1101 NW 58th Ter #108 · Sunrise, FL 33313

$90,000

1 bd · 2.0 ba · 870 sqft · Condo public records · 244 Days on market

Built 1973 $452/mo HOA · 26% of rent

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

Enjoy beautiful canal views from this bright and spacious 1 bedroom, 1.5 bath first-floor condo featuring hurricane impact windows and a private glass-enclosed balcony that extends the living area perfect for relaxing or entertaining. The modern kitchen has been completely updated with new cabinets, countertops, and stainless-steel appliances, offering a fresh and contemporary feel. Located in a well maintained 55+ community with low HOA fees, residents enjoy access to great amenities including a pool, gym, tennis court, shuffleboard, BBQ/picnic area, and community room. This unit is move-in ready and ideally located near shopping, dining, and major highways—perfect as a full-time hom

Key facts

• New cabinets
• Modern kitchen
• Canal views

Tags

• CANAL VIEWS
• HURRICANE IMPACT WINDOWS
• PRIVATE GLASS ENCLOSED BALCONY
• MODERN KITCHEN
• NEW CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, laundry, barbecue/picnic area, pool, tennis courts and elevators; Association fee covers common areas, insurance, laundry, grounds maintenance, structure maintenance, pest control, recreation facilities, sewer, trash and water; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One designated space
• Security: Smoke detectors
• Utilities: Water service included in association; Sewer service included in association; Trash included in association; Power available
• Home design: Attached property; 4-story building; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Glass-enclosed patio/porch; Porch; Tennis court(s); Association pool; Canal-front waterfront; Has a view

Interior

• Kitchen: Dishwasher; Gas range; Self-cleaning oven; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Includes a Florida room and enclosed porch (listed as room types)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry; Living/dining room configuration; Blinds; Impact glass windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,738/mo this rent would consume 45% 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 $622 of loan paydown is wiped out by about $3k 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 + 0.3% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $90k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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. 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: 1.93% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.13%
• DSCR: 1.81
• GRM: 4.3

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: 5.6%
• Equity multiple: 1.21×
• Total profit: $5,254
• Equity at exit: $13,419

10-year hold

• IRR: 11.4%
• Equity multiple: 1.74×
• Total profit: $18,710
• Equity at exit: $7,782

Cash invested: $25,200 (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 33313

• Rents YoY: 0.3%
• Active inventory: 664
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$472
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$38
• HOA: −$452
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $381

Break-even live

Break-even rent $1,257

Max offer price $90,000

Occupancy floor 73%

Sensitivity live

Price	-10% $432	-5% $406	+0% $381	+5% $355	+10% $330
Rent	-10% $243	-5% $312	+0% $381	+5% $449	+10% $518
Rate	-1.0pp $426	-0.5pp $404	base $381	+0.5pp $357	+1.0pp $334

