None · Sunrise, FL 33322

$265,000

2 bd · 2.0 ba · 1,404 sqft · Condo public records · 248 Days on market

Built 1985 $580/mo HOA · 20% 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 +11.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful spacious and full renovated unit in 55+ community of Sunrise Lakes Phase 4. Kitchen has Quartz counter top, stainless appliances. Huge marvelous laundry in unit. Wooden floor in dining room and living room. High Impact windows. Extra bonus Den can be used as office. Amenities includes: theater, 9 hole golf course, tennis court, gym, five pools, BBQ area. Maintenance include internet, water and trash.

Key facts

• Flexible space
• Exclusive access
• Superior amenities

Tags

• EXTENSIVELY RENOVATED
• HURRICANE-IMPACT WINDOWS
• ELEGANT WOODEN FLOORING
• FLEXIBLE SPACE
• EXCLUSIVE ACCESS
• SUPERIOR AMENITIES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, insurance, grounds maintenance, structure maintenance, parking, roof, trash and water; Community amenities include clubhouse, fitness center, golf course, putting greens, basketball court, pickleball, tennis courts, shuffleboard, pool, elevators, library, barbecue and picnic areas

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Fire alarm; Smoke detectors; Security guard
• Utilities: Cable available
• Home design: 4-story building; Entry located on level 4; West-facing; Property is attached (unit in multi-unit building); Resale unit
• Construction: Block construction
• Exterior features: Barbecue area; Security/high impact doors; Tennis courts; Exterior lighting; Association pool (heated); On golf course; Lakefront waterfront; Has view; Senior community

Interior

• Kitchen: Electric range; Self-cleaning oven; Microwave; Refrigerator; Dishwasher; Garbage disposal; Icemaker; Trash compactor
• Bedrooms: At least one bedroom on the main level
• Flooring: Hardwood; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating and central air; Electric heating and cooling; Wall furnace; Ceiling fan(s)
• Interior features: Blinds and impact glass windows; First floor entry; Bedroom on main level; Breakfast area and eat-in kitchen; Kitchen/dining combo with family/dining room; Living/dining room; Closet cabinetry and walk-in closet(s); Dual sinks; Tub with shower; Custom mirrors; Stacked bedrooms; Elevator; Storage room; Utility room
• Laundry & utility: Washer and dryer; Electric water heater; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (7.0% below list).
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.

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; 560 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).
• At $2,941/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 $2k of loan paydown is wiped out by about $8k 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 248 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $233,200 (12.0% 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. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 7.5

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: -22.6%
• Equity multiple: 0.24×
• Total profit: $-56,175
• Equity at exit: $39,512

10-year hold

• IRR: -27.8%
• Equity multiple: -0.12×
• Total profit: $-83,009
• Equity at exit: $22,912

Cash invested: $74,200 (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: 560
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,941 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$349 /mo · $4,185/yr
• Insurance: −$110
• HOA: −$580
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $-105

Break-even live

Break-even rent $3,075

Max offer price $246,393

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $-30	+0% $-105	+5% $-180	+10% $-255
Rent	-10% $-338	-5% $-222	+0% $-105	+5% $11	+10% $127
Rate	-1.0pp $28	-0.5pp $-38	base $-105	+0.5pp $-174	+1.0pp $-244

