2551 Aragon Blvd #411 · Sunrise, FL 33322

$159,999

2 bd · 2.0 ba · 1,162 sqft · Condo public records · 47 Days on market

Built 1975 $503/mo HOA · 20% 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 +26.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• 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 MLS

55+ per Association. 1,162 Sq. Ft. move in ready 2 bed 2 bath condo located in Sunrise within walking distance to many shops, restaurants and supermarket. Completely remodeled kitchen with Brand new stainless steel appliances, spacious cabinets and recessed lighting. Large bedrooms with spacious walk in closets. Fully updated bathrooms with dual sinks in master bathroom. Enclosed balcony which will be great for relaxing, watching tv and hanging out. Community offers a pool, clubhouse, laundry facility on each floor, personal extra storage space(located in laundry facility) and plenty of guest parking. This is one of the larger units available in the area and priced just right.

Key facts

• Walk-in closets
• Modern kitchen
• $503 HOA

Tags

• MODERN KITCHEN
• STAINLESS-STEEL APPLIANCES
• GENEROUS CABINET SPACE
• SLEEK RECESSED LIGHTING
• WALK-IN CLOSETS
• TASTEFULLY UPDATED BATHROOMS

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, hot water, laundry, grounds maintenance, structure maintenance, pool(s), recreation facilities, sewer and water; Community amenities include billiard room, clubhouse, fitness center, laundry, barbecue, picnic area, pool, storage, tennis courts and elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Water included in association fee; Sewer included in association fee; Cable included in association fee; Hot water included in association fee; Electric service (for heating)
• Home design: Condo/Apartment (attached property); 4-story building; Entry on 4th level; Updated/remodeled
• Construction: Block construction
• Exterior features: Balcony; Barbecue; Courtyard; Screened balcony/porch; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Partially furnished; Dual sinks; Eat-in kitchen; Living/dining room; Walk-in closet(s); Other
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 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 27d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 42% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 47 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,199 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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: 1.59% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.50
• GRM: 5.3

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-4,597
• Equity at exit: $23,856

10-year hold

• IRR: 3.1%
• Equity multiple: 1.19×
• Total profit: $8,677
• Equity at exit: $13,834

Cash invested: $44,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,538 high
• Mortgage (P&I): −$839
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$67
• HOA: −$503
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $424

Break-even live

Break-even rent $2,002

Max offer price $159,999

Occupancy floor 78%

Sensitivity live

Price	-10% $514	-5% $469	+0% $424	+5% $378	+10% $333
Rent	-10% $223	-5% $323	+0% $424	+5% $524	+10% $624
Rate	-1.0pp $504	-0.5pp $464	base $424	+0.5pp $382	+1.0pp $340

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8310 NW 24th Pl Sunrise, FL	2.0	1.0	900	$2,400	$2.67	20d	1	0.33mi
7651 S Aragon Blvd #1 Sunrise, FL	3.0	2.0	1434	$3,100	$2.16	1d	1	0.35mi
7620 S Aragon Blvd Sunrise, FL	3.0	2.0	1452	$3,250	$2.24	26d	1	0.36mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	22d	1	0.42mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	24d	1	0.42mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	5d	1	0.42mi
3048 Sunrise Lakes Dr E Unit 217 Sunrise, FL	2.0	2.0	924	$1,800	$1.95	1d	1	0.43mi
7510 NW 23rd St Sunrise, FL	3.0	2.0	1432	$3,150	$2.20	9d	1	0.44mi
8361 NW 28th Pl Sunrise, FL	3.0	2.0	1360	$3,200	$2.35	6d	1	0.46mi
7461 NW 23rd St Sunrise, FL	2.0	1.0	1181	$2,926	$2.48	24d	1	0.48mi
7461 NW 23rd St Sunrise, FL	2.0	1.0	896	$2,550	$2.85	16d	1	0.48mi
7891 Sunrise Lakes Dr N Sunrise, FL	2.0	2.0	850	$2,500	$2.94	26d	1	0.53mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,550	$2.08	26d	2	0.54mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$2,200	$2.95	13d	2	0.54mi
7620 NW 21st St Sunrise, FL	3.0	2.0	1082	$2,750	$2.54	17d	1	0.55mi
2400 E Aragon Blvd #2 Sunrise, FL	2.0	2.0	1452	$2,700	$1.86	26d	1	0.55mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	13d	1	0.55mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	5d	1	0.60mi
8550 NW 27th Pl Unit 8550 Sunrise, FL	2.0	2.0	1360	$2,600	$1.91	17d	1	0.60mi
1751 NW 75th Ave #211 Plantation, FL	1.0	2.0	943	$1,700	$1.80	26d	1	0.65mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	26d	1	0.68mi
2620 E Aragon Blvd #3 Sunrise, FL	3.0	2.0	1435	$3,200	$2.23	26d	1	0.68mi
2534 NW 73rd Ave Sunrise, FL	1.0	1.0	950	$1,750	$1.84	26d	1	0.69mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	5d	1	0.71mi
2330 NW 72nd Ave Sunrise, FL	1.0–2.0	1.0	742	$1,900	$2.56	26d	1	0.71mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	26d	1	0.74mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	26d	1	0.75mi
1752 NW 72nd Ave #83 Plantation, FL	2.0	2.0	1175	$2,300	$1.96	24d	1	0.77mi
1752 NW 72nd Ave #83 Plantation, FL	2.0	2.0	1175	$2,300	$1.96	9d	1	0.77mi
8053 W Oakland Park Blvd Unit 1-201 Sunrise, FL	2.0	2.0	1107	$3,223	$2.91	26d	1	0.78mi
8053 W Oakland Park Blvd Unit 5-305 Sunrise, FL	1.0	1.0	846	$2,702	$3.19	26d	1	0.78mi
8053 W Oakland Park Blvd Unit 6-301 Sunrise, FL	2.0	2.0	1124	$3,411	$3.03	26d	1	0.78mi
8053 W Oakland Park Blvd Unit 5-301 Sunrise, FL	2.0	2.0	1246	$3,167	$2.54	26d	1	0.78mi
8053 W Oakland Park Blvd Unit 5-101 Sunrise, FL	1.0	1.0	986	$3,354	$3.40	26d	1	0.78mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	26d	1	0.78mi
8053 W Oakland Park Blvd Sunrise, FL	3.0	2.0	1382	$3,832	$2.77	19d	1	0.78mi
8053 W Oakland Park Blvd Sunrise, FL	1.0	1.0	846	$2,779	$3.28	26d	1	0.78mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	26d	1	0.78mi
8053 W Oakland Park Blvd Unit 1-205 Sunrise, FL	2.0	2.0	1130	$3,142	$2.78	26d	1	0.78mi
7506 NW 33rd St Lauderhill, FL	2.0	2.0	1264	$2,650	$2.10	26d	1	0.79mi

