1103 NW 58th Ter #116 · Sunrise, FL 33313

$111,400

1 bd · 2.0 ba · 870 sqft · Condo public records · 72 Days on market

Built 1973 $454/mo HOA · 27% 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 +24.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 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

Unique layout turnkey 1bedroom 1.5 bath 55+AFFORDABLE Sunrise Condo ready for your lakefront relaxation. Low maintenance of $452. Renovate to your tastes while making use of substantial well kept furniture as you modernize. Lovely tranquil setting with softly chirping birds at the lake/canal front overlooking walking bridge to the amenity complex on the other side. 1st floor location is like on a cruise. Mutual privacy as you share the split bath layout with a guest. Multicultural residents make this a great place to call home or visit at your convenience. Near airports, dine, shop, worship. Easy to show.

Key facts

• Lakefront relaxation
• 1st floor location
• Walking bridge

Tags

• LAKEFRONT RELAXATION
• TRANQUIL SETTING
• WALKING BRIDGE
• 1ST FLOOR LOCATION
• SPLIT BATH LAYOUT

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers management, amenities, common areas, insurance, laundry, grounds maintenance, parking, pest control, pool(s), reserve fund, sewer, trash and water; Association amenities include clubhouse, laundry, barbecue and picnic area, pool, shuffleboard court, storage, tennis courts, trash service, and elevator(s); Senior community

Exterior

• Parking: Guest parking available; One assigned parking space
• Security: Complex fenced
• Utilities: Cable available; Electric service with fuses
• Home design: Multistory building (4 stories total); Resale property; Entry on level 1; Attached property
• Construction: Block construction
• Exterior features: Barbecue area; Enclosed porch; Glass-enclosed, screened porch; Association pool (heated); Complex is fenced; Canal-front and lake-front property; Has a view; Faces east

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: Primary bedroom on main level; Additional bedroom on main level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Blinds and drapes; Impact glass windows; First-floor entry; Living/dining room; Dual sinks; Tub/shower
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $111k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $111k).
• Recommended offer: $105k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 24d 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 44% of the median local income ($46k/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 $770 of loan paydown is wiped out by about $3k 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 ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $111k implies a 555% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $104,716 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.53% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 5.5

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: -6.7%
• Equity multiple: 0.76×
• Total profit: $-7,483
• Equity at exit: $16,610

10-year hold

• IRR: -2.3%
• Equity multiple: 0.87×
• Total profit: $-4,114
• Equity at exit: $9,632

Cash invested: $31,192 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$584
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$46
• HOA: −$454
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $234

