9661 NW 19th Pl · Sunrise, FL 33322

$415,000

4 bd · 3.0 ba · 1,768 sqft · SingleFamily public records · 2 Days on market

Built 1973 7,500 sqft lot Est $633k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4-bedroom, three-bathroom home with converted garage.

Key facts

• 7,500 sq ft lot
• Parking
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $35 ($423/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $374k (9.9% below list).
• Recommended offer: $374k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 560 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,741/mo this rent would consume 63% 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 $3k of loan paydown is wiped out by about $12k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $310k; 34% 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 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $374,082 (9.9% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $632,944
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9360 NW 21st Mnr	0.28mi	4/2.0	1,819 (+3%)	11mo	$575,000	$316	69
9701 NW 18th Ct	0.26mi	3/2.0 (-1)	1,731 (-2%)	9mo	$675,000	$390	68
9431 NW NW 24th St	0.27mi	3/2.0 (-1)	1,932 (+9%)	1mo	$520,000	$269	62
10431 NW 20th Ct	0.56mi	3/2.0 (-1)	1,641 (-7%)	2mo	$420,000	$256	51
10640 NW 20th Ct	0.73mi	3/2.0 (-1)	1,683 (-5%)	3mo	$585,000	$348	46
2440 NW 94th Way	0.31mi	3/2.0 (-1)	1,580 (-11%)	16mo	$598,500	$379	46
9354 NW 18th Mnr	0.27mi	3/2.0 (-1)	1,568 (-11%)	18mo	$624,900	$399	45
1950 NW 91st Way	0.44mi	3/2.0 (-1)	1,580 (-11%)	12mo	$610,000	$386	42
2331 NW 93rd Ln	0.29mi	3/2.0 (-1)	1,542 (-13%)	23mo	$520,000	$337	37
9081 NW 25th St	0.63mi	3/2.0 (-1)	1,537 (-13%)	21mo	$550,000	$358	23

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-73,738
• Equity at exit: $61,878

10-year hold

• IRR: -16.6%
• Equity multiple: 0.18×
• Total profit: $-95,462
• Equity at exit: $35,882

Cash invested: $116,200 (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: 560
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,741 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$571 /mo · $6,850/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $35

Break-even live

Break-even rent $3,696

Max offer price $415,000

Occupancy floor 94%

Sensitivity live

Price	-10% $270	-5% $153	+0% $35	+5% $-82	+10% $-200
Rent	-10% $-260	-5% $-113	+0% $35	+5% $183	+10% $331
Rate	-1.0pp $244	-0.5pp $141	base $35	+0.5pp $-72	+1.0pp $-182

