2705 NW 104th Ave #302 · Sunrise, FL 33322

$149,000

2 bd · 2.0 ba · 1,370 sqft · Condo public records · 36 Days on market

Built 1987 $573/mo HOA · 19% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

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 VIEW
• LARGE LAUNDRY ROOM
• GRANITE AND WOOD CABINETS

Property features AI

Finance

• HOA & community: Association amenities include clubhouse, fitness center, pool, spa/hot tub, billiard room, library, shuffleboard, picnic area, golf, courtesy bus, parking, and maintenance; Monthly HOA fee; HOA covers insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, golf, and roof repairs; Part of a senior community; Pets not allowed

Exterior

• Parking: Assigned parking; Driveway; Total of 1 parking space
• Security: Community security features
• Utilities: Public water; Public sewer; Cable connected; Sewer and water available
• Home design: Condominium; One-level living (unit occupies a single level); Faces southeast; Resale condition; Common area accessibility features
• Construction: Built with block and concrete; Flat roof; Four-story building
• Exterior features: Waterfront property (no specific waterfront features listed); Third-floor entry

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Laminate; Tile; Wood
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Partially furnished; Blinds on windows
• Laundry & utility: In-unit laundry room

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $845 ($10k/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 13.1% 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: 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; 559 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 $2,956/mo this rent would consume 49% 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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 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

• 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 36 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: 1.98% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.31%
• DSCR: 2.08
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.3%
• Equity multiple: 1.55×
• Total profit: $23,050
• Equity at exit: $22,216

10-year hold

• IRR: 20.8%
• Equity multiple: 2.52×
• Total profit: $63,464
• 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.

Methodology + full state rankings →

ZIP-level market 33322

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 559
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,956 high
• Mortgage (P&I): −$781
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$62
• HOA: −$573
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $845

Break-even live

Break-even rent $1,886

Max offer price $149,000

Occupancy floor 66%

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: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	17d	1	0.38mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.41mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.42mi
10784 NW 23rd Ct Sunrise, FL	3.0	2.0	1430	$3,150	$2.20	12d	1	0.47mi
2920 NW 99th Ter Sunrise, FL	3.0	2.5	1680	$4,800	$2.86	24d	1	0.48mi
3160 NW 101st Ave Sunrise, FL	3.0	2.0	1780	$4,000	$2.25	24d	1	0.54mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	24d	1	0.56mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	2d	1	0.56mi
10991 NW 30th Pl #10991 Sunrise, FL	3.0	2.0	1144	$2,950	$2.58	24d	1	0.58mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	8	0.59mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.59mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.59mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.59mi
3344 NW 103rd Ave Sunrise, FL	3.0	2.0	1512	$3,100	$2.05	8d	1	0.61mi
10240 NW 33rd Pl Sunrise, FL	3.0	2.0	1512	$2,950	$1.95	24d	1	0.63mi
9970 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,199	$1.85	24d	1	0.71mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	24d	1	0.73mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	24d	1	0.76mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	8d	1	0.76mi
9840 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,395	$1.97	24d	1	0.76mi
9521 NW 25th St Sunrise, FL	3.0	2.0	1616	$2,965	$1.83	8d	1	0.80mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	24d	1	0.81mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	22d	1	0.81mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	2d	1	0.82mi
10105 W Sunrise Blvd #306 Plantation, FL	2.0	2.0	963	$2,300	$2.39	24d	1	0.83mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	5d	1	0.84mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	24d	1	0.85mi
11338 NW 33rd St Sunrise, FL	3.0	2.5	1801	$5,000	$2.78	24d	1	0.88mi
11386 NW 33rd St Unit 11386 Sunrise, FL	2.0	2.5	1498	$2,900	$1.94	17d	1	0.91mi
9551 NW 19th Pl Fort Lauderdale, FL	3.0	2.0	1577	$3,700	$2.35	22d	1	0.93mi
11461 NW 32nd Pl Sunrise, FL	3.0	2.0	1572	$3,500	$2.23	24d	1	0.93mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	8d	1	0.94mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	22d	1	0.94mi
3504 NW 111th Ave #3504 Sunrise, FL	3.0	2.0	1508	$2,950	$1.96	22d	1	0.96mi
3504 NW 111th Ave #3504 Sunrise, FL	3.0	2.0	1508	$2,900	$1.92	4d	1	0.96mi
10900 NW 17th St Plantation, FL	1.0–3.0	1.0–2.5	1270	$2,414	$1.90	2d	17	0.97mi
11500 NW 33rd St Sunrise, FL	3.0	3.0	1678	$3,200	$1.91	14d	1	0.99mi
11500 NW 33rd St Sunrise, FL	3.0	3.0	1678	$3,100	$1.85	3d	1	0.99mi
11500 NW 33rd St Sunrise, FL	3.0	3.0	1678	$3,200	$1.91	17d	1	0.99mi
3749 NW 107th Way Unit 3749 Sunrise, FL	3.0	2.0	1656	$3,200	$1.93	24d	1	0.99mi

HOA detail condo

• Monthly dues: $573 · $6,876/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

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

Taxation est. · year 1

• Rental income: $35,473
• − Mortgage interest: −$8,346
• − Property taxes: −$882
• − Insurance: −$745
• − Repairs & maintenance: −$2,838
• − Management: −$2,838
• − HOA: −$6,876
• − Depreciation: −$4,335
• Taxable income: $8,613
• Est. tax owed @ 24.0%: −$2,067
• After-tax cash flow: $8,077/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

+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.