3720 N Pine Island Rd · Sunrise, FL 33351

$130,000

2 bd · 1.0 ba · 800 sqft · Townhouse · 197 Days on market

Fair condition $162/sqft · 29% below area Est $182k · 29% under ↓ 30% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• 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 townhouse listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $725 ($9k/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: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: 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; 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($114k) 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.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.90%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $182,040
• List price: $130,000
• Delta: -28.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3720 N Pine Island Rd #436	0.00mi	2/1.0	837 (+5%)	2mo	$135,000	$161	91
8787 NW 39th St #8787	0.22mi	2/2.0	900 (+12%)	1mo	$193,000	$214	64
8749 NW 39th St	0.22mi	2/2.0	900 (+12%)	2mo	$209,500	$233	64
9001 Sunrise Lakes Blvd #301	0.59mi	2/2.0	850 (+6%)	5mo	$129,000	$152	54
8280 Sunrise Lakes Blvd #301	0.62mi	2/2.0	850 (+6%)	4mo	$100,000	$118	54
8435 Sunrise Lakes Blvd #301	0.64mi	2/2.0	850 (+6%)	3mo	$99,000	$116	53
9281 Sunrise Lakes Blvd #101	0.67mi	2/2.0	850 (+6%)	4mo	$149,900	$176	52
8220 Sunrise Lakes Blvd #110	0.64mi	2/2.0	850 (+6%)	5mo	$115,000	$135	52
8305 Sunrise Lakes Blvd #201	0.73mi	2/2.0	850 (+6%)	0mo	$95,000	$112	51
8325 Sunrise Lakes Blvd #112	0.69mi	2/2.0	850 (+6%)	4mo	$65,000	$76	50
8880 Sunrise Lakes Blvd #209	0.69mi	2/2.0	850 (+6%)	4mo	$75,000	$88	50
9261 Sunrise Lakes Blvd #212	0.71mi	2/2.0	850 (+6%)	5mo	$89,000	$105	48

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.57×
• Total profit: $20,886
• Equity at exit: $19,383

10-year hold

• IRR: 21.8%
• Equity multiple: 2.68×
• Total profit: $61,038
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 148 active · 64 under contract
• Months of supply: 22.2 mo (5%/mo absorbed)
• Median asking: $119,200 ($147/sqft)
• Median days on market: 112 d
• This list price: 64% of active listings are priced below it
• ARV vs active asking: +54.9% above current asking $/sqft

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

ZIP-level market 33351

• Rents YoY: 0.9%
• Active inventory: 276
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $725

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 60%

Sensitivity live

Price	-10% $815	-5% $770	+0% $725	+5% $680	+10% $635
Rent	-10% $563	-5% $644	+0% $725	+5% $806	+10% $887
Rate	-1.0pp $790	-0.5pp $758	base $725	+0.5pp $691	+1.0pp $657