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	26d	1	0.35mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	26d	1	0.36mi
2566 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,600	$2.73	0d	1	0.38mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	19d	1	0.42mi
2920 NW 99th Ter Sunrise, FL	3.0	2.5	1680	$4,800	$2.86	26d	1	0.43mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	3d	1	0.50mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	26d	1	0.50mi
10784 NW 23rd Ct Sunrise, FL	3.0	2.0	1430	$3,150	$2.20	14d	1	0.51mi
3160 NW 101st Ave Sunrise, FL	3.0	2.0	1780	$4,000	$2.25	26d	1	0.51mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	3d	9	0.54mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	6d	9	0.54mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	20d	6	0.54mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	3d	8	0.54mi
3344 NW 103rd Ave Sunrise, FL	3.0	2.0	1512	$3,100	$2.05	9d	1	0.60mi
10240 NW 33rd Pl Sunrise, FL	3.0	2.0	1512	$2,950	$1.95	26d	1	0.62mi
10991 NW 30th Pl #10991 Sunrise, FL	3.0	2.0	1144	$2,950	$2.58	26d	1	0.63mi
9970 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,199	$1.85	26d	1	0.68mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	26d	1	0.71mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	9d	1	0.71mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	26d	1	0.71mi
9840 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,395	$1.97	26d	1	0.72mi
9521 NW 25th St Sunrise, FL	3.0	2.0	1616	$2,935	$1.82	0d	1	0.74mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	24d	1	0.76mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	26d	1	0.76mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	4d	1	0.76mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	6d	1	0.78mi
10105 W Sunrise Blvd #306 Plantation, FL	2.0	2.0	963	$2,300	$2.39	26d	1	0.81mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	26d	1	0.83mi
9551 NW 19th Pl Fort Lauderdale, FL	3.0	2.0	1577	$3,700	$2.35	24d	1	0.88mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	9d	1	0.92mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	24d	1	0.92mi
11338 NW 33rd St Sunrise, FL	3.0	2.5	1801	$5,000	$2.78	26d	1	0.93mi
11386 NW 33rd St Unit 11386 Sunrise, FL	2.0	2.5	1498	$2,900	$1.94	19d	1	0.96mi
9827 NW 37th St Unit 4F Sunrise, FL	2.0	2.0	1190	$2,400	$2.02	26d	1	0.97mi
11461 NW 32nd Pl Sunrise, FL	3.0	2.0	1572	$3,500	$2.23	26d	1	0.98mi
3504 NW 111th Ave #3504 Sunrise, FL	3.0	2.0	1508	$2,900	$1.92	6d	1	0.99mi
3504 NW 111th Ave #3504 Sunrise, FL	3.0	2.0	1508	$2,950	$1.96	24d	1	0.99mi
10900 NW 17th St Plantation, FL	1.0–3.0	1.0–2.5	1270	$2,344	$1.85	0d	19	0.99mi
3749 NW 107th Way Unit 3749 Sunrise, FL	3.0	2.0	1656	$3,200	$1.93	26d	1	1.00mi
3749 NW 107th Way Sunrise, FL	3.0	2.0	1656	$3,400	$2.05	26d	1	1.00mi

HOA detail condo

• Monthly dues: $580 · $6,960/yr
• Likely covers: watertrashinternetpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $265,000 Active 248 DOM
2. 2026-06-18
   days on market $265,000 Active 245 DOM
3. 2026-06-17
   days on market $265,000 Active 244 DOM
4. 2026-06-16
   days on market $265,000 Active 243 DOM
5. 2026-06-15
   days on market $265,000 Active 242 DOM
6. 2026-06-13
   days on market $265,000 Active 240 DOM
7. 2026-06-09
   days on market $265,000 Active 236 DOM
8. 2026-06-07
   days on market $265,000 Active 234 DOM
9. 2026-06-04
   days on market $265,000 Active 231 DOM
10. 2026-06-03
    days on market $265,000 Active 230 DOM
11. 2026-06-02
    days on market $265,000 Active 229 DOM
12. 2026-06-01
    days on market $265,000 Active 228 DOM
13. 2026-05-31
    days on market $265,000 Active 227 DOM
14. 2025-10-15
    listed $265,000 Active
15. 2023-12-04
    soldstatus $262,000
16. 2023-11-28
    soldstatus $262,000 Closed 415-char remark

    Show marketing remark (415 chars)

    Beautiful spacious and full renovated unit in 55+ community of Sunrise Lakes Phase 4. Kitchen has Quartz counter top, stainless appliances. Huge marvelous laundry in unit. Wooden floor in dining room and living room. High Impact windows. Extra bonus Den can be used as office. Amenities includes: theater, 9 hole golf course, tennis court, gym, five pools, BBQ area. Maintenance include internet, water and trash.

17. 2023-10-02
    historical Active Under Contract 415-char remark

    Show marketing remark (415 chars)

    Beautiful spacious and full renovated unit in 55+ community of Sunrise Lakes Phase 4. Kitchen has Quartz counter top, stainless appliances. Huge marvelous laundry in unit. Wooden floor in dining room and living room. High Impact windows. Extra bonus Den can be used as office. Amenities includes: theater, 9 hole golf course, tennis court, gym, five pools, BBQ area. Maintenance include internet, water and trash.

