3720 N Pine Island Rd #436 · Sunrise, FL 33351

$143,000

2 bd · 1.0 ba · 827 sqft · Condo public records · 72 Days on market

Built 1981 $696/mo HOA · 33% of rent

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Why this score? — see what drove the D 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).

• 1% rule +9.6/10.0
• Cash flow +7.8/30.0
• 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
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

PRICE IMPROVEMENT! Move-in-ready 2BR/1BA condo in the desirable Sunrise Springs community! Located on the 4th floor with elevator access, this bright, updated unit features fresh interior paint, new vinyl flooring, and brand-new kitchen appliances. Enjoy abundant natural light and relax on your screened-in balcony—perfect for Florida living year-round. Prime location near Sawgrass Mills Mall, Sawgrass Expressway, I-595, Amerant Bank Arena, beaches, downtown Fort Lauderdale, major airports, and local colleges. Immediate rental availability makes this an excellent opportunity for homeowners or investors. HOA includes water, trash removal, building insurance, and pool access.

Key facts

• Pool access
• Screened-in balcony
• Elevator access

Tags

• ELEVATOR ACCESS
• SCREENED-IN BALCONY
• POOL ACCESS

Property features AI

Finance

• Other: Pets allowed (with size limit)
• HOA & community: HOA with pool amenity; Monthly HOA fee of 696 (includes common areas, reserve funds, and pool service)

Exterior

• Parking: Guest parking
• Security: Fire alarm
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; Resale; 4-story building; Unit faces as an end/corner unit on the 4th floor
• Construction: CBS construction
• Exterior features: Asphalt road access; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fire alarm; In-ground private pool (building amenity); End/corner unit on the 4th floor
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $143k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (19.8% below list).
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $115k (19.8% below list) — sets the bar for cash-flow.

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; 189 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); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/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 $989 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 72 days — a 6% lower offer ($134k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 33% of rent.

Recommended offer $114,680 (19.8% 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 72 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.46% ✓
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -28.7%
• Equity multiple: 0.07×
• Total profit: $-37,172
• Equity at exit: $21,322

10-year hold

• IRR: -54.3%
• Equity multiple: -0.51×
• Total profit: $-60,357
• Equity at exit: $12,364

Cash invested: $40,040 (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 33351

• Rents YoY: 0.9%
• Active inventory: 189
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$750
• Tax from tax record: −$307 /mo · $3,681/yr
• Insurance: −$60
• HOA: −$696
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-160

Break-even live

Break-even rent $2,294

Max offer price $114,680

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-120	+0% $-160	+5% $-201	+10% $-241
Rent	-10% $-326	-5% $-243	+0% $-160	+5% $-78	+10% $5
Rate	-1.0pp $-88	-0.5pp $-124	base $-160	+0.5pp $-197	+1.0pp $-235

