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2705 NW 104th Ave #302 🏷️ Likely Rental
B+ Composite 79.12
Why this score? — see what drove the B+ 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 +30.0/30.0
  • ARV discount +15.0/15.0
  • 1% rule +10.0/10.0
  • DSCR +10.0/10.0
  • Livability +4.2/5.0
  • Condition / age +3.8/5.0
  • Schools +3.6/10.0
  • Rent growth +2.7/5.0
  • Appreciation +0.0/10.0

$149,000

2705 NW 104th Ave #302 · Sunrise, FL 33322
2 bd · 2.0 ba · 1,370 sqft · Condo public records · 49 Days on market
Built 1987 Good condition $109/sqft · 48% below area Est $289k · 48% under · waterfront $573/mo HOA · 20% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

WELL MAINTAINED 2/2 RIVERA MODEL WITH LAKE VIEW LOCATED AT BACK GATE IN ACTIVE COMMUNITY OF SUNRISE LAKES PHASE 4. THE UNIT HAS WASHER & DRYER IN A LARGE LAUNDRY ROOM. TILE AND LAMINATED FLOOR AND GRANITE AND WOOD CABINETS. MAIN BUYER NEEDS 55+, 650 CREDIT SCORE, AND 37,500 INCOME. NEAR GROCERIES, RESTAURANTS, FLL AIR PORT, AND SAWGRASS SHOPPING MALL.

Key facts

  • Lake view
  • Large laundry room
  • $573 HOA

Tags

LAKE VIEWLARGE LAUNDRY ROOMGRANITE AND WOOD CABINETS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
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🏷️ Possibly a rental listed for sale. The $149,000 price doesn't fit this home's estimated sale value (~$289,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath condo listed at $149k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $772 ($9k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($3k rent vs $149k).
  • Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
  • Cap rate 12.5% vs local median 4.7% 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: Nob Hill Elementary School (math 52% / reading 54%, grade C, #963 of 2,144 statewide, top 45%, 541 students, 57% FRL); Bair Middle School (math 23% / reading 38%, grade F, #465 of 571 statewide, top 82%, 766 students, 72% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL).
  • Market conditions: Rents flat; 758 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 79d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
  • At $2,864/mo this rent would consume 48% of the median local household income ($72k/yr) — 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 $1k of loan paydown is wiped out by about $4k 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.
  • At projected returns (-3.0% appreciation + 0.6% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 49 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
  • Current owner paid $128k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

  • Watch-outs: HOA is 20% of rent.
  • 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 $144,530 (3.0% below list)

Questions for the listing agent

  1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
  2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  3. 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?
  4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
  6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
  7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
  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
1.92%
Cap rate
12.51%
Cash-on-cash
22.21%
DSCR
1.99
GRM
4.3

CMA / ARV

ARV (median comp)
$289,000
List price
$149,000
Delta
-48.44%
Verdict
UNDERPRICED
Comps
6 within 3.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.6% rent growth · sell at horizon

5-year hold
IRR
11.7%
Equity multiple
1.45×
Total profit
$18,610
Equity at exit
$22,216
10-year hold
IRR
18.2%
Equity multiple
2.31×
Total profit
$54,449
Equity at exit
$12,883

Cash invested: $41,720 (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.

Active competition Active MLS

For sale now
3 active · 7 under contract
Median asking
$245,000 ($200/sqft)
Median days on market
157 d
This list price
lowest-priced of the active set
ARV vs active asking
+5.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33322

Home prices YoY
-33.3%
Rents YoY
0.6%
Active inventory
758
Price-to-rent
4.3×

Monthly cashflow live

Estimated rent
$2,864 high interval (Pro) →
Mortgage (P&I)
$781
Tax from tax record
$74 /mo · $882/yr
Insurance
$62
HOA
$573
Vacancy / Maint / Mgmt
$601
Net cashflow
$772

Break-even live

Break-even rent $1,886
Max offer price $149,000
Occupancy floor 68%

Sensitivity live

Price -10% $857 -5% $814 +0% $772 +5% $730 +10% $688
Rent -10% $546 -5% $659 +0% $772 +5% $885 +10% $998
Rate -1.0pp $847 -0.5pp $810 base $772 +0.5pp $734 +1.0pp $694

