8592 W Sunrise Blvd #408 · Plantation, FL 33322

$159,900

2 bd · 2.0 ba · 1,091 sqft · Condo public records · 44 Days on market

Built 1983 $750/mo HOA · 30% 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 +22.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the peaceful community of JACARANDA HEIGHTS in the heart of Plantation. This spacious condo offers over 1,000 sq ft of comfortable living, featuring a split layout with tile and laminate flooring throughout with ample natural light. 2 Generous Bedrooms with closets. 2 Full Bathrooms. Large, screened balcony perfect for relaxing with serene garden and lake views. Washer and Dryer located conveniently in unit. Community has a Relaxing Clubhouse with Community Pool Well maintained common areas. Unbeatable Location Situated on Sunrise Blvd, nestled between Pine Island Rd and University Dr. You are minutes away from Plantation Walk, Broward Mall, endless dining, top rated schools, and

Key facts

• $750 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $750; Association covers common areas and parking; Community amenities include clubhouse, pool, and elevator(s)

Exterior

• Parking: Assigned parking; Guest parking; One designated space
• Security: Secured lobby; Phone entry
• Utilities: Water: available; Sewer: available; Power: available
• Home design: Attached property; 4-story building; Entry on level 4
• Construction: Block construction; Year built: unknown
• Exterior features: Balcony; Screened balcony/porch; Association pool; Lakefront waterfront; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split-bedroom layout; Bedroom on main level; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup

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 $272 ($3k/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 8.3% vs local median 3.4% in Plantation — 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 82/100 on livability (#70 in FL, #1,174 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities C-, cost of living D-.
• 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 18d 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 44 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $160k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.57% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• 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: -8.9%
• Equity multiple: 0.69×
• Total profit: $-14,065
• Equity at exit: $23,842

10-year hold

• IRR: -4.5%
• Equity multiple: 0.75×
• Total profit: $-11,362
• Equity at exit: $13,825

Cash invested: $44,772 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,505 high
• Mortgage (P&I): −$839
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$67
• HOA: −$750
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $272

Break-even live

Break-even rent $2,160

Max offer price $159,900

Occupancy floor 84%

Sensitivity live

Price	-10% $363	-5% $318	+0% $272	+5% $227	+10% $182
Rent	-10% $74	-5% $173	+0% $272	+5% $371	+10% $470
Rate	-1.0pp $353	-0.5pp $313	base $272	+0.5pp $231	+1.0pp $189