Break-even live

Break-even rent $1,406

Max offer price $111,400

Occupancy floor 81%

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: $27,850
• Closing costs: $3,342
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	5d	2	0.27mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	20d	2	0.27mi
5495 NW 10th Ct #104 Plantation, FL	1.0	1.0	790	$1,550	$1.96	24d	1	0.28mi
5480 NW 11th St #306 Lauderhill, FL	1.0	1.0	675	$1,590	$2.36	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	$1,500	$1.88	24d	1	0.35mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	7d	1	0.38mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	17d	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	12d	1	0.54mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	12d	1	0.61mi
5960 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,500	$1.88	24d	1	0.64mi
5980 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,500	$1.88	24d	1	0.65mi
5990 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	801	$1,500	$1.87	24d	1	0.65mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,500	$1.94	24d	1	0.67mi
5971 NW 16th Pl Sunrise, FL	1.0–2.0	1.0	715	$1,500	$2.10	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
1700 NW 58th Ter Sunrise, FL	2.0	2.0	1020	$1,950	$1.91	10d	2	0.73mi
1752 NW 55th Ave #102 Lauderhill, FL	1.0	1.0	550	$1,390	$2.53	24d	1	0.76mi
5811 NW 17th Pl Unit H Sunrise, FL	1.0	1.0	600	$1,750	$2.92	24d	1	0.78mi
4700 NW 9th Ct #4700 Plantation, FL	2.0	1.5	938	$2,250	$2.40	24d	1	0.88mi
5972 NW 19th St Unit 3 Lauderhill, FL	1.0	1.0	700	$1,450	$2.07	13d	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	2d	1	0.95mi
406 NW 68th Ave Plantation, FL	1.0–2.0	1.5–2.0	1100	$1,625	$1.48	2d	3	0.95mi
406 NW 68th Ave Plantation, FL	1.0–2.0	1.5–2.0	1100	$1,650	$1.50	24d	3	0.95mi
4844 NW 9th Dr #4844 Plantation, FL	2.0	1.5	938	$2,250	$2.40	24d	1	0.97mi
4851 NW 9th Dr #4851 Plantation, FL	2.0	1.0	736	$1,650	$2.24	24d	1	0.97mi
4871 NW 9th Dr #4871 Plantation, FL	1.0	1.0	736	$1,550	$2.11	24d	1	0.97mi
4719 NW 9th Dr #4719 Plantation, FL	2.0	1.5	938	$1,900	$2.03	24d	1	0.97mi
4839 NW 9th Dr #4839 Plantation, FL	1.0	1.0	736	$1,595	$2.17	16d	1	0.97mi
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$2,624	$3.24	1d	44	0.99mi
410 NW 68th Ave Plantation, FL	1.0–2.0	1.0–2.0	1100	$1,600	$1.45	20d	2	1.02mi
2111 NW 60th Ave Unit back Sunrise, FL	1.0	1.0	600	$1,450	$2.42	24d	1	1.07mi
4401 NW 10th Ct Plantation, FL	1.0–2.0	1.0	860	$1,389	$1.62	1d	16	1.10mi
5908 NW 21st St Unit 47A Lauderhill, FL	2.0	1.5	944	$2,050	$2.17	2d	1	1.10mi
5908 NW 21st St Unit 47A Lauderhill, FL	2.0	1.5	944	$2,100	$2.22	24d	1	1.10mi
7021 NW 15th St Unit B Plantation, FL	2.0	1.0	765	$2,450	$3.20	16d	1	1.12mi

HOA detail condo

• Monthly dues: $454 · $5,448/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $111,400 Active 72 DOM
2. 2026-06-17
   days on market $111,400 Active 71 DOM
3. 2026-06-16
   days on market $111,400 Active 70 DOM
4. 2026-06-15
   days on market $111,400 Active 69 DOM
5. 2026-06-13
   days on market $111,400 Active 67 DOM
6. 2026-06-09
   days on market $111,400 Active 63 DOM
7. 2026-06-08
   days on market $111,400 Active 62 DOM
8. 2026-06-07
   days on market $111,400 Active 61 DOM
9. 2026-06-04
   days on market $111,400 Active 58 DOM
10. 2026-06-03
    days on market $111,400 Active 57 DOM
11. 2026-06-02
    days on market $111,400 Active 56 DOM
12. 2026-06-01
    days on market $111,400 Active 55 DOM
13. 2026-05-31
    days on market $111,400 Active 54 DOM
14. 2026-04-27
    price $119,400
15. 2026-04-07
    listed $124,000 Active
16. 2005-02-10
    soldstatus $17,000
17. 1978-09-01
    soldstatus $28,000
18. 1974-05-01
    soldstatus $25,400

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $925 · $77/mo
• Expected delta: +$615/yr (+$51/mo · 198.7%)

ⓘ 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: $20,420
• − Mortgage interest: −$6,240
• − Property taxes: −$310
• − Insurance: −$557
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − HOA: −$5,448
• − Depreciation: −$3,241
• Taxable income: $1,358
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $2,481/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

+370.1% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $119,400 MARMLS
• 2026-04-07 Listed $124,000 MARMLS
• 2005-02-10 Sold (Public Records) $17,000 Public Records
• 1978-09-01 Sold (Public Records) $28,000 Public Records
• 1974-05-01 Sold (Public Records) $25,400 Public Records

Property tax history

+5.9%/yr

Latest (2025): $310 · +10.7% YoY. Source: county tax records.