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
$37,250
Closing costs
$4,470
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
2950 NW 106th Ave #7 Sunrise, FL 2.0 2.0 1006 $2,450 $2.44 41d 1 0.28mi
10220 NW 30th Ct #212 Sunrise, FL 3.0 2.0 1810 $2,000 $1.10 67d 1 0.32mi
10261 NW 24th Ct #1 Sunrise, FL 1.0 1.0 1555 $1,500 $0.96 4d 1 0.35mi
10758 NW 30th Pl Sunrise, FL 2.0 2.0 1074 $2,200 $2.05 113d 1 0.38mi
2734 N Nob Hill Rd Sunrise, FL 2.0 2.0 954 $2,400 $2.52 120d 1 0.41mi
2734 N Nob Hill Rd Sunrise, FL 2.0 2.0 954 $2,500 $2.62 19d 1 0.41mi
2698 N Nob Hill Rd Sunrise, FL 2.0 2.0 1008 $2,275 $2.26 120d 1 0.42mi
2929 NW 99th Ter Sunrise, FL 2.0 2.0 1368 $2,600 $1.90 10d 1 0.43mi
2566 N Nob Hill Rd Sunrise, FL 2.0 2.0 954 $2,600 $2.73 50d 1 0.43mi
2510 NW 110th Ter Sunrise, FL 3.0 2.0 1459 $3,500 $2.40 48d 1 0.46mi
10849 NW 30th Pl #371 Sunrise, FL 3.0 2.0 1230 $2,750 $2.24 2d 1 0.46mi
10784 NW 23rd Ct Sunrise, FL 3.0 2.0 1430 $3,150 $2.20 107d 1 0.47mi
3216 NW 105th Ave Sunrise, FL 3.0 2.0 1211 $3,200 $2.64 74d 1 0.48mi
2920 NW 99th Ter Sunrise, FL 3.0 2.5 1680 $4,800 $2.86 120d 1 0.48mi
2403 NW 108th Ter Sunrise, FL 3.0 2.0 1438 $3,800 $2.64 19d 1 0.51mi
2987 NW 110th Ave Sunrise, FL 3.0 2.0 1118 $2,600 $2.33 87d 1 0.54mi
3160 NW 101st Ave Sunrise, FL 3.0 2.0 1780 $4,000 $2.25 120d 1 0.54mi
2366 NW 110th Ter Sunrise, FL 3.0 2.0 1512 $2,891 $1.91 11d 1 0.55mi
2590 NW 98th Ave Sunrise, FL 2.0 2.0 1247 $3,000 $2.41 120d 1 0.56mi
2590 NW 98th Ave Sunrise, FL 2.0 2.0 1247 $3,000 $2.41 97d 1 0.56mi
10991 NW 30th Pl #10991 Sunrise, FL 3.0 2.0 1144 $2,950 $2.58 120d 1 0.58mi
9999 Summerbreeze Dr Sunrise, FL 1.0–2.0 1.0–2.0 889 $2,200 $2.47 0d 10 0.59mi
9999 Summerbreeze Dr Sunrise, FL 1.0–2.0 1.0–2.0 889 $2,200 $2.47 100d 9 0.59mi
9999 Summerbreeze Dr Sunrise, FL 1.0–2.0 1.0–2.0 889 $2,100 $2.36 11d 7 0.59mi
9999 Summerbreeze Dr Sunrise, FL 1.0–2.0 1.0–2.0 889 $2,200 $2.47 48d 8 0.59mi
9999 Summerbreeze Dr Sunrise, FL 1.0–2.0 1.0–2.0 889 $2,200 $2.47 97d 9 0.59mi
9999 Summerbreeze Dr Sunrise, FL 1.0–2.0 1.0–2.0 889 $2,200 $2.47 114d 6 0.59mi
11044 NW 23rd Ct Sunrise, FL 3.0 2.0 1826 $2,999 $1.64 67d 1 0.61mi
11044 NW 23rd Ct Sunrise, FL 3.0 2.0 1826 $2,999 $1.64 65d 1 0.61mi
3344 NW 103rd Ave Sunrise, FL 3.0 2.0 1512 $3,100 $2.05 103d 1 0.61mi
10240 NW 33rd Pl Sunrise, FL 3.0 2.0 1512 $2,750 $1.82 78d 1 0.63mi
9740 NW 25th St Unit N/A Sunrise, FL 3.0 2.0 1495 $3,400 $2.27 54d 1 0.65mi
9740 NW 25th St Sunrise, FL 3.0 2.0 1495 $3,400 $2.27 32d 1 0.65mi
9970 NW 19th Pl Sunrise, FL 3.0 2.5 1727 $3,199 $1.85 120d 1 0.71mi
10131 W Sunrise Blvd #206 Plantation, FL 2.0 2.0 963 $2,200 $2.28 120d 1 0.73mi
9650 NW 24th St Sunrise, FL 3.0 2.0 1542 $3,500 $2.27 120d 1 0.76mi
9650 NW 24th St Sunrise, FL 3.0 2.0 1542 $3,500 $2.27 103d 1 0.76mi
9840 NW 19th Pl Sunrise, FL 3.0 2.5 1727 $3,395 $1.97 120d 1 0.76mi
10125 W Sunrise Blvd #101 Plantation, FL 2.0 2.0 963 $2,200 $2.28 11d 1 0.76mi
9521 NW 25th St Sunrise, FL 3.0 2.0 1616 $2,680 $1.66 64d 1 0.80mi

Property features AI

Finance

Financial info
No land leasePets not allowed
HOA & community
Association: SUNRISE LAKES PHASE IVMonthly HOA feeAssociation amenities include: billiard room, clubhouse, fitness center, golf course, picnic area, parking, pool, shuffleboard court, spa/hot tub, courtesy bus, library, maintenanceHOA covers insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, golf, and roof repairs

