2606 NW 104th Ave #303 · Sunrise, FL 33322

$190,000

2 bd · 2.0 ba · 1,418 sqft · Condo public records · 16 Days on market

Built 1986 $465/mo HOA · 16% of rent

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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 +25.5/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 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

The only GATED section of Sunrise Lakes phase IV offers a beautiful and spacious REMODELED UNIT condo 1370sqft, 2br/2br with a serene water-view and golf course from the Master bedroom and balcony. Kitchen is open and is equipped with stainless steel appliances and custom cupboards and eat-in area. Wood tile floor throughout. This condo is very efficiently laid out which family, living and dining room. Condo has generous interior specious closets. The community comes with all the amenities you can think of from gym, pool, tennis court to a billard room. Sizable laundry room with washer and dryer inside the unit. Never pay for water and exterior insurance again, it's included. Association cl

Key facts

• Water-view
• Eat-in area
• Custom cupboards

Tags

• GATED SECTION
• WATER-VIEW
• GOLF COURSE
• STAINLESS STEEL APPLIANCES
• CUSTOM CUPBOARDS
• EAT-IN AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 559 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2,954/mo this rent would consume 49% 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 $1k of loan paydown is wiped out by about $6k 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 16 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $187,150 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-9,035
• Equity at exit: $28,330

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,972
• Equity at exit: $16,428

Cash invested: $53,200 (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: 559
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,954 high
• Mortgage (P&I): −$996
• Tax from tax record: −$349 /mo · $4,185/yr
• Insurance: −$79
• HOA: −$465
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $445

Break-even live

Break-even rent $2,392

Max offer price $190,000

Occupancy floor 80%

Sensitivity live

Price	-10% $552	-5% $498	+0% $445	+5% $391	+10% $337
Rent	-10% $211	-5% $328	+0% $445	+5% $561	+10% $678
Rate	-1.0pp $540	-0.5pp $493	base $445	+0.5pp $395	+1.0pp $345

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	25d	1	0.37mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	25d	1	0.37mi
10784 NW 23rd Ct Sunrise, FL	3.0	2.0	1430	$3,150	$2.20	12d	1	0.46mi
2920 NW 99th Ter Sunrise, FL	3.0	2.5	1680	$4,800	$2.86	25d	1	0.47mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	18d	1	0.47mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	2d	1	0.49mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	25d	1	0.49mi
3160 NW 101st Ave Sunrise, FL	3.0	2.0	1780	$4,000	$2.25	25d	1	0.57mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.58mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.58mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	8	0.58mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.58mi
9970 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,199	$1.85	25d	1	0.62mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	25d	1	0.64mi
9840 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,395	$1.97	25d	1	0.67mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	25d	1	0.67mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	8d	1	0.67mi
3344 NW 103rd Ave Sunrise, FL	3.0	2.0	1512	$3,100	$2.05	8d	1	0.67mi
10991 NW 30th Pl #10991 Sunrise, FL	3.0	2.0	1144	$2,950	$2.58	25d	1	0.67mi
10240 NW 33rd Pl Sunrise, FL	3.0	2.0	1512	$2,950	$1.95	25d	1	0.68mi
9521 NW 25th St Sunrise, FL	3.0	2.0	1616	$2,965	$1.83	8d	1	0.72mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	22d	1	0.72mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	25d	1	0.72mi
10105 W Sunrise Blvd #306 Plantation, FL	2.0	2.0	963	$2,300	$2.39	25d	1	0.74mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	2d	1	0.76mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	25d	1	0.77mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	5d	1	0.78mi
9551 NW 19th Pl Fort Lauderdale, FL	3.0	2.0	1577	$3,700	$2.35	22d	1	0.83mi
10900 NW 17th St Plantation, FL	1.0–3.0	1.0–2.5	1270	$2,414	$1.90	2d	17	0.93mi
11338 NW 33rd St Sunrise, FL	3.0	2.5	1801	$5,000	$2.78	25d	1	0.97mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	8d	1	0.98mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	22d	1	0.98mi
11386 NW 33rd St Unit 11386 Sunrise, FL	2.0	2.5	1498	$2,900	$1.94	18d	1	1.00mi
11461 NW 32nd Pl Sunrise, FL	3.0	2.0	1572	$3,500	$2.23	25d	1	1.02mi
9827 NW 37th St Unit 4F Sunrise, FL	2.0	2.0	1190	$2,400	$2.02	25d	1	1.04mi
3504 NW 111th Ave #3504 Sunrise, FL	3.0	2.0	1508	$2,950	$1.96	22d	1	1.05mi
3504 NW 111th Ave #3504 Sunrise, FL	3.0	2.0	1508	$2,900	$1.92	4d	1	1.05mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	25d	1	1.07mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	1.07mi
3749 NW 107th Way Unit 3749 Sunrise, FL	3.0	2.0	1656	$3,200	$1.93	25d	1	1.07mi