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 NW 58th Ave Unit 1225 Lauderhill, FL	2.0	1.0	1019	$2,700	$2.65	0d	1	0.22mi
5495 NW 10th Ct #104 Plantation, FL	1.0	1.0	790	$1,550	$1.96	25d	1	0.27mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	22d	2	0.29mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	6d	2	0.29mi
5480 NW 11th St #306 Lauderhill, FL	1.0	1.0	675	$1,590	$2.36	25d	1	0.29mi
5420 NW 11th St #307 Lauderhill, FL	2.0	2.0	899	$1,790	$1.99	25d	1	0.34mi
5420 NW 11th St #205 Lauderhill, FL	1.0	1.0	675	$1,990	$2.95	0d	1	0.34mi
6121 NW 11th St Sunrise, FL	2.0	1.0	800	$1,500	$1.88	25d	1	0.38mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	9d	1	0.38mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	18d	1	0.38mi
5615 NW 14th St Lauderhill, FL	2.0	1.0	800	$1,750	$2.19	25d	1	0.41mi
5260 NW 11th St #201 Lauderhill, FL	2.0	2.0	1060	$2,100	$1.98	25d	1	0.44mi
6290 NW 14th St Unit 6290 Sunrise, FL	2.0	1.0	900	$2,350	$2.61	25d	1	0.55mi
5421-5425 NW 15th Ct Unit 5425 Lauderhill, FL	2.0	1.0	890	$1,950	$2.19	14d	1	0.60mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	14d	1	0.67mi
5960 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,500	$1.88	25d	1	0.70mi
5980 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,500	$1.88	25d	1	0.71mi
5990 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	801	$1,500	$1.87	25d	1	0.72mi
4770 NW 10th Ct #312 Plantation, FL	1.0	1.0	748	$1,600	$2.14	0d	1	0.73mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,500	$1.94	25d	1	0.73mi
5971 NW 16th Pl Sunrise, FL	1.0–2.0	1.0	715	$1,500	$2.10	25d	1	0.75mi
1611 NW 63rd Ave Unit 2 Sunrise, FL	1.0	1.0	750	$1,350	$1.80	25d	1	0.77mi
1700 NW 58th Ter Sunrise, FL	2.0	2.0	1020	$1,950	$1.91	12d	2	0.80mi
1752 NW 55th Ave #102 Lauderhill, FL	1.0	1.0	550	$1,390	$2.53	25d	1	0.82mi
5811 NW 17th Pl Unit H Sunrise, FL	1.0	1.0	600	$1,750	$2.92	25d	1	0.85mi
4700 NW 9th Ct #4700 Plantation, FL	2.0	1.5	938	$2,250	$2.40	25d	1	0.87mi
406 NW 68th Ave Plantation, FL	1.0	1.5	940	$1,625	$1.73	0d	2	0.90mi
406 NW 68th Ave Plantation, FL	1.0–2.0	1.5–2.0	1100	$1,650	$1.50	25d	3	0.90mi
4817 NW 9th Dr #4817 Plantation, FL	2.0	1.5	938	$1,700	$1.81	25d	1	0.92mi
404 NW 68th Ave Plantation, FL	1.0–2.0	1.5–2.0	1100	$1,800	$1.64	0d	2	0.94mi
4844 NW 9th Dr #4844 Plantation, FL	2.0	1.5	938	$2,250	$2.40	25d	1	0.96mi
4851 NW 9th Dr #4851 Plantation, FL	2.0	1.0	736	$1,650	$2.24	25d	1	0.96mi
4871 NW 9th Dr #4871 Plantation, FL	1.0	1.0	736	$1,550	$2.11	25d	1	0.96mi
4625 NW 9th Dr #4625 Plantation, FL	2.0	1.5	938	$2,000	$2.13	0d	1	0.96mi
4839 NW 9th Dr #4839 Plantation, FL	1.0	1.0	736	$1,595	$2.17	18d	1	0.96mi
4767 NW 9th Dr #4767 Plantation, FL	1.0	1.0	736	$1,400	$1.90	0d	1	0.96mi
4719 NW 9th Dr #4719 Plantation, FL	2.0	1.5	938	$1,900	$2.03	25d	1	0.96mi
410 NW 68th Ave Plantation, FL	1.0–2.0	1.0–2.0	1100	$1,600	$1.45	22d	2	0.96mi
5972 NW 19th St Unit 3 Lauderhill, FL	1.0	1.0	700	$1,450	$2.07	15d	1	0.98mi
5880 NW 19th Ct Unit 5888 Lauderhill, FL	2.0	1.0	750	$1,775	$2.37	4d	1	1.02mi

HOA detail condo

• Monthly dues: $452 · $5,424/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $90,000 Active 244 DOM
2. 2026-06-18
   days on market $90,000 Active 241 DOM
3. 2026-06-17
   days on market $90,000 Active 240 DOM
4. 2026-06-16
   days on market $90,000 Active 239 DOM
5. 2026-06-15
   days on market $90,000 Active 238 DOM
6. 2026-06-13
   days on market $90,000 Active 236 DOM
7. 2026-06-09
   days on market $90,000 Active 232 DOM
8. 2026-06-07
   days on market $90,000 Active 230 DOM
9. 2026-06-04
   days on market $90,000 Active 227 DOM
10. 2026-06-03
    days on market $90,000 Active 226 DOM
11. 2026-06-02
    days on market $90,000 Active 225 DOM
12. 2026-06-01
    days on market $90,000 Active 224 DOM
13. 2026-05-31
    days on market $90,000 Active 223 DOM
14. 2026-04-04
    price $90,000
15. 2026-01-19
    price $104,900
16. 2025-12-01
    price $114,900
17. 2025-10-20
    listed $129,900 Active
18. 2013-07-17
    soldstatus $27,500
19. 1996-03-11
    soldstatus $17,000
20. 1974-03-01
    soldstatus $25,400

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $747 · $62/mo
• Expected delta: +$372/yr (+$31/mo · 99.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $20,862
• − Mortgage interest: −$5,041
• − Property taxes: −$374
• − Insurance: −$450
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − HOA: −$5,424
• − Depreciation: −$2,618
• Taxable income: $3,616
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $3,701/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

+254.3% since first listed

7 events — show timeline

• 2026-04-04 Price Changed $90,000 MARMLS
• 2026-01-19 Price Changed $104,900 MARMLS
• 2025-12-01 Price Changed $114,900 MARMLS
• 2025-10-20 Listed $129,900 MARMLS
• 2013-07-17 Sold (Public Records) $27,500 Public Records
• 1996-03-11 Sold (Public Records) $17,000 Public Records
• 1974-03-01 Sold (Public Records) $25,400 Public Records

Property tax history

+7.3%/yr

Latest (2025): $374 · +11.1% YoY. Source: county tax records.