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1619 NW 81st Way Unit 1619 Plantation, FL	1.0	1.0	832	$1,925	$2.31	8d	1	0.30mi
1659 NW 81st Way Unit 1659 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	25d	1	0.30mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,500	$2.42	25d	1	0.32mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	3d	1	0.32mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$2,751	$2.79	2d	41	0.41mi
9015 W Sunrise Blvd Plantation, FL	3.0	3.0	1318	$3,200	$2.43	13d	1	0.42mi
8536 NW 12th Ct Plantation, FL	2.0	2.0	1138	$2,625	$2.31	17d	1	0.48mi
9321 W Sunrise Blvd Plantation, FL	2.0	2.0	1342	$2,700	$2.01	2d	1	0.52mi
8101 NW 14th St Plantation, FL	1.0–2.0	1.5–2.0	1123	$2,619	$2.33	2d	11	0.53mi
9151 W Sunrise Blvd #9151 Plantation, FL	3.0	2.0	1482	$2,750	$1.86	25d	1	0.55mi
1140 NW 85th Ave Unit A16 Plantation, FL	2.0	1.5	1065	$1,950	$1.83	25d	1	0.61mi
8423 NW 12th St Unit C67 Plantation, FL	1.0	2.0	1046	$2,050	$1.96	8d	1	0.65mi
1171 Lakepointe Lndg Plantation, FL	2.0	1.0–2.0	837	$2,889	$3.45	2d	21	0.66mi
8310 NW 24th Pl Sunrise, FL	2.0	1.0	900	$2,400	$2.67	19d	1	0.67mi
8080 NW 10th Ct Plantation, FL	2.0	2.0	1111	$2,300	$2.07	25d	1	0.78mi
8080 NW 10th Ct Plantation, FL	1.0	1.0	862	$1,875	$2.18	21d	1	0.78mi
8550 NW 27th Pl Unit 8550 Sunrise, FL	2.0	2.0	1360	$2,600	$1.91	15d	1	0.82mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	25d	1	0.83mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	0.83mi
1751 NW 75th Ave #211 Plantation, FL	1.0	2.0	943	$1,700	$1.80	25d	1	0.89mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	22d	1	0.90mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	25d	1	0.90mi
7561 NW 16th St Plantation, FL	2.0	2.0	1080	$1,875	$1.74	22d	3	0.93mi
7561 NW 16th St Plantation, FL	2.0	2.0	1080	$1,950	$1.81	3d	2	0.93mi
7561 NW 16th St Plantation, FL	2.0	2.0	1080	$1,950	$1.81	8d	2	0.93mi
1031 NW 79th Ave #1031 Plantation, FL	2.0	2.0	1062	$2,400	$2.26	19d	1	0.94mi
8361 NW 28th Pl Sunrise, FL	3.0	2.0	1360	$3,200	$2.35	4d	1	0.98mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	5d	1	0.99mi
9000 NW 9th St Plantation, FL	1.0	1.0	800	$2,287	$2.86	21d	1	0.99mi
832 NW 86th Ave Plantation, FL	2.0	2.0	1144	$2,913	$2.55	22d	1	1.01mi
832 NW 86th Ave Plantation, FL	1.0	1.0	976	$2,141	$2.19	13d	1	1.01mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	1.02mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	2d	1	1.03mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	3d	1	1.05mi
962 NW 79th Ter Plantation, FL	2.0	2.0	1432	$2,997	$2.09	25d	1	1.06mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,550	$2.08	25d	2	1.06mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	12d	1	1.06mi
7401 NW 16th St #407 Plantation, FL	2.0	2.0	970	$2,100	$2.16	15d	1	1.08mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	15d	1	1.10mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	11d	1	1.10mi

HOA detail condo

• Monthly dues: $750 · $9,000/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $159,900 Active 44 DOM
2. 2026-06-17
   days on market $159,900 Active 43 DOM
3. 2026-06-16
   days on market $159,900 Active 42 DOM
4. 2026-06-15
   days on market $159,900 Active 41 DOM
5. 2026-06-13
   days on market $159,900 Active 39 DOM
6. 2026-06-09
   days on market $159,900 Active 35 DOM
7. 2026-06-08
   days on market $159,900 Active 34 DOM
8. 2026-06-07
   days on market $159,900 Active 33 DOM
9. 2026-06-04
   days on market $159,900 Active 30 DOM
10. 2026-06-03
    days on market $159,900 Active 29 DOM
11. 2026-06-02
    days on market $159,900 Active 28 DOM
12. 2026-06-01
    days on market $159,900 Active 27 DOM
13. 2026-05-31
    days on market $159,900 Active 26 DOM
14. 2026-05-03
    listed $159,900 Active
15. 2015-06-03
    soldstatus $105,000
16. 1985-07-01
    soldstatus $50,000

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$708/yr (+$59/mo · 114.4%)

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

Taxation est. · year 1

• Rental income: $30,062
• − Mortgage interest: −$8,957
• − Property taxes: −$619
• − Insurance: −$800
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − HOA: −$9,000
• − Depreciation: −$4,652
• Taxable income: $1,225
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $2,974/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 — Plantation

• Score: 82/100
• State rank: #70
• US rank: #1174

Category grades

Amenities C- Commute A+ Cost of living D- Crime C+ Employment A Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plantation, 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

+219.8% since first listed

3 events — show timeline

• 2026-05-03 Listed $159,900 MARMLS
• 2015-06-03 Sold (Public Records) $105,000 Public Records
• 1985-07-01 Sold (Public Records) $50,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $619 · +3.2% YoY. Source: county tax records.