3720 N Pine Island Rd · Sunrise, FL 33351

$130,000

2 bd · 1.0 ba · 800 sqft · Condo · 101 Days on market

↓ 30% since listing

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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).

• Cash flow +15.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 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

2/1 Handyman special. If you have the time and talent I don't you can make this a great home for a great price. Near everything, assigned parking, laundry room on each floor, additional storage compartment, community pool, clubhouse. Just needs some appliances, updating and TLC.

Key facts

• Clubhouse
• Community pool
• Laundry room

Tags

• ASSIGNED PARKING
• LAUNDRY ROOM
• ADDITIONAL STORAGE COMPARTMENT
• COMMUNITY POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $53 ($640/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Market conditions: Rents flat; 189 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 32% 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 $899 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.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 8025% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 5.2

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: -17.3%
• Equity multiple: 0.41×
• Total profit: $-21,525
• Equity at exit: $19,383

10-year hold

• IRR: -17.5%
• Equity multiple: 0.19×
• Total profit: $-29,486
• Equity at exit: $11,240

Cash invested: $36,400 (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: 189
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA est. from 3 same-building comps: −$696
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $53

Break-even live

Break-even rent $2,018

Max offer price $130,000

Occupancy floor 92%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3730 N Pine Island Rd Sunrise, FL	2.0	1.0	800	$1,899	$2.37	22d	1	0.06mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$2,615	$2.93	7d	1	0.07mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	2d	1	0.16mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	24d	1	0.16mi
4001 N Pine Island Rd Sunrise, FL	1.0–3.0	1.0–2.0	1002	$2,293	$2.29	1d	5	0.16mi
3710 N Pine Island Rd #122 Sunrise, FL	2.0	2.0	989	$2,095	$2.12	20d	1	0.16mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	24d	1	0.19mi
8753 NW 39th St #8753 Sunrise, FL	2.0	2.0	900	$2,300	$2.56	24d	1	0.20mi
8793 NW 39th St Sunrise, FL	2.0	1.0	793	$1,800	$2.27	14d	1	0.20mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	13d	1	0.20mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	24d	1	0.20mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	24d	1	0.20mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	16d	1	0.20mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	24d	1	0.20mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	7d	1	0.21mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	0.21mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	24d	1	0.22mi
3551 NW 85th Way Sunrise, FL	1.0–3.0	1.0–2.0	1247	$2,364	$1.90	3d	23	0.22mi
4044 NW 87th Ave #4044 Sunrise, FL	1.0	1.0	630	$1,649	$2.62	24d	1	0.25mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	24d	1	0.27mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	24d	1	0.27mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	0.27mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	4d	1	0.29mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	24d	1	0.29mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	24d	1	0.30mi
3831 NW 84th Ave Unit 1E Sunrise, FL	1.0	1.5	990	$1,700	$1.72	24d	1	0.30mi
8445 Springtree Dr Unit 404B Sunrise, FL	1.0	1.5	1100	$1,750	$1.59	24d	1	0.33mi
4108 N Pine Island Rd Sunrise, FL	2.0	2.0	1105	$2,465	$2.23	3d	1	0.33mi
4108 N Pine Island Rd Sunrise, FL	2.0	2.0	1026	$2,420	$2.36	12d	1	0.33mi
4108 N Pine Island Rd Sunrise, FL	1.0	2.0	869	$2,195	$2.53	15d	1	0.33mi
4108 N Pine Island Rd Sunrise, FL	2.0	2.0	1105	$2,325	$2.10	24d	1	0.33mi
8894 NW 44th St Sunrise, FL	1.0–3.0	1.0–2.0	1040	$2,703	$2.60	24d	1	0.35mi
3686 NW 83rd Ln #3686 Sunrise, FL	2.0	2.0	849	$2,350	$2.77	22d	1	0.37mi
8249 Fairway Rd Sunrise, FL	2.0	2.5	992	$2,200	$2.22	24d	1	0.43mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	987	$2,100	$2.13	13d	1	0.45mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	885	$2,000	$2.26	24d	1	0.45mi
#9893 Fort Lauderdale, FL	2.0	2.0	986	$1,975	$2.00	24d	1	0.45mi
#9992 Fort Lauderdale, FL	2.0	2.0	986	$2,100	$2.13	24d	1	0.45mi
8327 Fairway Rd #8327 Sunrise, FL	2.0	2.5	1028	$2,500	$2.43	7d	1	0.45mi
8325 Fairway Rd Unit N Sunrise, FL	2.0	2.5	1028	$2,500	$2.43	24d	1	0.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $130,000 Active 101 DOM
2. 2026-06-17
   days on market $130,000 Active 100 DOM
3. 2026-06-16
   days on market $130,000 Active 99 DOM
4. 2026-06-15
   days on market $130,000 Active 98 DOM
5. 2026-06-13
   days on market $130,000 Active 96 DOM
6. 2026-06-09
   days on market $130,000 Active 92 DOM
7. 2026-06-07
   days on market $130,000 Active 90 DOM
8. 2026-06-04
   days on market $130,000 Active 87 DOM
9. 2026-06-03
   days on market $130,000 Active 86 DOM
10. 2026-06-02
    days on market $130,000 Active 85 DOM
11. 2026-06-01
    days on market $130,000 Active 84 DOM
12. 2026-05-31
    days on market $130,000 Active 83 DOM
13. 2026-04-03
    historical $1,600
14. 2026-03-31
    listed $1,600
15. 2026-03-14
    listed $2,300
16. 2026-03-09
    listed $130,000 Active
17. 2026-01-01
    historical $2,300
18. 2025-11-24
    listed $2,300

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,029
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − HOA: −$8,352
• − Depreciation: −$3,782
• Taxable loss: −$991
• Est. tax savings @ 24.0%: +$238
• After-tax cash flow: $878/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

-30.4% since first listed

6 events — show timeline

• 2026-04-03 Rental Removed $1,600 SHOWMOJO
• 2026-03-31 Listed for Rent $1,600 SHOWMOJO
• 2026-03-14 Listed for Rent $2,300 SHOWMOJO
• 2026-03-09 Listed $130,000 ForSaleByOwner.com
• 2026-01-01 Rental Removed $2,300 SHOWMOJO
• 2025-11-24 Listed for Rent $2,300 SHOWMOJO