HOA detail condo

• Monthly dues: $503 · $6,036/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $159,999 Active 47 DOM
2. 2026-06-18
   days on market $159,999 Active 44 DOM
3. 2026-06-17
   days on market $159,999 Active 43 DOM
4. 2026-06-16
   days on market $159,999 Active 42 DOM
5. 2026-06-15
   days on market $159,999 Active 41 DOM
6. 2026-06-13
   days on market $159,999 Active 39 DOM
7. 2026-06-09
   days on market $159,999 Active 35 DOM
8. 2026-06-08
   days on market $159,999 Active 34 DOM
9. 2026-06-07
   days on market $159,999 Active 33 DOM
10. 2026-06-04
    days on market $159,999 Active 30 DOM
11. 2026-06-03
    days on market $159,999 Active 29 DOM
12. 2026-06-02
    days on market $159,999 Active 28 DOM
13. 2026-06-01
    days on market $159,999 Active 27 DOM
14. 2026-05-31
    days on market $159,999 Active 26 DOM
15. 2026-05-05
    listed $159,999 Active
16. 2023-04-17
    soldstatus $145,000
17. 2023-04-11
    soldstatus $145,000 685-char remark

    Show marketing remark (685 chars)

    55+ per Association. 1,162 Sq. Ft. move in ready 2 bed 2 bath condo located in Sunrise within walking distance to many shops, restaurants and supermarket. Completely remodeled kitchen with Brand new stainless steel appliances, spacious cabinets and recessed lighting. Large bedrooms with spacious walk in closets. Fully updated bathrooms with dual sinks in master bathroom. Enclosed balcony which will be great for relaxing, watching tv and hanging out. Community offers a pool, clubhouse, laundry facility on each floor, personal extra storage space(located in laundry facility) and plenty of guest parking. This is one of the larger units available in the area and priced just right.

18. 2022-12-03
    listed $159,900 685-char remark

    Show marketing remark (685 chars)

    55+ per Association. 1,162 Sq. Ft. move in ready 2 bed 2 bath condo located in Sunrise within walking distance to many shops, restaurants and supermarket. Completely remodeled kitchen with Brand new stainless steel appliances, spacious cabinets and recessed lighting. Large bedrooms with spacious walk in closets. Fully updated bathrooms with dual sinks in master bathroom. Enclosed balcony which will be great for relaxing, watching tv and hanging out. Community offers a pool, clubhouse, laundry facility on each floor, personal extra storage space(located in laundry facility) and plenty of guest parking. This is one of the larger units available in the area and priced just right.

19. 2022-11-12
    historical
20. 2022-05-13
    listed $110,000
21. 2019-05-13
    soldstatus $52,500
22. 1978-07-01
    soldstatus $33,000

ⓘ 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: $2,075 · $173/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,460
• − Mortgage interest: −$8,962
• − Property taxes: −$2,075
• − Insurance: −$800
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − HOA: −$6,036
• − Depreciation: −$4,655
• Taxable income: $3,059
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $4,350/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

+384.8% since first listed

8 events — show timeline

• 2026-05-05 Listed $159,999 MARMLS
• 2023-04-17 Sold (Public Records) $145,000 Public Records
• 2023-04-11 Sold (MLS) $145,000 Beaches MLS
• 2022-12-03 Listed $159,900 Beaches MLS
• 2022-11-12 Listing Removed — Beaches MLS
• 2022-05-13 Listed $110,000 Beaches MLS
• 2019-05-13 Sold (Public Records) $52,500 Public Records
• 1978-07-01 Sold (Public Records) $33,000 Public Records

Property tax history

+21.3%/yr

Latest (2025): $2,075 · +4.4% YoY. Source: county tax records.