000	$283	42
8699 NW 26th Pl	0.74mi	4/2.0 (+1)	1,768 (+12%)	2mo	$549,000	$311	39
8661 NW 24th Ct	0.73mi	4/2.0 (+1)	1,768 (+12%)	8mo	$555,000	$314	34
8141 NW 20th Ct	0.53mi	3/2.0	1,813 (+15%)	23mo	$525,000	$290	32

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 · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.69×
• Total profit: $-26,981
• Equity at exit: $46,073

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-13,860
• Equity at exit: $26,717

Cash invested: $86,520 (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: 7.9×

Monthly cashflow live

• Estimated rent: $3,259 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$88 /mo · $1,062/yr
• Insurance: −$129
• HOA: −$254
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $483

Break-even live

Break-even rent $2,648

Max offer price $309,000

Occupancy floor 80%

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2490 NW 83rd Ave Sunrise, FL	4.0	2.0	1596	$3,700	$2.32	24d	1	0.29mi
8030 Sunset Strip Sunrise, FL	4.0	2.0	1537	$2,650	$1.72	8d	1	0.40mi
7620 S Aragon Blvd Sunrise, FL	3.0	2.0	1452	$3,250	$2.24	24d	1	0.40mi
8361 NW 28th Pl Sunrise, FL	3.0	2.0	1360	$3,200	$2.35	4d	1	0.43mi
2377 NW 83rd Ave Sunrise, FL	4.0	2.5	2085	$5,500	$2.64	15d	1	0.47mi
8085 NW 21st St Sunrise, FL	3.0	2.0	1548	$4,200	$2.71	24d	1	0.47mi
7510 NW 23rd St Sunrise, FL	3.0	2.0	1432	$3,150	$2.20	8d	1	0.48mi
8001 NW 21st St Unit 1258747P Sunrise, FL	4.0	2.0	1689	$10,136	$6.00	22d	1	0.49mi
7461 NW 23rd St Sunrise, FL	2.0	1.0	1181	$2,926	$2.48	22d	1	0.51mi
2400 E Aragon Blvd #2 Sunrise, FL	2.0	2.0	1452	$2,700	$1.86	24d	1	0.56mi
8550 NW 27th Pl Unit 8550 Sunrise, FL	2.0	2.0	1360	$2,600	$1.91	15d	1	0.59mi
7620 NW 21st St Sunrise, FL	3.0	2.0	1082	$2,750	$2.54	15d	1	0.60mi
8421 NW 21st Ct Sunrise, FL	3.0	2.0	1915	$3,250	$1.70	11d	1	0.60mi
8401 NW 20th Ct Sunrise, FL	3.0	2.0	1580	$4,300	$2.72	24d	1	0.66mi
8401 NW 20th Ct Sunrise, FL	3.0	2.0	1580	$4,000	$2.53	8d	1	0.66mi
2620 E Aragon Blvd #3 Sunrise, FL	3.0	2.0	1435	$3,200	$2.23	24d	1	0.67mi
8460 NW 21st St Sunrise, FL	3.0	2.0	1520	$4,000	$2.63	22d	1	0.68mi
8460 NW 21st St Sunrise, FL	3.0	2.0	1520	$4,000	$2.63	12d	1	0.68mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	24d	1	0.69mi
8053 W Oakland Park Blvd Unit 6-301 Sunrise, FL	2.0	2.0	1124	$3,411	$3.03	24d	1	0.71mi
8053 W Oakland Park Blvd Sunrise, FL	3.0	2.0	1382	$3,832	$2.77	17d	1	0.71mi
8053 W Oakland Park Blvd Unit 1-201 Sunrise, FL	2.0	2.0	1107	$3,223	$2.91	24d	1	0.71mi
8053 W Oakland Park Blvd Unit 5-301 Sunrise, FL	2.0	2.0	1246	$3,167	$2.54	24d	1	0.71mi
8053 W Oakland Park Blvd Unit 1-205 Sunrise, FL	2.0	2.0	1130	$3,142	$2.78	24d	1	0.71mi
7211 W Sunrise Blvd #7211 Plantation, FL	3.0	2.0	1624	$2,600	$1.60	24d	1	0.73mi
7506 NW 33rd St Lauderhill, FL	2.0	2.0	1264	$2,650	$2.10	24d	1	0.73mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	24d	1	0.76mi
8690 NW 24th Pl Sunrise, FL	4.0	2.0	1360	$4,000	$2.94	24d	1	0.76mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	24d	1	0.76mi
7091 W Sunrise Blvd #7091 Plantation, FL	3.0	2.0	1624	$2,500	$1.54	24d	1	0.76mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	24d	1	0.77mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$3,832	$3.63	24d	37	0.79mi
7478 NW 34th St #7478 Lauderhill, FL	3.0	2.0	1264	$2,750	$2.18	24d	1	0.80mi
7454 NW 34th St Lauderhill, FL	2.0	2.0	1139	$2,200	$1.93	5d	1	0.82mi
7231 NW 20th St Sunrise, FL	4.0	2.0	1624	$3,200	$1.97	24d	1	0.83mi
1752 NW 72nd Ave #83 Plantation, FL	2.0	2.0	1175	$2,300	$1.96	8d	1	0.83mi
1752 NW 72nd Ave #83 Plantation, FL	2.0	2.0	1175	$2,300	$1.96	22d	1	0.83mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$3,252	$3.30	2d	41	0.87mi
7561 NW 16th St Plantation, FL	2.0	2.0	1080	$1,950	$1.81	8d	2	0.91mi
7561 NW 16th St Plantation, FL	2.0	2.0	1080	$1,875	$1.74	22d	3	0.91mi

HOA detail

• Monthly dues: $254 · $3,048/yr

Listing history 14 events

1. 2026-06-18
   days on market $309,000 Active 29 DOM
2. 2026-06-17
   days on market $309,000 Active 28 DOM
3. 2026-06-16
   days on market $309,000 Active 27 DOM
4. 2026-06-15
   days on market $309,000 Active 26 DOM
5. 2026-06-13
   days on market $309,000 Active 24 DOM
6. 2026-06-09
   days on market $309,000 Active 20 DOM
7. 2026-06-08
   days on market $309,000 Active 19 DOM
8. 2026-06-07
   days on market $309,000 Active 18 DOM
9. 2026-06-04
   days on market $309,000 Active 15 DOM
10. 2026-06-03
    days on market $309,000 Active 14 DOM
11. 2026-06-02
    days on market $309,000 Active 13 DOM
12. 2026-06-01
    days on market $309,000 Active 12 DOM
13. 2026-05-31
    days on market $309,000 Active 11 DOM
14. 2026-05-20
    listed $309,000 Active

ⓘ 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: $1,062 · $88/mo
• Projected year-2 tax: $2,565 · $214/mo
• Expected delta: +$1,503/yr (+$125/mo · 141.5%)

ⓘ 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 · 28 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: $39,107
• − Mortgage interest: −$17,309
• − Property taxes: −$1,062
• − Insurance: −$1,545
• − Repairs & maintenance: −$3,129
• − Management: −$3,129
• − HOA: −$3,048
• − Depreciation: −$8,989
• Taxable income: $897
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $5,579/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

1 event — show timeline

• 2026-05-20 Listed $309,000 Beaches MLS

Property tax history

+1.7%/yr

Latest (2025): $1,062 · +6.7% YoY. Source: county tax records.