1103 NW 58th Ter #321 · Sunrise, FL 33313

$123,400

2 bd · 2.0 ba · 1,030 sqft · Condo public records · 96 Days on market

Built 1973 $529/mo HOA · 26% 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 +23.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

Take in the breathtaking Lake view as you enter this Modernized 2/2 55+ Condo on 3rd floor. Move in ready to enjoy the tranquil lake view from living room, primary & balcony. Eat in kitchen, new stove, newly remodeled baths, new water heater, 2024 AC, glassed in balcony/sunroom to relax enjoying stunning sunsets. Tile floors, newly carpeted bedrooms, impact windows, LOW $529 per month maintenance. Well maintained building, management company. Laundry facilities & storage on floor, tennis, shuffleboard, pool, gym, community room, BBQ, picnic area, trash chute, 1 assigned parking spot, international neighbors, close to shopping.

Key facts

• New stove
• Lake view
• Glassed in balcony

Tags

• LAKE VIEW
• GLASSED IN BALCONY
• NEW STOVE
• NEWLY REMODELED BATHS
• NEW WATER HEATER
• 2024 AC

Property features AI

Finance

• Financial info: Pets: conditional or not allowed; restrictions may apply
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, laundry, grounds maintenance, structure maintenance, parking, pest control, pool(s), sewer, trash and water; Community amenities include clubhouse, community kitchen, fitness center, laundry, pool, shuffleboard court, storage, tennis courts, trash service, and elevators; Community of 220 units; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Cable available; Sewer and water service included in association; Trash service included in association
• Home design: Condominium (attached property); 4-story building; Entry on level 3; East-facing; Resale property
• Construction: Block construction
• Exterior features: Balcony; Glass-enclosed balcony; Porch; Screened porch; Wall fencing; Association heated pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level; Porch (room type)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Blinds and sliding windows with impact glass; Furnishing negotiable; Eat-in kitchen; Living/dining room; Split bedroom floorplan; Tub/shower; Walk-in closet(s); First floor entry
• 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 $123k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $112k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,060/mo this rent would consume 53% 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 $853 of loan paydown is wiped out by about $4k 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 96 days — a 9% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $30k; list at $123k implies a 306% 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 $112,294 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.67% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 5.0

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: -9.1%
• Equity multiple: 0.68×
• Total profit: $-11,058
• Equity at exit: $18,399

10-year hold

• IRR: -6.3%
• Equity multiple: 0.67×
• Total profit: $-11,448
• Equity at exit: $10,669

Cash invested: $34,552 (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: 656
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$647
• Tax from tax record: −$179 /mo · $2,146/yr
• Insurance: −$51
• HOA: −$529
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $221

Break-even live

Break-even rent $1,780

Max offer price $123,400

Occupancy floor 84%

Sensitivity live

Price	-10% $291	-5% $256	+0% $221	+5% $186	+10% $151
Rent	-10% $59	-5% $140	+0% $221	+5% $303	+10% $384
Rate	-1.0pp $283	-0.5pp $253	base $221	+0.5pp $189	+1.0pp $157

