3120 N Pine Island Rd #307 · Sunrise, FL 33351

$199,500

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 57 Days on market

Built 1981 $600/mo HOA · 27% 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Largest corner unit in the building (1200 sft) 2-bed, 2-bath. Can be CONVERTED TO 3 BEDROOMS. CAN BE RENTED RIGHT AWAY. Featuring ceramic flooring throughout, nice kitchen, spacious corner balcony with canal view. The primary bedroom is spacious has own bathroom and a walk-in closet. You have one assigned parking space, with plenty of guest parking available. Community pool. Conveniently located near grocery stores, restaurants, retail, i595, Sawgrass Expressway and Florida's Turnpike. Just minutes from Sawgrass Mall! can be rented right away. Selling As Is. Just minutes from the Sunrise Civic Center(2 miles) with a fitness facility, theatre, art gallery, and aquatics complex. Seller will p

Key facts

• Canal view
• Community pool
• Conveniently located

Tags

• CANAL VIEW
• SPACIOUS CORNER BALCONY
• COMMUNITY POOL
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Has a view
• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee of $600; Association amenities include a pool

Exterior

• Parking: Guest parking; One assigned parking space
• Utilities: Water included in association fee; Sewer included in association fee; Has electricity
• Home design: Attached property; 4-story building; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Canal-front waterfront; Association pool

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tile flooring; Pantry; Other interior features

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 $-66 ($-794/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (5.9% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (5.9% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 191 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); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 34% 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 57 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $43k; list at $200k implies a 364% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,808 (5.9% 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. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.11% ✓
• Cap rate: 5.89%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 7.5

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: -21.6%
• Equity multiple: 0.27×
• Total profit: $-40,831
• Equity at exit: $29,746

10-year hold

• IRR: -23.5%
• Equity multiple: -0.03×
• Total profit: $-57,811
• Equity at exit: $17,249

Cash invested: $55,860 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,218 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$83
• HOA: −$600
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-66

Break-even live

Break-even rent $2,302

Max offer price $187,808

Occupancy floor 98%

Sensitivity live

Price	-10% $47	-5% $-10	+0% $-66	+5% $-123	+10% $-179
Rent	-10% $-241	-5% $-154	+0% $-66	+5% $21	+10% $109
Rate	-1.0pp $34	-0.5pp $-15	base $-66	+0.5pp $-118	+1.0pp $-170