18. 2023-09-13
    price $265,000 415-char remark

    Show marketing remark (415 chars)

    Beautiful spacious and full renovated unit in 55+ community of Sunrise Lakes Phase 4. Kitchen has Quartz counter top, stainless appliances. Huge marvelous laundry in unit. Wooden floor in dining room and living room. High Impact windows. Extra bonus Den can be used as office. Amenities includes: theater, 9 hole golf course, tennis court, gym, five pools, BBQ area. Maintenance include internet, water and trash.

19. 2023-08-25
    listed $269,000 Active 415-char remark

    Show marketing remark (415 chars)

    Beautiful spacious and full renovated unit in 55+ community of Sunrise Lakes Phase 4. Kitchen has Quartz counter top, stainless appliances. Huge marvelous laundry in unit. Wooden floor in dining room and living room. High Impact windows. Extra bonus Den can be used as office. Amenities includes: theater, 9 hole golf course, tennis court, gym, five pools, BBQ area. Maintenance include internet, water and trash.

20. 2022-05-11
    soldstatus $170,000
21. 2016-05-03
    soldstatus $105,000 Sold 506-char remark

    Show marketing remark (506 chars)

    Beautiful Riviera apartment in a gated community inside Phase 4, Inc 2. Superior 55+ community featuring wonderful amenities perfect for the active adult lifestyle theater, sports, and entertainment. Close to everything. Come live the life you deserve. Apartment is updated with newer AC and Handler, SS refrigerator, Brazilian Cherry Wood Floor, Hurricane Impact Windows, new bathrooms, washer and dryer inside, walk in closets, knock down ceiling, and countless other upgrades you have to see to believe.

22. 2016-04-26
    soldstatus $105,000
23. 2016-03-16
    status Pending 506-char remark

    Show marketing remark (506 chars)

    Beautiful Riviera apartment in a gated community inside Phase 4, Inc 2. Superior 55+ community featuring wonderful amenities perfect for the active adult lifestyle theater, sports, and entertainment. Close to everything. Come live the life you deserve. Apartment is updated with newer AC and Handler, SS refrigerator, Brazilian Cherry Wood Floor, Hurricane Impact Windows, new bathrooms, washer and dryer inside, walk in closets, knock down ceiling, and countless other upgrades you have to see to believe.

24. 2015-11-30
    listed $109,000 Active 506-char remark

    Show marketing remark (506 chars)

    Beautiful Riviera apartment in a gated community inside Phase 4, Inc 2. Superior 55+ community featuring wonderful amenities perfect for the active adult lifestyle theater, sports, and entertainment. Close to everything. Come live the life you deserve. Apartment is updated with newer AC and Handler, SS refrigerator, Brazilian Cherry Wood Floor, Hurricane Impact Windows, new bathrooms, washer and dryer inside, walk in closets, knock down ceiling, and countless other upgrades you have to see to believe.

25. 2010-10-26
    soldstatus $45,000
26. 1985-08-01
    soldstatus $61,500

ⓘ 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: $35,294
• − Mortgage interest: −$14,844
• − Property taxes: −$4,185
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,824
• − Management: −$2,824
• − HOA: −$6,960
• − Depreciation: −$7,709
• Taxable loss: −$5,376
• Est. tax savings @ 24.0%: +$1,290
• After-tax cash flow: $26/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

+330.9% since first listed

13 events — show timeline

• 2025-10-15 Listed $265,000 MARMLS
• 2023-12-04 Sold (Public Records) $262,000 Public Records
• 2023-11-28 Sold (MLS) $262,000 MARMLS
• 2023-10-02 Contingent — MARMLS
• 2023-09-13 Price Changed $265,000 MARMLS
• 2023-08-25 Listed $269,000 MARMLS
• 2022-05-11 Sold (Public Records) $170,000 Public Records
• 2016-05-03 Sold (MLS) $105,000 MARMLS
• 2016-04-26 Sold (Public Records) $105,000 Public Records
• 2016-03-16 Pending — MARMLS
• 2015-11-30 Listed $109,000 MARMLS
• 2010-10-26 Sold (Public Records) $45,000 Public Records
• 1985-08-01 Sold (Public Records) $61,500 Public Records

Property tax history

+10.5%/yr

Latest (2025): $4,185 · -14.8% YoY. Source: county tax records.