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9551 NW 19th Pl Fort Lauderdale, FL	3.0	2.0	1577	$3,700	$2.35	23d	1	0.11mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	23d	1	0.17mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	26d	1	0.17mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	9d	1	0.17mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	26d	1	0.17mi
9840 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,395	$1.97	26d	1	0.17mi
9561 NW 18th Ct Plantation, FL	3.0	2.5	2350	$4,500	$1.91	7d	1	0.23mi
9831 NW 24th St Sunrise, FL	3.0	2.5	1887	$3,250	$1.72	9d	1	0.25mi
9831 NW 24th St Unit 9831 Sunrise, FL	3.0	2.5	1887	$3,500	$1.85	26d	1	0.25mi
9970 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,199	$1.85	26d	1	0.26mi
9151 W Sunrise Blvd #9151 Plantation, FL	3.0	2.0	1482	$2,750	$1.86	26d	1	0.36mi
2440 NW 99th Way Sunrise, FL	3.0	2.5	1887	$3,495	$1.85	18d	1	0.38mi
9521 NW 25th St Sunrise, FL	3.0	2.0	1616	$2,935	$1.82	0d	1	0.39mi
8811 W Sunrise Blvd #8811 Plantation, FL	3.0	3.0	1457	$3,450	$2.37	0d	1	0.48mi
9015 W Sunrise Blvd Plantation, FL	3.0	3.0	1318	$3,200	$2.43	14d	1	0.50mi
2920 NW 99th Ter Sunrise, FL	3.0	2.5	1680	$4,800	$2.86	26d	1	0.80mi
1066 NW 97th Ave Plantation, FL	4.0	2.0	2432	$4,650	$1.91	0d	1	0.86mi
8690 NW 24th Pl Sunrise, FL	4.0	2.0	1360	$4,000	$2.94	26d	1	0.86mi
10784 NW 23rd Ct Sunrise, FL	3.0	2.0	1430	$3,150	$2.20	13d	1	0.88mi
9090 NW 11th Ct Plantation, FL	3.0	2.0	2112	$5,000	$2.37	22d	1	0.88mi
10731 NW 16th Ct Plantation, FL	4.0	2.0	2060	$3,900	$1.89	26d	1	0.94mi
10731 NW 16th Ct Plantation, FL	4.0	2.0	2060	$3,900	$1.89	9d	1	0.94mi
10731 NW 16th Ct Plantation, FL	4.0	2.0	2060	$3,800	$1.84	5d	1	0.94mi
10691 NW 28th St Sunrise, FL	4.0	2.0	1438	$4,500	$3.13	19d	1	0.97mi
10691 NW 28th St Sunrise, FL	4.0	2.0	1603	$4,500	$2.81	26d	1	0.97mi
10900 NW 17th St Plantation, FL	1.0–3.0	1.0–2.5	1270	$2,950	$2.32	0d	19	0.98mi
10900 NW 18th Ct Plantation, FL	4.0	3.0	1984	$4,800	$2.42	18d	1	1.00mi
3160 NW 101st Ave Sunrise, FL	3.0	2.0	1780	$4,000	$2.25	26d	1	1.04mi
8460 NW 21st St Sunrise, FL	3.0	2.0	1520	$4,000	$2.63	23d	1	1.08mi
8460 NW 21st St Sunrise, FL	3.0	2.0	1520	$4,000	$2.63	13d	1	1.08mi
9841 NW 9th Ct Plantation, FL	3.0	2.5	1516	$3,800	$2.51	26d	1	1.10mi
8421 NW 21st Ct Sunrise, FL	3.0	2.0	1915	$3,250	$1.70	12d	1	1.11mi
9581 NW 9th Ct Plantation, FL	4.0	2.5	2005	$5,400	$2.69	26d	1	1.11mi
9812 NW 9th Ct Plantation, FL	3.0	2.5	1516	$3,500	$2.31	5d	1	1.11mi
10271 NW 10th Ct Plantation, FL	4.0	3.0	2505	$4,199	$1.68	18d	1	1.11mi
8401 NW 20th Ct Sunrise, FL	3.0	2.0	1580	$4,300	$2.72	26d	1	1.12mi
8401 NW 20th Ct Sunrise, FL	3.0	2.0	1580	$4,000	$2.53	9d	1	1.12mi
11100 NW 21st St Sunrise, FL	4.0	3.0	1529	$4,000	$2.62	26d	1	1.12mi
10900 NW 28th St Sunrise, FL	4.0	2.0	1459	$4,250	$2.91	26d	1	1.13mi
9832 NW 9th Ct Plantation, FL	3.0	2.5	1473	$3,450	$2.34	23d	1	1.13mi

Listing history 5 events

1. 2025-08-27
   status Pending
2. 2025-08-11
   listed $415,000 Active
3. 2017-07-12
   soldstatus $310,000
4. 1993-07-21
   soldstatus $110,000
5. 1977-04-01
   soldstatus $49,000

ⓘ 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: $6,850 · $571/mo
• Projected year-2 tax: $6,850 · $571/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4 d/yr ≥106°F today · 15 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: $44,890
• − Mortgage interest: −$23,246
• − Property taxes: −$6,850
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,591
• − Management: −$3,591
• − Depreciation: −$12,073
• Taxable loss: −$6,536
• Est. tax savings @ 24.0%: +$1,569
• After-tax cash flow: $1,991/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

+746.9% since first listed

5 events — show timeline

• 2025-08-27 Pending — MARMLS
• 2025-08-11 Listed $415,000 MARMLS
• 2017-07-12 Sold (Public Records) $310,000 Public Records
• 1993-07-21 Sold (Public Records) $110,000 Public Records
• 1977-04-01 Sold (Public Records) $49,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $6,850 · +3.0% YoY. Source: county tax records.