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3730 N Pine Island Rd Sunrise, FL	2.0	1.0	800	$1,899	$2.37	22d	1	0.06mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$2,615	$2.93	8d	1	0.07mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	3d	1	0.16mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	25d	1	0.16mi
4001 N Pine Island Rd Sunrise, FL	1.0–3.0	1.0–2.0	1002	$2,293	$2.29	2d	5	0.16mi
3710 N Pine Island Rd #122 Sunrise, FL	2.0	2.0	989	$2,095	$2.12	20d	1	0.16mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	25d	1	0.19mi
8753 NW 39th St #8753 Sunrise, FL	2.0	2.0	900	$2,300	$2.56	25d	1	0.20mi
8793 NW 39th St Sunrise, FL	2.0	1.0	793	$1,800	$2.27	15d	1	0.20mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	14d	1	0.20mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	25d	1	0.20mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	25d	1	0.20mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	17d	1	0.20mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	25d	1	0.20mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	8d	1	0.21mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	25d	1	0.21mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	25d	1	0.22mi
3551 NW 85th Way Sunrise, FL	1.0–3.0	1.0–2.0	1247	$2,364	$1.90	4d	23	0.22mi
4044 NW 87th Ave #4044 Sunrise, FL	1.0	1.0	630	$1,649	$2.62	25d	1	0.25mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	25d	1	0.27mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	25d	1	0.27mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	25d	1	0.27mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	5d	1	0.29mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	25d	1	0.29mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	25d	1	0.30mi
3831 NW 84th Ave Unit 1E Sunrise, FL	1.0	1.5	990	$1,700	$1.72	25d	1	0.30mi
8445 Springtree Dr Unit 404B Sunrise, FL	1.0	1.5	1100	$1,750	$1.59	25d	1	0.33mi
4108 N Pine Island Rd Sunrise, FL	2.0	2.0	1105	$2,465	$2.23	3d	1	0.33mi
4108 N Pine Island Rd Sunrise, FL	2.0	2.0	1026	$2,420	$2.36	13d	1	0.33mi
4108 N Pine Island Rd Sunrise, FL	1.0	2.0	869	$2,195	$2.53	16d	1	0.33mi
4108 N Pine Island Rd Sunrise, FL	2.0	2.0	1105	$2,325	$2.10	25d	1	0.33mi
8894 NW 44th St Sunrise, FL	1.0–3.0	1.0–2.0	1040	$2,703	$2.60	25d	1	0.35mi
3686 NW 83rd Ln #3686 Sunrise, FL	2.0	2.0	849	$2,350	$2.77	22d	1	0.37mi
8249 Fairway Rd Sunrise, FL	2.0	2.5	992	$2,200	$2.22	25d	1	0.43mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	987	$2,100	$2.13	14d	1	0.45mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	885	$2,000	$2.26	25d	1	0.45mi
#9893 Fort Lauderdale, FL	2.0	2.0	986	$1,975	$2.00	25d	1	0.45mi
#9992 Fort Lauderdale, FL	2.0	2.0	986	$2,100	$2.13	25d	1	0.45mi
8327 Fairway Rd #8327 Sunrise, FL	2.0	2.5	1028	$2,500	$2.43	8d	1	0.45mi
8325 Fairway Rd Unit N Sunrise, FL	2.0	2.5	1028	$2,500	$2.43	25d	1	0.45mi

HOA detail condo

• Monthly dues: $696 · $8,352/yr
• Likely covers: watertrashinsurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-22
   status Pending
2. 2026-05-17
   price $143,000
3. 2026-03-25
   price $149,900
4. 2026-01-29
   listed $160,000 Active
5. 2024-10-17
   soldstatus $180,000
6. 2002-06-24
   soldstatus $70,000
7. 2000-10-31
   soldstatus $51,000
8. 1982-06-01
   soldstatus $53,500

ⓘ 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: $3,681 · $307/mo
• Projected year-2 tax: $3,681 · $307/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $25,092
• − Mortgage interest: −$8,010
• − Property taxes: −$3,681
• − Insurance: −$715
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − HOA: −$8,352
• − Depreciation: −$4,160
• Taxable loss: −$3,840
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $-1,002/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): 36,364
• Household income: $77,363
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1753.0

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 0.70)
• Race & ethnicity: Black 38% Hispanic / Latino 32% White 21% Two or more races 19% Asian 5%
• Hispanic origin (detail): Puerto Rican 5% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 7% Romanian 1% Scotch-Irish 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 57% English-only · Spanish 29% French/Haitian/Cajun 6% Other Indo-European 4%

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: ▼ -238.70%
• Current HPI: 395.4292
• Rent YoY: ▲ 0.90%
• 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

+167.3% since first listed

8 events — show timeline

• 2026-05-22 Pending — Beaches MLS
• 2026-05-17 Price Changed $143,000 Beaches MLS
• 2026-03-25 Price Changed $149,900 Beaches MLS
• 2026-01-29 Listed $160,000 Beaches MLS
• 2024-10-17 Sold (Public Records) $180,000 Public Records
• 2002-06-24 Sold (Public Records) $70,000 Public Records
• 2000-10-31 Sold (Public Records) $51,000 Public Records
• 1982-06-01 Sold (Public Records) $53,500 Public Records

Property tax history

+24.3%/yr

Latest (2025): $3,681 · +12.4% YoY. Source: county tax records.