2704 NW 104th Ave #308 · Sunrise, FL 33322

$210,500

2 bd · 2.0 ba · 1,404 sqft · Condo public records · 102 Days on market

Built 1985 $620/mo HOA · 21% of rent

---

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 +24.3/30.0
• 1% rule +9.0/10.0
• DSCR +7.8/10.0
• 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

Modern, Move-In Ready & Packed With Amenities! ?Step into this beautifully upgraded Sunrise Lakes condo—designed for comfort, style, and effortless living. Enjoy a brand-new modern kitchen featuring stainless steel appliances, sleek quartz countertops, and an elegant mosaic backsplash that instantly elevates the space. You’ll love the in-unit washer & dryer, a spacious utility room for extra storage, and a fully remodeled bathroom with new tile, stylish cabinetry, and double sinks—a rare and valuable upgrade. The building has been freshly painted and is surrounded by well-maintained, manicured landscaping, creating true pride of ownership from the moment you ar

Key facts

• Quartz countertops
• Mosaic backsplash
• Modern kitchen

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• MOSAIC BACKSPLASH
• IN-UNIT WASHER DRYER
• SPACIOUS UTILITY ROOM

Property features AI

Finance

• Other: Located in a senior community
• Financial info: Pets allowed with breed restrictions
• HOA & community: Has association; Monthly HOA fee; Association amenities include billiard room, cabana, clubhouse, fitness center, jogging path, parking, cafe/restaurant, courtesy bus; HOA covers cable TV, insurance, grounds maintenance, structure maintenance, security, sewer, water, elevator, reserve funds, roof repairs, recreation facility

Exterior

• Parking: 1 parking space; No carport
• Security: Security guard; Key card entry; Security fence
• Utilities: Public water; Public sewer; Cable available; Other utilities
• Home design: Condominium; Three or more levels; One level unit; Faces northeast; Resale property
• Construction: Other construction materials; Other roof
• Exterior features: Fenced

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Closet cabinetry
• Laundry & utility: In-unit laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $192k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 $2,941/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 $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 102 days — a 9% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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.
• Current owner paid $147k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $191,555 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.40% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 6.0

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: -6.5%
• Equity multiple: 0.77×
• Total profit: $-13,769
• Equity at exit: $31,386

10-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-3,110
• Equity at exit: $18,200

Cash invested: $58,940 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,941 high
• Mortgage (P&I): −$1,104
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$88
• HOA: −$620
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $423

Break-even live

Break-even rent $2,405

Max offer price $210,500

Occupancy floor 81%

Sensitivity live

Price	-10% $542	-5% $483	+0% $423	+5% $364	+10% $304
Rent	-10% $191	-5% $307	+0% $423	+5% $539	+10% $656
Rate	-1.0pp $529	-0.5pp $477	base $423	+0.5pp $369	+1.0pp $313

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: $52,625
• Closing costs: $6,315
• 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	25d	1	0.35mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	25d	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	18d	1	0.42mi
2920 NW 99th Ter Sunrise, FL	3.0	2.5	1680	$4,800	$2.86	25d	1	0.43mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	2d	1	0.50mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	25d	1	0.50mi
10784 NW 23rd Ct Sunrise, FL	3.0	2.0	1430	$3,150	$2.20	13d	1	0.51mi
3160 NW 101st Ave Sunrise, FL	3.0	2.0	1780	$4,000	$2.25	25d	1	0.51mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	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	19d	6	0.54mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	8	0.54mi
3344 NW 103rd Ave Sunrise, FL	3.0	2.0	1512	$3,100	$2.05	8d	1	0.60mi
10240 NW 33rd Pl Sunrise, FL	3.0	2.0	1512	$2,950	$1.95	25d	1	0.62mi
10991 NW 30th Pl #10991 Sunrise, FL	3.0	2.0	1144	$2,950	$2.58	25d	1	0.63mi
9970 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,199	$1.85	25d	1	0.68mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	25d	1	0.71mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	8d	1	0.71mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	25d	1	0.71mi
9840 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,395	$1.97	25d	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	23d	1	0.76mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	25d	1	0.76mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	3d	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	25d	1	0.81mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	25d	1	0.83mi
9551 NW 19th Pl Fort Lauderdale, FL	3.0	2.0	1577	$3,700	$2.35	23d	1	0.88mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	8d	1	0.92mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	23d	1	0.92mi
11338 NW 33rd St Sunrise, FL	3.0	2.5	1801	$5,000	$2.78	25d	1	0.93mi
11386 NW 33rd St Unit 11386 Sunrise, FL	2.0	2.5	1498	$2,900	$1.94	18d	1	0.96mi
9827 NW 37th St Unit 4F Sunrise, FL	2.0	2.0	1190	$2,400	$2.02	25d	1	0.97mi
11461 NW 32nd Pl Sunrise, FL	3.0	2.0	1572	$3,500	$2.23	25d	1	0.98mi
3504 NW 111th Ave #3504 Sunrise, FL	3.0	2.0	1508	$2,900	$1.92	5d	1	0.99mi
3504 NW 111th Ave #3504 Sunrise, FL	3.0	2.0	1508	$2,950	$1.96	23d	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	25d	1	1.00mi
3749 NW 107th Way Sunrise, FL	3.0	2.0	1656	$3,400	$2.05	25d	1	1.00mi

