1817 NW 60th Ave Unit G · Sunrise, FL 33313

$155,000

1 bd · 1.0 ba · 622 sqft · Condo public records · 48 Days on market

Built 1965 $200/mo HOA · 13% of rent

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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 +15.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +4.9/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR OPPORTUNITY! TURN-KEY 2 BED / 1 BATH – FULLY REMODELED. Unit rented. SELLER FINANCING 30% DOWN! Property features include conversion from wall unit to central A/C, new tile flooring throughout, and a brand-new kitchen and bathroom. Excellent income-producing property with a cap rate over 15% based on list price. Enjoy canal views with beautiful sunsets in a quiet and peaceful area. The unit also offers impact windows, is very well maintained, and has a low HOA. No rental restrictions and all ages welcome. Tenants are not required to apply to the HOA, making it a highly flexible investment. The unit is going to be rented in $1750 - very good tenants.

Key facts

• New tile flooring
• Fully remodeled
• Central a/c

Tags

• FULLY REMODELED
• CENTRAL A/C
• NEW TILE FLOORING
• BRAND-NEW KITCHEN
• CANAL VIEWS
• IMPACT WINDOWS

Property features AI

Finance

• Financial info: Lease considered; Pets allowed (no restrictions)
• HOA & community: Association fee of $200 per month

Exterior

• Parking: Two or more parking spaces
• Home design: Attached property; Single-story; Entry on level 1; Resale
• Construction: Block construction
• Exterior features: Canal-front property; Waterfront setting; Has a view

Interior

• Bathrooms: 1 full bathroom
• Interior features: First-floor entry; Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $74 ($890/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 664 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).
• This rent runs 41% of the median local income ($46k/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 $1k of loan paydown is wiped out by about $5k 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 48 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9018% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $105k; 48% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.01% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 8.3

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: -16.4%
• Equity multiple: 0.44×
• Total profit: $-24,508
• Equity at exit: $23,111

10-year hold

• IRR: -14.5%
• Equity multiple: 0.28×
• Total profit: $-31,236
• Equity at exit: $13,402

Cash invested: $43,400 (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 33313

• Rents YoY: 0.3%
• Active inventory: 664
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$813
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$65
• HOA: −$200
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $74

Break-even live

Break-even rent $1,470

Max offer price $155,000

Occupancy floor 90%

Sensitivity live

Price	-10% $162	-5% $118	+0% $74	+5% $30	+10% $-14
Rent	-10% $-49	-5% $12	+0% $74	+5% $136	+10% $198
Rate	-1.0pp $152	-0.5pp $114	base $74	+0.5pp $34	+1.0pp $-7

