2981 N Nob Hill Rd #406 · Sunrise, FL 33322

$218,000

2 bd · 2.0 ba · 1,356 sqft · Condo public records · 116 Days on market

Built 1986 $748/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 +17.4/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 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

Waterfront/golf course view from your Sunrise Lakes Phase 4 Condo. Screened in room is included in this Large split 2 bedroom/2 baths close to 1400 sq feet. Owner has completely remodeled kitchen and updated bathrooms. Washer, dryer and air condition are upgraded and newer. Most of all the top floor means no one is above and the view is beautiful as well as the condo. Just enjoy playing golf and swimming in heated pools. Complete clubhouse, shows, entertainment, heated pool, gym and much. more. Shopping, bus close by. Elevator next to unit. Washer and Dryer has it's own room and updated. Actual Total sq footage 1370

Key facts

• Heated pools
• Complete clubhouse
• Waterfront view

Tags

• WATERFRONT VIEW
• GOLF COURSE VIEW
• REMODELED KITCHEN
• UPDATED BATHROOMS
• HEATED POOLS
• COMPLETE CLUBHOUSE

Property features AI

Finance

• Other: Association pool is heated; Pets allowed conditionally with possible restrictions
• HOA & community: Monthly association fee; Association amenities include clubhouse, pool, tennis courts, basketball court, billiard room, library, golf course, elevators; Association fee covers amenities, common areas, cable TV, golf, laundry, grounds maintenance, structure maintenance, pest control, reserve fund, roof, trash, and water; Located in a golf course community; Pets allowed with restrictions

Exterior

• Parking: Has carport (1 space); Guest parking available; 1 covered parking space
• Security: Secured elevator; Smoke detectors
• Utilities: Electric water heater; Association heated pool
• Home design: Condominium attached to building; 4 total stories; Entry located on 4th level; Resale unit
• Construction: Block construction
• Exterior features: Balcony; Screened balcony; On golf course; Lakefront; Has view

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Bedrooms arranged on split floor plan
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Electric cooling; Ceiling fan(s)
• Interior features: Breakfast area; Entrance foyer; Eat-in kitchen; High ceilings; Jetted tub; Living/dining room; Split bedrooms; Walk-in closet(s); Other
• Laundry & utility: Washer; Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $218k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $218k).
• Recommended offer: $198k (9.0% 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: 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); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 567 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 $2,824/mo this rent would consume 47% of the median local household income ($72k/yr) (locally 931% 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 $2k of loan paydown is wiped out by about $7k 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 116 days — a 9% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $21k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; list at $218k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $198,380 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.30% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 6.4

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: -14.7%
• Equity multiple: 0.49×
• Total profit: $-31,181
• Equity at exit: $32,505

10-year hold

• IRR: -12.3%
• Equity multiple: 0.37×
• Total profit: $-38,209
• Equity at exit: $18,849

Cash invested: $61,040 (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 33322

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 567
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,824 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$91
• HOA: −$748
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $164

Break-even live

Break-even rent $2,617

Max offer price $218,000

Occupancy floor 89%

Sensitivity live

Price	-10% $287	-5% $225	+0% $164	+5% $102	+10% $40
Rent	-10% $-60	-5% $52	+0% $164	+5% $275	+10% $387
Rate	-1.0pp $273	-0.5pp $219	base $164	+0.5pp $107	+1.0pp $50

