5945 Del Lago Cir · Sunrise, FL 33313

$174,999

2 bd · 2.0 ba · 1,090 sqft · Condo · 59 Days on market

Built 1979 Good condition $339/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 +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +5.5/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled 2/2 condo unit located on the 1st floor. This open-concept 1090 sq. ft. home features new white kitchen with soft close drawers, quartz counters with 20x20 porcelain tiles throughout unit including enclosed porch. Master bedroom with walk in closet, master bath has shower & bath. Impact windows & impact door. Upgraded electrical panel. Low HOA fee $339 monthly. Lots of guest parking. 55+ community. Waterbridge 4 allows rental after first year of ownership.

Key facts

• $339 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets allowed with size limits
• Financial info: Not land lease; Senior community
• HOA & community: Has association; Monthly HOA fee; Association amenities include billiard room, clubhouse, and pool; HOA covers structure maintenance, water, common areas, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned parking; Guest parking; Asphalt parking surface; One parking space
• Security: Security features present
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Condominium; Updated/remodeled; First-floor entry; Faces east; Three-story building
• Construction: CBS construction; Shingle roof; Building area reported by owner
• Exterior features: Screened porch; Porch; Asphalt-paved road access; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout; Accessible washer/dryer
• Laundry & utility: In-unit laundry; Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-16 ($-188/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (1.3% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Plantation Park Elementary (math 46% / reading 58%, grade C-, #990 of 2,144 statewide, top 48%, 512 students, 52% FRL); Plantation Middle School (math 20% / reading 39%, grade F, #469 of 571 statewide, top 84%, 572 students, 72% FRL); Plantation High School (math 14% / reading 36%, grade F, #501 of 667 statewide, top 75%, 1,818 students, 68% FRL).
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-12 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• 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 $2,133/mo this rent would consume 55% 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 $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 59 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,749 (3.0% 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 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.22% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 6.8

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: -21.2%
• Equity multiple: 0.29×
• Total profit: $-34,742
• Equity at exit: $26,093

10-year hold

• IRR: -27.5%
• Equity multiple: -0.07×
• Total profit: $-52,409
• Equity at exit: $15,131

Cash invested: $49,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$339
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-16

Break-even live

Break-even rent $2,152

Max offer price $172,737

Occupancy floor 96%

Sensitivity live

Price	-10% $105	-5% $45	+0% $-16	+5% $-76	+10% $-137
Rent	-10% $-184	-5% $-100	+0% $-16	+5% $69	+10% $153
Rate	-1.0pp $72	-0.5pp $29	base $-16	+0.5pp $-61	+1.0pp $-107