HOA detail condo

• Monthly dues: $465 · $5,580/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $190,000 Active 16 DOM
2. 2026-06-17
   days on market $190,000 Active 15 DOM
3. 2026-06-16
   days on market $190,000 Active 14 DOM
4. 2026-06-15
   days on market $190,000 Active 13 DOM
5. 2026-06-13
   statusdays on market $190,000 Active 11 DOM
6. 2026-04-13
   status Pending
7. 2026-04-04
   listed $190,000 Active
8. 2025-11-11
   historical
9. 2025-02-14
   listed $209,000 Active
10. 2025-01-01
    historical
11. 2024-10-22
    price $245,000
12. 2024-09-01
    status Active
13. 2024-07-17
    status Pending
14. 2024-07-11
    price $249,000
15. 2024-06-04
    price $254,900
16. 2024-04-19
    listed $269,000 Active
17. 2021-06-22
    soldstatus $181,000
18. 2021-06-18
    soldstatus $181,000 Closed
19. 2021-05-03
    status Pending
20. 2021-03-12
    price $187,999
21. 2021-01-19
    listed $192,000 Active
22. 2021-01-19
    historical
23. 2020-12-05
    listed $192,000 Active
24. 2020-08-21
    soldstatus $105,000

ⓘ 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: $4,185 · $349/mo
• Projected year-2 tax: $4,185 · $349/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,453
• − Mortgage interest: −$10,643
• − Property taxes: −$4,185
• − Insurance: −$950
• − Repairs & maintenance: −$2,836
• − Management: −$2,836
• − HOA: −$5,580
• − Depreciation: −$5,527
• Taxable income: $2,895
• Est. tax owed @ 24.0%: −$695
• After-tax cash flow: $4,641/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

+81.0% since first listed

19 events — show timeline

• 2026-04-13 Pending — MARMLS
• 2026-04-04 Listed $190,000 MARMLS
• 2025-11-11 Listing Removed — Beaches MLS
• 2025-02-14 Listed $209,000 Beaches MLS
• 2025-01-01 Listing Removed — Beaches MLS
• 2024-10-22 Price Changed $245,000 Beaches MLS
• 2024-09-01 Relisted — Beaches MLS
• 2024-07-17 Pending — Beaches MLS
• 2024-07-11 Price Changed $249,000 Beaches MLS
• 2024-06-04 Price Changed $254,900 Beaches MLS
• 2024-04-19 Listed $269,000 Beaches MLS
• 2021-06-22 Sold (Public Records) $181,000 Public Records
• 2021-06-18 Sold (MLS) $181,000 MARMLS
• 2021-05-03 Pending — MARMLS
• 2021-03-12 Price Changed $187,999 MARMLS
• 2021-01-19 Listing Removed — MARMLS
• 2021-01-19 Listed $192,000 MARMLS
• 2020-12-05 Listed $192,000 MARMLS
• 2020-08-21 Sold (Public Records) $105,000 Public Records

Property tax history

+14.2%/yr

Latest (2025): $4,185 · -0.9% YoY. Source: county tax records.