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3700 N Pine Island Rd #402 Sunrise, FL	2.0	1.0	780	$2,500	$3.21	62d	1	0.05mi
3700 N Pine Island Rd Sunrise, FL	2.0	1.0	780	$2,050	$2.63	11d	2	0.05mi
3730 N Pine Island Rd Sunrise, FL	2.0	1.0	800	$1,899	$2.37	117d	1	0.06mi
3730 N Pine Island Rd #344 Sunrise, FL	2.0	1.5	828	$1,880	$2.27	29d	1	0.06mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$2,615	$2.93	10d	1	0.07mi
3832 NW 90th Ave #3832 Sunrise, FL	3.0	2.0	1100	$2,650	$2.41	89d	1	0.13mi
8767 NW 39th St Sunrise, FL	2.0	1.0	731	$1,875	$2.56	71d	1	0.14mi
3821 NW 90th Ave #3821 Sunrise, FL	2.0	2.5	898	$2,290	$2.55	11d	1	0.15mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	120d	1	0.16mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	98d	1	0.16mi
4021 N Pine Island Rd #103 Sunrise, FL	2.0	2.0	1007	$2,219	$2.20	26d	1	0.16mi
4001 N Pine Island Rd Sunrise, FL	1.0–2.0	1.0–2.0	904	$2,052	$2.27	0d	7	0.16mi
3710 N Pine Island Rd #122 Sunrise, FL	2.0	2.0	989	$2,095	$2.12	115d	1	0.16mi
3817 NW 90th Ave Sunrise, FL	2.0	2.5	1050	$2,050	$1.95	0d	1	0.19mi
3720 N Pine Island Rd Sunrise, FL	2.0	1.0	780	$1,950	$2.50	38d	2	0.19mi
3720 N Pine Island Rd Sunrise, FL	2.0	1.0–2.0	884	$1,825	$2.06	7d	3	0.19mi
3720 NW 88th Ave Unit 234 Sunrise, FL	3.0	2.0	1106	$1,900	$1.72	50d	1	0.19mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	120d	1	0.19mi
8761 NW 39th St #8761 Sunrise, FL	2.0	1.0	731	$1,850	$2.53	7d	1	0.20mi
8719 NW 39th St #8719 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	85d	1	0.20mi
8761 NW 39th St #8761 Sunrise, FL	2.0	1.0	731	$1,850	$2.53	5d	1	0.20mi
8749 NW 39th St #8749 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	32d	1	0.20mi
3930 NW 87th Ave Unit 3930 Sunrise, FL	2.0	1.0	731	$1,830	$2.50	1d	1	0.20mi
3979 NW 87th Ave #3979 Sunrise, FL	2.0	2.0	900	$1,925	$2.14	32d	1	0.20mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	120d	1	0.20mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	120d	1	0.20mi
8739 NW 39th St #8739 Sunrise, FL	2.0	1.0	731	$1,800	$2.46	41d	1	0.20mi
3960 NW 87th Ave #3960 Sunrise, FL	2.0	1.0	731	$1,800	$2.46	24d	1	0.20mi
8793 NW 39th St Sunrise, FL	2.0	1.0	793	$1,780	$2.24	6d	1	0.20mi
8787 NW 39th St Sunrise, FL	2.0	2.0	900	$1,950	$2.17	38d	1	0.20mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	109d	1	0.20mi
4037 NW 87th Ave #4037 Sunrise, FL	1.0	1.0	595	$1,800	$3.03	11d	1	0.20mi
8793 NW 39th St Unit 7 blgd Sunrise, FL	2.0	1.0	731	$1,780	$2.44	11d	1	0.20mi
3959 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,650	$2.77	74d	1	0.20mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	112d	1	0.20mi
8753 NW 39th St #8753 Sunrise, FL	2.0	2.0	900	$2,300	$2.56	120d	1	0.20mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,675	$2.82	73d	1	0.20mi
3959 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,650	$2.77	73d	1	0.20mi
4058 NW 87th Ave #4058 Sunrise, FL	1.0	1.0	595	$1,750	$2.94	50d	1	0.20mi
4088 NW 87th Ave Sunrise, FL	1.0	1.0	630	$1,645	$2.61	4d	1	0.20mi