HOA detail condo

• Monthly dues: $620 · $7,440/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-21
   days on market $210,500 Active 102 DOM
2. 2026-06-18
   days on market $210,500 Active 99 DOM
3. 2026-06-17
   days on market $210,500 Active 98 DOM
4. 2026-06-16
   days on market $210,500 Active 97 DOM
5. 2026-06-15
   days on market $210,500 Active 96 DOM
6. 2026-06-13
   days on market $210,500 Active 94 DOM
7. 2026-06-10
   price $210,500 Active 90 DOM
8. 2026-06-09
   days on market $212,500 Active 90 DOM
9. 2026-06-07
   days on market $212,500 Active 88 DOM
10. 2026-06-04
    days on market $212,500 Active 85 DOM
11. 2026-06-03
    days on market $212,500 Active 84 DOM
12. 2026-06-02
    days on market $212,500 Active 83 DOM
13. 2026-06-01
    days on market $212,500 Active 82 DOM
14. 2026-05-31
    days on market $212,500 Active 81 DOM
15. 2026-05-03
    price $212,500
16. 2026-04-20
    price $213,500
17. 2026-04-01
    price $214,000
18. 2026-01-27
    listed $215,000 Active
19. 2025-10-08
    historical
20. 2025-04-28
    price $250,000
21. 2025-02-13
    listed $255,000 Active
22. 2025-02-12
    historical
23. 2024-07-03
    price $264,000
24. 2024-02-20
    listed $265,000 Active
25. 2019-05-08
    soldstatus $147,000
26. 2019-04-30
    soldstatus $147,000 Sold
27. 2019-04-05
    status Backup Contract
28. 2019-03-21
    price $147,000
29. 2019-03-20
    price $148,000
30. 2019-03-20
    status Active
31. 2019-03-15
    historical
32. 2019-03-15
    status Active
33. 2019-03-07
    historical
34. 2019-02-19
    price $145,000
35. 2019-02-01
    price $146,000
36. 2019-01-30
    price $147,000
37. 2018-12-04
    price $147,500
38. 2018-11-02
    listed $148,000 Active
39. 2018-11-01
    historical
40. 2018-08-28
    listed $148,000 Active
41. 2017-12-12
    historical
42. 2017-11-09
    listed $115,000 Active
43. 2003-06-11
    soldstatus $92,000
44. 1987-10-30
    soldstatus $63,000
45. 1985-08-01
    soldstatus $61,000

ⓘ 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: $1,064 · $89/mo
• Projected year-2 tax: $1,747 · $146/mo
• Expected delta: +$683/yr (+$57/mo · 64.2%)

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

Taxation est. · year 1

• Rental income: $35,294
• − Mortgage interest: −$11,791
• − Property taxes: −$1,064
• − Insurance: −$1,052
• − Repairs & maintenance: −$2,824
• − Management: −$2,824
• − HOA: −$7,440
• − Depreciation: −$6,124
• Taxable income: $2,176
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $4,557/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

+248.4% since first listed

31 events — show timeline

• 2026-05-03 Price Changed $212,500 Beaches MLS
• 2026-04-20 Price Changed $213,500 Beaches MLS
• 2026-04-01 Price Changed $214,000 Beaches MLS
• 2026-01-27 Listed $215,000 Beaches MLS
• 2025-10-08 Listing Removed — MARMLS
• 2025-04-28 Price Changed $250,000 MARMLS
• 2025-02-13 Listed $255,000 MARMLS
• 2025-02-12 Listing Removed — MARMLS
• 2024-07-03 Price Changed $264,000 MARMLS
• 2024-02-20 Listed $265,000 MARMLS
• 2019-05-08 Sold (Public Records) $147,000 Public Records
• 2019-04-30 Sold (MLS) $147,000 MARMLS
• 2019-04-05 Pending — MARMLS
• 2019-03-21 Price Changed $147,000 MARMLS
• 2019-03-20 Price Changed $148,000 MARMLS
• 2019-03-20 Relisted — MARMLS
• 2019-03-15 Listing Removed — MARMLS
• 2019-03-15 Relisted — MARMLS
• 2019-03-07 Listing Removed — MARMLS
• 2019-02-19 Price Changed $145,000 MARMLS
• 2019-02-01 Price Changed $146,000 MARMLS
• 2019-01-30 Price Changed $147,000 MARMLS
• 2018-12-04 Price Changed $147,500 MARMLS
• 2018-11-02 Listed $148,000 MARMLS
• 2018-11-01 Listing Removed — MARMLS
• 2018-08-28 Listed $148,000 MARMLS
• 2017-12-12 Listing Removed — MARMLS
• 2017-11-09 Listed $115,000 MARMLS
• 2003-06-11 Sold (Public Records) $92,000 Public Records
• 1987-10-30 Sold (Public Records) $63,000 Public Records
• 1985-08-01 Sold (Public Records) $61,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,064 · +6.4% YoY. Source: county tax records.