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2920 NW 99th Ter Sunrise, FL	3.0	2.5	1680	$4,800	$2.86	26d	1	0.13mi
3160 NW 101st Ave Sunrise, FL	3.0	2.0	1780	$4,000	$2.25	26d	1	0.17mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	20d	6	0.20mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	3d	9	0.20mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	4d	8	0.20mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	7d	9	0.20mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	26d	1	0.23mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	26d	1	0.28mi
10240 NW 33rd Pl Sunrise, FL	3.0	2.0	1512	$2,950	$1.95	26d	1	0.38mi
3344 NW 103rd Ave Sunrise, FL	3.0	2.0	1512	$3,100	$2.05	10d	1	0.39mi
2566 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,600	$2.73	1d	1	0.42mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	4d	1	0.46mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	26d	1	0.46mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	20d	1	0.53mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	24d	1	0.60mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	10d	1	0.60mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	4d	1	0.60mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	7d	1	0.64mi
9827 NW 37th St Unit 4F Sunrise, FL	2.0	2.0	1190	$2,400	$2.02	26d	1	0.64mi
3571 NW 95th Ter #707 Sunrise, FL	3.0	2.0	1241	$3,100	$2.50	26d	1	0.65mi
9521 NW 25th St Sunrise, FL	3.0	2.0	1616	$2,935	$1.82	1d	1	0.66mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	17d	1	0.67mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	26d	1	0.67mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	15d	1	0.70mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	26d	1	0.71mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	26d	1	0.71mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	14d	1	0.72mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	26d	1	0.72mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	26d	1	0.73mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	10d	1	0.73mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	26d	1	0.74mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	10d	1	0.74mi
10991 NW 30th Pl #10991 Sunrise, FL	3.0	2.0	1144	$2,950	$2.58	26d	1	0.78mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	26d	1	0.78mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	24d	1	0.78mi
9964 Nob Hill Pl #9964 Sunrise, FL	2.0	2.0	986	$2,100	$2.13	26d	1	0.81mi
9785 Nob Hill Ct Unit 9785 Sunrise, FL	3.0	2.0	1216	$2,400	$1.97	26d	1	0.81mi
9964 Nob Hill Pl #9964 Sunrise, FL	2.0	2.0	986	$2,000	$2.03	10d	1	0.81mi
9953 Nob Hill Pl #9953 Sunrise, FL	2.0	2.0	986	$2,200	$2.23	1d	1	0.81mi
9981 Nob Hill Ct Unit 9981 Sunrise, FL	2.0	2.0	986	$2,300	$2.33	26d	1	0.81mi

HOA detail condo

• Monthly dues: $748 · $8,976/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $218,000 Active 116 DOM
2. 2026-06-21
   days on market $218,000 Active 115 DOM
3. 2026-06-18
   days on market $218,000 Active 112 DOM
4. 2026-06-17
   days on market $218,000 Active 111 DOM
5. 2026-06-16
   days on market $218,000 Active 110 DOM
6. 2026-06-15
   days on market $218,000 Active 109 DOM
7. 2026-06-13
   days on market $218,000 Active 107 DOM
8. 2026-06-09
   days on market $218,000 Active 103 DOM
9. 2026-06-07
   days on market $218,000 Active 101 DOM
10. 2026-06-04
    days on market $218,000 Active 98 DOM
11. 2026-06-03
    days on market $218,000 Active 97 DOM
12. 2026-06-02
    days on market $218,000 Active 96 DOM
13. 2026-06-01
    days on market $218,000 Active 95 DOM
14. 2026-05-31
    days on market $218,000 Active 94 DOM
15. 2026-05-22
    status Active
16. 2026-05-22
    price $218,000
17. 2026-05-01
    status Active
18. 2026-03-14
    price $225,000
19. 2026-01-12
    listed $239,000 Active
20. 2020-12-29
    soldstatus $145,000
21. 2018-04-23
    soldstatus $128,500
22. 2002-02-08
    soldstatus $57,500
23. 1986-07-01
    soldstatus $64,500

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,809 · $151/mo
• Expected delta: +$788/yr (+$66/mo · 77.2%)

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

Taxation est. · year 1

• Rental income: $33,884
• − Mortgage interest: −$12,211
• − Property taxes: −$1,021
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,711
• − Management: −$2,711
• − HOA: −$8,976
• − Depreciation: −$6,342
• Taxable loss: −$1,178
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $2,245/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

+238.0% since first listed

9 events — show timeline

• 2026-05-22 Relisted — MARMLS
• 2026-05-22 Price Changed $218,000 MARMLS
• 2026-05-01 Relisted — MARMLS
• 2026-03-14 Price Changed $225,000 MARMLS
• 2026-01-12 Listed $239,000 MARMLS
• 2020-12-29 Sold (Public Records) $145,000 Public Records
• 2018-04-23 Sold (Public Records) $128,500 Public Records
• 2002-02-08 Sold (Public Records) $57,500 Public Records
• 1986-07-01 Sold (Public Records) $64,500 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,021 · +8.3% YoY. Source: county tax records.