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: $30,850
• Closing costs: $3,702
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5495 NW 10th Ct #104 Plantation, FL	1.0	1.0	790	$1,550	$1.96	24d	1	0.28mi
5420 NW 11th St #307 Lauderhill, FL	2.0	2.0	899	$1,790	$1.99	24d	1	0.33mi
5615 NW 14th St Lauderhill, FL	2.0	1.0	800	$1,750	$2.19	24d	1	0.35mi
6121 NW 11th St Sunrise, FL	2.0	1.0	800	$1,800	$2.25	24d	1	0.35mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	18d	1	0.38mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	8d	1	0.38mi
5260 NW 11th St #201 Lauderhill, FL	2.0	2.0	1060	$2,100	$1.98	24d	1	0.43mi
6290 NW 14th St Unit 6290 Sunrise, FL	2.0	1.0	900	$2,350	$2.61	24d	1	0.52mi
5421-5425 NW 15th Ct Unit 5425 Lauderhill, FL	2.0	1.0	890	$1,950	$2.19	13d	1	0.54mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	13d	1	0.61mi
5960 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	24d	1	0.64mi
5980 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	24d	1	0.65mi
5990 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	801	$1,700	$2.12	24d	1	0.65mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,700	$2.20	24d	1	0.67mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	21d	1	0.67mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	8d	1	0.67mi
5971 NW 16th Pl Sunrise, FL	1.0–2.0	1.0	715	$1,700	$2.38	24d	1	0.68mi
1611 NW 63rd Ave Unit 2 Sunrise, FL	1.0	1.0	750	$1,350	$1.80	24d	1	0.72mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$3,950	$2.72	11d	1	0.72mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$4,600	$3.17	14d	1	0.72mi
1700 NW 58th Ter Sunrise, FL	2.0	2.0	1020	$1,950	$1.91	11d	2	0.73mi
1788 NW 55th Ave Lauderhill, FL	3.0	2.5	1413	$2,500	$1.77	24d	1	0.75mi
1788 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1413	$2,200	$1.56	24d	1	0.75mi
1788 NW 55th Ave #204 Lauderhill, FL	3.0	2.5	1249	$2,400	$1.92	24d	1	0.75mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,700	$2.16	8d	1	0.76mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,750	$2.20	24d	1	0.76mi
5436 NW 18th St Lauderhill, FL	2.0	1.0	1150	$1,750	$1.52	24d	1	0.78mi
5400 NW 18th St Unit 3N Lauderhill, FL	3.0	2.0	1350	$2,475	$1.83	24d	1	0.79mi
5332 NW 18th St Unit 3-X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	24d	1	0.80mi
5971 NW 17th Pl Sunrise, FL	1.0–3.0	1.0–2.0	1325	$2,200	$1.66	15d	10	0.80mi
1801 NW 54th Ter Lauderhill, FL	3.0	2.0	1300	$2,450	$1.88	24d	1	0.81mi
6821-6825 NW 11th Pl Unit 6825 Plantation, FL	3.0	2.0	1481	$2,900	$1.96	11d	1	0.82mi
1848 NW 55th Ave Unit 4X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	24d	1	0.85mi
5300 NW 18th Ct Unit 4I Lauderhill, FL	3.0	2.0	1350	$2,200	$1.63	22d	1	0.86mi
5317 NW 18th Ct Unit 5317 Lauderhill, FL	3.0	2.0	1000	$2,300	$2.30	4d	1	0.88mi
4700 NW 9th Ct #4700 Plantation, FL	2.0	1.5	938	$2,250	$2.40	24d	1	0.88mi
6815 NW 14th St Unit 6815 Plantation, FL	1.0	1.0	1470	$1,350	$0.92	14d	1	0.89mi
5972 NW 19th St Unit 3 Lauderhill, FL	1.0	1.0	700	$1,450	$2.07	14d	1	0.91mi
4817 NW 9th Dr #4817 Plantation, FL	2.0	1.5	938	$1,700	$1.81	24d	1	0.93mi
5880 NW 19th Ct Unit 5888 Lauderhill, FL	2.0	1.0	750	$1,775	$2.37	3d	1	0.95mi

HOA detail condo

• Monthly dues: $529 · $6,348/yr
• Likely covers: watertrashpoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $123,400 Active 96 DOM
2. 2026-06-17
   days on market $123,400 Active 95 DOM
3. 2026-06-16
   days on market $123,400 Active 94 DOM
4. 2026-06-15
   days on market $123,400 Active 93 DOM
5. 2026-06-13
   days on market $123,400 Active 91 DOM
6. 2026-06-09
   days on market $123,400 Active 87 DOM
7. 2026-06-08
   days on market $123,400 Active 86 DOM
8. 2026-06-07
   days on market $123,400 Active 85 DOM
9. 2026-06-04
   days on market $123,400 Active 82 DOM
10. 2026-06-03
    days on market $123,400 Active 81 DOM
11. 2026-06-02
    days on market $123,400 Active 80 DOM
12. 2026-06-02
    price $123,400 Active 79 DOM
13. 2026-05-31
    days on market $125,000 Active 79 DOM
14. 2026-03-09
    listed $125,000 Active
15. 2026-02-28
    historical
16. 2025-11-25
    price $139,500
17. 2025-10-31
    listed $142,500 Active
18. 2025-10-31
    historical
19. 2025-09-19
    price $147,500
20. 2025-04-25
    listed $150,000 Active
21. 1974-06-01
    soldstatus $30,400

ⓘ 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: $2,146 · $179/mo
• Projected year-2 tax: $2,146 · $179/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 (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: $24,724
• − Mortgage interest: −$6,912
• − Property taxes: −$2,146
• − Insurance: −$617
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$6,348
• − Depreciation: −$3,590
• Taxable income: $1,155
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,378/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

+311.2% since first listed

8 events — show timeline

• 2026-03-09 Listed $125,000 MARMLS
• 2026-02-28 Listing Removed — MARMLS
• 2025-11-25 Price Changed $139,500 MARMLS
• 2025-10-31 Listing Removed — MARMLS
• 2025-10-31 Listed $142,500 MARMLS
• 2025-09-19 Price Changed $147,500 MARMLS
• 2025-04-25 Listed $150,000 MARMLS
• 1974-06-01 Sold (Public Records) $30,400 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,146 · +4.9% YoY. Source: county tax records.