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: $49,875
• Closing costs: $5,985
• 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	0.03mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	26d	2	0.03mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	16d	1	0.14mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	12d	1	0.14mi
3050 Sunrise Lakes Blvd Sunrise, FL	2.0	2.0	1500	$1,900	$1.27	0d	1	0.16mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	26d	1	0.18mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	4d	1	0.22mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	26d	1	0.27mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	26d	1	0.27mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	26d	1	0.28mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	26d	1	0.28mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	26d	1	0.28mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	26d	1	0.29mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	26d	1	0.29mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	4d	1	0.33mi
3551 NW 85th Way Sunrise, FL	2.0–3.0	2.0	1385	$2,194	$1.58	0d	19	0.34mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	13d	1	0.38mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,550	$2.08	26d	2	0.39mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$2,200	$2.95	12d	2	0.41mi
3730 N Pine Island Rd Sunrise, FL	2.0	1.0	800	$1,899	$2.37	23d	1	0.44mi
8550 NW 27th Pl Unit 8550 Sunrise, FL	2.0	2.0	1360	$2,600	$1.91	16d	1	0.45mi
3710 N Pine Island Rd #122 Sunrise, FL	2.0	2.0	989	$2,095	$2.12	21d	1	0.46mi
3686 NW 83rd Ln #3686 Sunrise, FL	2.0	2.0	849	$2,350	$2.77	23d	1	0.46mi
3730 NW 88th Ave Unit 147 Sunrise, FL	2.0	2.0	1200	$2,100	$1.75	20d	1	0.46mi
8361 NW 28th Pl Sunrise, FL	3.0	2.0	1360	$3,200	$2.35	5d	1	0.46mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	885	$2,000	$2.26	26d	1	0.47mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	987	$2,100	$2.13	15d	1	0.47mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,500	$2.01	9d	1	0.48mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,700	$2.17	18d	1	0.48mi
9116 NW 35th Pl Unit 9116 Sunrise, FL	3.0	2.0	1500	$2,800	$1.87	12d	1	0.48mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	26d	1	0.54mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$3,226	$3.06	26d	37	0.54mi
3831 NW 84th Ave Unit 1E Sunrise, FL	1.0	1.5	990	$1,700	$1.72	26d	1	0.54mi
8325 NW 37th Pl #8325 Sunrise, FL	1.0	1.0	1207	$1,000	$0.83	26d	1	0.55mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$2,615	$2.93	9d	1	0.55mi
8053 W Oakland Park Blvd Unit 1-205 Sunrise, FL	2.0	2.0	1130	$3,142	$2.78	26d	1	0.56mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	26d	1	0.56mi
8053 W Oakland Park Blvd Unit 1-201 Sunrise, FL	2.0	2.0	1107	$3,223	$2.91	26d	1	0.56mi
8053 W Oakland Park Blvd Sunrise, FL	1.0	1.0	846	$2,779	$3.28	26d	1	0.56mi
8053 W Oakland Park Blvd Sunrise, FL	3.0	2.0	1382	$3,832	$2.77	19d	1	0.56mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $199,500 Active 57 DOM
2. 2026-06-18
   days on market $199,500 Active 54 DOM
3. 2026-06-17
   days on market $199,500 Active 53 DOM
4. 2026-06-16
   days on market $199,500 Active 52 DOM
5. 2026-06-15
   days on market $199,500 Active 51 DOM
6. 2026-06-13
   days on market $199,500 Active 49 DOM
7. 2026-06-09
   days on market $199,500 Active 45 DOM
8. 2026-06-08
   days on market $199,500 Active 44 DOM
9. 2026-06-07
   days on market $199,500 Active 43 DOM
10. 2026-06-04
    days on market $199,500 Active 40 DOM
11. 2026-06-03
    days on market $199,500 Active 39 DOM
12. 2026-06-02
    days on market $199,500 Active 38 DOM
13. 2026-06-01
    days on market $199,500 Active 37 DOM
14. 2026-05-31
    days on market $199,500 Active 36 DOM
15. 2026-04-25
    listed $199,500 Active
16. 2026-02-27
    historical
17. 2026-01-02
    listed $189,000 Active
18. 2026-01-02
    historical
19. 2025-11-29
    price $189,900
20. 2025-11-11
    price $194,900
21. 2025-11-01
    listed $199,000 Active
22. 1996-10-23
    soldstatus $43,000
23. 1996-10-23
    soldstatus $43,000
24. 1985-08-01
    soldstatus $38,000
25. 1985-08-01
    soldstatus $38,000

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$583/yr (+$49/mo · 54.3%)

ⓘ 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 9/10 Extreme 6 d/yr ≥105°F today · 20 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: $26,621
• − Mortgage interest: −$11,175
• − Property taxes: −$1,073
• − Insurance: −$998
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − HOA: −$7,200
• − Depreciation: −$5,804
• Taxable loss: −$3,888
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $139/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

+425.0% since first listed

11 events — show timeline

• 2026-04-25 Listed $199,500 MARMLS
• 2026-02-27 Listing Removed — MARMLS
• 2026-01-02 Listing Removed — MARMLS
• 2026-01-02 Listed $189,000 MARMLS
• 2025-11-29 Price Changed $189,900 MARMLS
• 2025-11-11 Price Changed $194,900 MARMLS
• 2025-11-01 Listed $199,000 MARMLS
• 1996-10-23 Sold (Public Records) $43,000 Public Records
• 1996-10-23 Sold (Public Records) $43,000 Public Records
• 1985-08-01 Sold (Public Records) $38,000 Public Records
• 1985-08-01 Sold (Public Records) $38,000 Public Records

Property tax history

+15.2%/yr

Latest (2025): $1,073 · +6.3% YoY. Source: county tax records.