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5971 NW 16th Pl Sunrise, FL	1.0–2.0	1.0	715	$1,500	$2.10	26d	1	0.12mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,500	$1.94	26d	1	0.14mi
5990 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	801	$1,500	$1.87	26d	1	0.15mi
5972 NW 19th St Unit 3 Lauderhill, FL	1.0	1.0	700	$1,450	$2.07	15d	1	0.15mi
5980 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,500	$1.88	26d	1	0.15mi
5960 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,500	$1.88	26d	1	0.16mi
5811 NW 17th Pl Unit H Sunrise, FL	1.0	1.0	600	$1,750	$2.92	26d	1	0.17mi
5880 NW 19th Ct Unit 5888 Lauderhill, FL	2.0	1.0	750	$1,775	$2.37	4d	1	0.26mi
2111 NW 60th Ave Unit back Sunrise, FL	1.0	1.0	600	$1,450	$2.42	26d	1	0.28mi
1611 NW 63rd Ave Unit 2 Sunrise, FL	1.0	1.0	750	$1,350	$1.80	26d	1	0.32mi
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$2,624	$3.24	0d	43	0.36mi
2241 NW 59th Ter Unit 1 Lauderhill, FL	2.0	1.0	735	$1,850	$2.52	26d	1	0.48mi
6580 NW 22nd St Unit 2 Sunrise, FL	1.0	1.0	650	$1,000	$1.54	4d	1	0.53mi
1752 NW 55th Ave #102 Lauderhill, FL	1.0	1.0	550	$1,390	$2.53	26d	1	0.56mi
6901 W Sunrise Blvd Plantation, FL	1.0–3.0	1.0–2.0	1037	$1,989	$1.92	0d	42	0.65mi
2360 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	924	$1,585	$1.72	0d	20	0.67mi
6121 NW 11th St Sunrise, FL	2.0	1.0	800	$1,500	$1.88	26d	1	0.68mi
2481 NW 56th Ave Unit 6-16 Lauderhill, FL	1.0	1.0	745	$1,600	$2.15	18d	1	0.69mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	26d	1	0.72mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$1,675	$1.81	0d	43	0.81mi
1681 NW 70th Ave #418 Plantation, FL	1.0	1.0	660	$1,700	$2.58	6d	1	0.85mi
1681 NW 70th Ave #418 Plantation, FL	1.0	1.0	660	$1,600	$2.42	26d	1	0.85mi
2330 NW 72nd Ave Sunrise, FL	1.0–2.0	1.0	742	$1,650	$2.22	26d	1	0.87mi
5480 NW 11th St #306 Lauderhill, FL	1.0	1.0	675	$1,590	$2.36	26d	1	0.90mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	22d	2	0.90mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	7d	2	0.90mi
5420 NW 11th St #205 Lauderhill, FL	1.0	1.0	675	$1,990	$2.95	0d	1	0.93mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,480	$1.75	16d	6	1.02mi
2800 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	965	$1,250	$1.30	0d	8	1.02mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,175	$1.39	26d	8	1.02mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	6d	8	1.02mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	23d	7	1.02mi
7300 NW 17th St #318 Plantation, FL	1.0	1.0	660	$1,550	$2.35	26d	1	1.08mi
7400 NW 13th St Plantation, FL	1.0	1.0	600	$1,400	$2.33	26d	1	1.13mi
4770 NW 10th Ct #312 Plantation, FL	1.0	1.0	748	$1,600	$2.14	0d	1	1.25mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,475	$2.02	0d	14	1.26mi
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	26d	1	1.27mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	18d	1	1.28mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	19d	1	1.48mi
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	19d	2	1.49mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $155,000 Active 48 DOM
2. 2026-06-18
   days on market $155,000 Active 45 DOM
3. 2026-06-17
   days on market $155,000 Active 44 DOM
4. 2026-06-16
   days on market $155,000 Active 43 DOM
5. 2026-06-15
   days on market $155,000 Active 42 DOM
6. 2026-06-13
   days on market $155,000 Active 40 DOM
7. 2026-06-09
   days on market $155,000 Active 36 DOM
8. 2026-06-08
   days on market $155,000 Active 35 DOM
9. 2026-06-07
   days on market $155,000 Active 34 DOM
10. 2026-06-04
    days on market $155,000 Active 31 DOM
11. 2026-06-03
    days on market $155,000 Active 30 DOM
12. 2026-06-02
    days on market $155,000 Active 29 DOM
13. 2026-06-01
    days on market $155,000 Active 28 DOM
14. 2026-05-31
    days on market $155,000 Active 27 DOM
15. 2026-05-20
    price $1,750
16. 2026-05-13
    status Active
17. 2026-05-08
    historical Active Under Contract
18. 2026-05-08
    price $1,800
19. 2026-05-06
    listed $1,700
20. 2026-05-04
    listed $149,900 Active
21. 2026-04-15
    soldstatus $105,000
22. 2022-11-09
    soldstatus $90,000
23. 1983-09-01
    soldstatus $30,000
24. 1965-04-01
    soldstatus $8,700

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$283/yr (+$24/mo · 28.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 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: $18,763
• − Mortgage interest: −$8,682
• − Property taxes: −$1,004
• − Insurance: −$775
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − HOA: −$2,400
• − Depreciation: −$4,509
• Taxable loss: −$1,609
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $1,276/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): 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

-79.9% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $1,750 MARMLS
• 2026-05-13 Relisted — MARMLS
• 2026-05-08 Contingent — MARMLS
• 2026-05-08 Price Changed $1,800 MARMLS
• 2026-05-06 Listed for Rent $1,700 MARMLS
• 2026-05-04 Listed $149,900 MARMLS
• 2026-04-15 Sold (Public Records) $105,000 Public Records
• 2022-11-09 Sold (Public Records) $90,000 Public Records
• 1983-09-01 Sold (Public Records) $30,000 Public Records
• 1965-04-01 Sold (Public Records) $8,700 Public Records

Property tax history

+15.1%/yr

Latest (2025): $1,004 · +5.6% YoY. Source: county tax records.