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: $43,750
• Closing costs: $5,250
• 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	1d	1	0.17mi
6121 NW 11th St Sunrise, FL	2.0	1.0	800	$1,800	$2.25	26d	1	0.22mi
5615 NW 14th St Lauderhill, FL	2.0	1.0	800	$1,750	$2.19	26d	1	0.36mi
6290 NW 14th St Unit 6290 Sunrise, FL	2.0	1.0	900	$2,350	$2.61	26d	1	0.37mi
5495 NW 10th Ct #104 Plantation, FL	1.0	1.0	790	$1,550	$1.96	26d	1	0.41mi
5420 NW 11th St #307 Lauderhill, FL	2.0	2.0	899	$1,790	$1.99	26d	1	0.45mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	9d	1	0.52mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	19d	1	0.52mi
5960 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	26d	1	0.54mi
5980 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	26d	1	0.55mi
5990 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	801	$1,700	$2.12	26d	1	0.55mi
5260 NW 11th St #201 Lauderhill, FL	2.0	2.0	1060	$2,100	$1.98	26d	1	0.56mi
5421-5425 NW 15th Ct Unit 5425 Lauderhill, FL	2.0	1.0	890	$1,950	$2.19	14d	1	0.57mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,700	$2.20	26d	1	0.58mi
5971 NW 16th Pl Sunrise, FL	1.0–2.0	1.0	715	$1,700	$2.38	26d	1	0.58mi
1611 NW 63rd Ave Unit 2 Sunrise, FL	1.0	1.0	750	$1,350	$1.80	26d	1	0.59mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	22d	1	0.59mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	9d	1	0.59mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	14d	1	0.65mi
1700 NW 58th Ter Sunrise, FL	2.0	2.0	1020	$1,950	$1.91	12d	2	0.68mi
6821-6825 NW 11th Pl Unit 6825 Plantation, FL	3.0	2.0	1481	$2,900	$1.96	13d	1	0.69mi
5971 NW 17th Pl Sunrise, FL	1.0–3.0	1.0–2.0	1325	$2,200	$1.66	16d	10	0.71mi
6815 NW 14th St Unit 6815 Plantation, FL	1.0	1.0	1470	$1,350	$0.92	15d	1	0.75mi
1788 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1413	$2,200	$1.56	26d	1	0.75mi
1788 NW 55th Ave #204 Lauderhill, FL	3.0	2.5	1249	$2,400	$1.92	26d	1	0.75mi
1788 NW 55th Ave Lauderhill, FL	3.0	2.5	1413	$2,500	$1.77	26d	1	0.75mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,700	$2.16	1d	1	0.76mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,750	$2.20	26d	1	0.76mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,700	$2.16	9d	1	0.76mi
5436 NW 18th St Lauderhill, FL	2.0	1.0	1150	$1,750	$1.52	26d	1	0.77mi
5400 NW 18th St Unit 3N Lauderhill, FL	3.0	2.0	1350	$2,475	$1.83	26d	1	0.79mi
1801 NW 54th Ter Lauderhill, FL	3.0	2.0	1300	$2,450	$1.88	26d	1	0.80mi
5332 NW 18th St Unit 3-X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	26d	1	0.80mi
5972 NW 19th St Unit 3 Lauderhill, FL	1.0	1.0	700	$1,450	$2.07	15d	1	0.83mi
1848 NW 55th Ave Unit 4X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	26d	1	0.83mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$3,950	$2.72	12d	1	0.85mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$4,600	$3.17	15d	1	0.85mi
5300 NW 18th Ct Unit 4I Lauderhill, FL	3.0	2.0	1350	$2,200	$1.63	24d	1	0.86mi
4770 NW 10th Ct #312 Plantation, FL	1.0	1.0	748	$1,600	$2.14	1d	1	0.86mi
5317 NW 18th Ct Unit 5317 Lauderhill, FL	3.0	2.0	1000	$2,300	$2.30	6d	1	0.87mi

HOA detail condo

• Monthly dues: $339 · $4,068/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $174,999 Active 59 DOM
2. 2026-06-18
   days on market $174,999 Active 56 DOM
3. 2026-06-17
   days on market $174,999 Active 55 DOM
4. 2026-06-16
   days on market $174,999 Active 54 DOM
5. 2026-06-15
   days on market $174,999 Active 53 DOM
6. 2026-06-13
   days on market $174,999 Active 51 DOM
7. 2026-06-09
   days on market $174,999 Active 47 DOM
8. 2026-06-08
   days on market $174,999 Active 46 DOM
9. 2026-06-07
   days on market $174,999 Active 45 DOM
10. 2026-06-04
    days on market $174,999 Active 42 DOM
11. 2026-06-03
    days on market $174,999 Active 41 DOM
12. 2026-06-02
    days on market $174,999 Active 40 DOM
13. 2026-06-01
    days on market $174,999 Active 39 DOM
14. 2026-05-31
    days on market $174,999 Active 38 DOM
15. 2026-04-20
    listed $174,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $25,592
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$2,699
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − HOA: −$4,068
• − Depreciation: −$5,091
• Taxable loss: −$2,789
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $482/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab

This remodeled 2/2 condo unit is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minimal repairs and maintenance. The highest-ROI updates would be to paint the exterior and landscaping, install smart home devices, and upgrade the flooring.

Value-add opportunities

• Both Paint the exterior and landscaping — Enhances curb appeal and resale value
• Both Install smart home devices — Improves convenience and adds modern features
• Both Upgrade the flooring — Enhances the overall aesthetic and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior and landscaping — Enhances curb appeal and resale value ↑
• Both Install smart home devices — Improves convenience and adds modern features ↑
• Both Upgrade the flooring — Enhances the overall aesthetic and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: 62,807
• 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

1 event — show timeline

• 2026-04-20 Listed $174,999 Beaches MLS