1861 NW 59th Way · Sunrise, FL 33313

$735,000

9 bd · 3.0 ba · 2,880 sqft · MultiFamily public records · 7 Days on market

Built 1970

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• 1% rule +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Excellent investment opportunity in Sunrise! This well-maintained triplex is located on a quiet cul-de-sac and features three spacious units, each offering 3 bedrooms and 1 bathroom. The property is fully occupied, providing immediate rental income for investors seeking a stable asset in a desirable location. Two units are currently leased under annual agreements, while one unit is occupied on a month-to-month basis, offering added flexibility for future ownership plans. Please note that the photos included in the listing are not recent; however, they do not reflect the current condition of the units, which remain in good condition. Do not disturb the occupants or visit the property without

Key facts

• Quiet cul-de-sac
• Desirable location
• Fully occupied

Tags

• QUIET CUL-DE-SAC
• FULLY OCCUPIED
• IMMEDIATE RENTAL INCOME
• DESIRABLE LOCATION
• GOOD CONDITION

Property features AI

Finance

• Other: Property managed/listed by Truenest Property Management
• Financial info: Some units are leased; example rents shown: $1,800; $1,750; $1,700; Rent includes pest control
• HOA & community: No HOA information provided

Exterior

• Parking: Total of 6 parking spaces; Individual unit parking spaces (unit descriptions list 'Parking: Space')
• Security: No security features provided
• Utilities: Public sewer; Cable service not available
• Home design: Single-story building; Resale property; Shingle roof; Block construction
• Construction: Block construction; Shingle roof
• Exterior features: Less than quarter acre lot; Zoned RM-10

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Five total 3-bedroom units (3 units of one type, 2 units of another, and 1 unit of a third type) — units are unfurnished
• Flooring: Ceramic tile flooring; Vinyl flooring
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Ceramic tile and vinyl flooring
• Laundry & utility: No laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $735k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative. Per door: $-32/mo.
• To cash-flow at today's rent, offer at most $718k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $617k (16.0% below list).
• Recommended offer: $617k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in Sunrise — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 656 active listings in the ZIP; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $6,171/mo this rent would consume 160% of the median local household income ($46k/yr) (locally 5692% 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 $5k of loan paydown is wiped out by about $22k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $565k; 30% 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 8→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $617,100 (16.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.31×
• Total profit: $-141,685
• Equity at exit: $109,591

10-year hold

• IRR: -20.7%
• Equity multiple: 0.05×
• Total profit: $-195,388
• Equity at exit: $63,549

Cash invested: $205,800 (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 33313

• Rents YoY: 0.3%
• Active inventory: 656
• Price-to-rent: 29.8×

Monthly cashflow live

• Estimated rent: $6,171 high
• Mortgage (P&I): −$3,854
• Tax from tax record: −$809 /mo · $9,713/yr
• Insurance: −$306
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,296
• Net cashflow: $-95

Break-even live

Break-even rent $6,291

Max offer price $718,220

Occupancy floor 97%

Sensitivity live

Price	-10% $321	-5% $113	+0% $-95	+5% $-303	+10% $-511
Rent	-10% $-582	-5% $-339	+0% $-95	+5% $149	+10% $393
Rate	-1.0pp $275	-0.5pp $92	base $-95	+0.5pp $-285	+1.0pp $-479

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$6,171
Total (3 units)			$6,171

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: $183,750
• Closing costs: $22,050
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $735,000 Active 7 DOM
2. 2026-06-17
   days on market $735,000 Active 6 DOM
3. 2026-06-16
   days on market $735,000 Active 5 DOM
4. 2026-06-15
   days on market $735,000 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $735,000 Active 2 DOM

ⓘ 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: $9,713 · $809/mo
• Projected year-2 tax: $9,713 · $809/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 10/10 Extreme 8 d/yr ≥105°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,052
• − Mortgage interest: −$41,171
• − Property taxes: −$9,713
• − Insurance: −$3,675
• − Repairs & maintenance: −$5,924
• − Management: −$5,924
• − Depreciation: −$21,382
• Taxable loss: −$13,737
• Est. tax savings @ 24.0%: +$3,297
• After-tax cash flow: $2,157/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
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 62,807
• Household income: $46,305
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 5692.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 12% Two or more races 8% White 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 20%
• Foreign-born: 39% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · French/Haitian/Cajun 22% Spanish 10%

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: ▼ -338.15%
• Current HPI: 288.9345
• Rent YoY: ▲ 0.26%
• 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

+1370.0% since first listed

5 events — show timeline

• 2026-06-11 Listed $735,000 MARMLS
• 2018-08-09 Sold (Public Records) $565,000 Public Records
• 2017-11-08 Sold (Public Records) $325,000 Public Records
• 1984-08-01 Sold (Public Records) $95,000 Public Records
• 1971-08-01 Sold (Public Records) $50,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $9,713 · +10.7% YoY. Source: county tax records.