Exterior

Parking
Assigned parkingDrivewayOne parking space total
Security
Community/common area accessibility featuresOther security features
Utilities
Public waterPublic sewerCable connectedSewer and water available
Home design
CondominiumOne levelThird-floor entryFaces southeastResale conditionSenior community
Construction
Block and concrete constructionFlat roofFour-story buildingBuilt for multi-unit occupancy
Exterior features
Waterfront: Yes (no specific waterfront features listed)Third-floor entry

Interior

Kitchen
DishwasherGarbage disposalElectric rangeMicrowaveRefrigeratorElectric water heater
Bedrooms
One bedroom on the main level
Flooring
LaminateTileWood
Bathrooms
Two full bathrooms (one on main level)
Heating & cooling
Central heatingCentral airCeiling fans
Interior features
Walk-in closetsSplit bedroom layoutPartially furnishedBlinds on windows
Laundry & utility
In-unit laundry in a laundry room

HOA detail $573/mo · $6,876/yr condo

Assessments
None detected in remarks — confirm with the listing agent.

Listing history 27 events

  1. 2026-07-01
    days on market $149,000 Active 49 DOM
  2. 2026-06-30
    days on market $149,000 Active 48 DOM
  3. 2026-06-29
    days on market $149,000 Active 47 DOM
  4. 2026-06-28
    days on market $149,000 Active 46 DOM
  5. 2026-06-27
    days on market $149,000 Active 45 DOM
  6. 2026-06-26
    days on market $149,000 Active 44 DOM
  7. 2026-06-24
    days on market $149,000 Active 42 DOM
  8. 2026-06-22
    days on market $149,000 Active 40 DOM
  9. 2026-06-21
    days on market $149,000 Active 39 DOM
  10. 2026-06-18
    days on market $149,000 Active 36 DOM
  11. 2026-06-17
    days on market $149,000 Active 35 DOM
  12. 2026-06-16
    days on market $149,000 Active 34 DOM
  13. 2026-06-15
    days on market $149,000 Active 33 DOM
  14. 2026-06-13
    days on market $149,000 Active 31 DOM
  15. 2026-06-09
    days on market $149,000 Active 27 DOM
  16. 2026-06-08
    days on market $149,000 Active 26 DOM
  17. 2026-06-07
    days on market $149,000 Active 25 DOM
  18. 2026-06-04
    days on market $149,000 Active 22 DOM
  19. 2026-06-03
    days on market $149,000 Active 21 DOM
  20. 2026-06-02
    days on market $149,000 Active 20 DOM
  21. 2026-06-01
    days on market $149,000 Active 19 DOM
  22. 2026-05-31
    days on market $149,000 Active 18 DOM
  23. 2026-05-11
    listed $149,000 Active
  24. 2019-03-13
    soldstatus $128,000
  25. 2012-09-28
    soldstatus $45,000
  26. 2004-05-13
    soldstatus $93,000
  27. 1987-04-01
    soldstatus $65,000

ⓘ 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
$882 · $74/mo
Projected year-2 tax
$1,237 · $103/mo
Expected delta
+$354/yr (+$30/mo · 40.2%)

ⓘ 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 3/10 Moderate
  • 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 26 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$34,362
− Mortgage interest
−$8,346
− Property taxes
−$882
− Insurance
−$745
− Repairs & maintenance
−$2,749
− Management
−$2,749
− HOA
−$6,876
− Depreciation
−$4,335
Taxable income
$7,680
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$1,843
After-tax cash flow
$7,423/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

Good 75/100 Cosmetic rehab Est. rehab $6,850–$20,550 screening

The property is in good condition with minor cosmetic updates needed. It has a good roof, flooring, and interior walls. The landscaping is well-maintained, and the property is located in a desirable area with a lake view.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters granite Appliances white HVAC central · new lt5

Value-add opportunities

  • Resale Paint interior walls — Fresh paint can make the interior look more inviting and modern.
  • Rental Replace worn-out kitchen towels — Fresh towels can improve the overall cleanliness and appeal of the rental.
  • Both Landscaping improvements — Well-maintained landscaping can enhance curb appeal and attract more buyers/renters.

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Nob Hill Elementary School C FL #963/2,144 Nat'l #10,986/41,679 Middle Bair Middle School F FL #465/571 Nat'l #8,750/14,009 High Piper High School F FL #533/667 Nat'l #13,485/17,239

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
A Composite livability gradescore 83/100

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 · 2,207,033 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
13% of renters

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

Price history

+129.2% since first listed
5 events — show timeline
  • 2026-05-11 Listed $149,000 Beaches MLS
  • 2019-03-13 Sold (Public Records) $128,000 Public Records
  • 2012-09-28 Sold (Public Records) $45,000 Public Records
  • 2004-05-13 Sold (Public Records) $93,000 Public Records
  • 1987-04-01 Sold (Public Records) $65,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $882 · +5.9% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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