Listing history 50 events

1. 2026-09-22
   days on market $130,000 Active 197 DOM
2. 2026-09-20
   days on market $130,000 Active 195 DOM
3. 2026-09-18
   days on market $130,000 Active 193 DOM
4. 2026-09-17
   days on market $130,000 Active 192 DOM
5. 2026-09-16
   days on market $130,000 Active 191 DOM
6. 2026-09-15
   days on market $130,000 Active 190 DOM
7. 2026-09-14
   days on market $130,000 Active 189 DOM
8. 2026-09-13
   days on market $130,000 Active 188 DOM
9. 2026-09-12
   days on market $130,000 Active 187 DOM
10. 2026-09-11
    days on market $130,000 Active 186 DOM
11. 2026-09-05
    days on market $130,000 Active 180 DOM
12. 2026-09-04
    days on market $130,000 Active 179 DOM
13. 2026-08-29
    days on market $130,000 Active 173 DOM
14. 2026-08-28
    days on market $130,000 Active 172 DOM
15. 2026-08-27
    days on market $130,000 Active 171 DOM
16. 2026-08-25
    days on market $130,000 Active 169 DOM
17. 2026-08-24
    days on market $130,000 Active 168 DOM
18. 2026-08-23
    days on market $130,000 Active 167 DOM
19. 2026-08-22
    days on market $130,000 Active 166 DOM
20. 2026-08-21
    days on market $130,000 Active 165 DOM
21. 2026-08-20
    days on market $130,000 Active 164 DOM
22. 2026-08-19
    days on market $130,000 Active 163 DOM
23. 2026-08-18
    days on market $130,000 Active 162 DOM
24. 2026-08-16
    days on market $130,000 Active 160 DOM
25. 2026-08-14
    days on market $130,000 Active 158 DOM
26. 2026-08-13
    days on market $130,000 Active 157 DOM
27. 2026-08-12
    days on market $130,000 Active 156 DOM
28. 2026-08-11
    days on market $130,000 Active 155 DOM
29. 2026-08-10
    days on market $130,000 Active 154 DOM
30. 2026-08-09
    days on market $130,000 Active 153 DOM
31. 2026-08-08
    days on market $130,000 Active 152 DOM
32. 2026-08-06
    days on market $130,000 Active 150 DOM
33. 2026-08-05
    days on market $130,000 Active 149 DOM
34. 2026-08-03
    days on market $130,000 Active 147 DOM
35. 2026-07-31
    days on market $130,000 Active 144 DOM
36. 2026-07-24
    days on market $130,000 Active 137 DOM
37. 2026-07-23
    days on market $130,000 Active 136 DOM
38. 2026-07-22
    days on market $130,000 Active 135 DOM
39. 2026-07-21
    days on market $130,000 Active 134 DOM
40. 2026-07-20
    days on market $130,000 Active 133 DOM
41. 2026-07-16
    days on market $130,000 Active 129 DOM
42. 2026-07-15
    days on market $130,000 Active 128 DOM
43. 2026-07-14
    days on market $130,000 Active 127 DOM
44. 2026-07-13
    days on market $130,000 Active 126 DOM
45. 2026-07-13
    days on market $130,000 Active 125 DOM
46. 2026-07-11
    days on market $130,000 Active 124 DOM
47. 2026-07-10
    days on market $130,000 Active 123 DOM
48. 2026-07-10
    days on market $130,000 Active 122 DOM
49. 2026-07-07
    days on market $130,000 Active 120 DOM
50. 2026-07-06
    days on market $130,000 Active 119 DOM

ⓘ 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: $24,659
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$3,782
• Taxable income: $7,050
• Est. tax owed @ 24.0%: −$1,692
• After-tax cash flow: $7,008/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 · 14 photos

Fair 45/100 Moderate rehab Est. rehab $20,000–$36,000 screening

This property requires a moderate renovation, focusing on the kitchen, bathroom, and flooring. A complete kitchen and bathroom renovation, along with new flooring, will significantly increase its value.

Repairs flagged

• Major kitchen cabinets — The cabinets are old and in poor condition, requiring replacement.
• Major bathroom fixtures — The fixtures are outdated and in poor condition, requiring replacement.
• Major flooring — The flooring is old and in poor condition, requiring replacement.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value. ↑
• Resale Bathroom renovation — A modern bathroom will attract more buyers and increase the home's value. ↑
• Both Flooring replacement — New flooring will improve the home's appearance and increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 32/100

Zoned Schools

Elementary Banyan Elementary School F FL #1,862/2,144 Nat'l #26,279/41,679 Middle Westpine Middle School D- FL #340/571 Nat'l #5,398/14,009 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): 36,364
• Household income: $77,363
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

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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