🌊 Lakefront
2603 NW 103rd Ave · Sunrise, FL
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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).
- ARV discount +15.0/15.0
- Cash flow +14.0/30.0
- 1% rule +6.1/10.0
- DSCR +4.5/10.0
- Livability +4.2/5.0
- Condition / age +3.8/5.0
- Schools +3.6/10.0
- Rent growth +2.7/5.0
- Appreciation +0.0/10.0
$239,900
2603 NW 103rd Ave · Sunrise, FL 33322
2 bd · 2.0 ba · 1,370 sqft · Townhouse
· 95 Days on market
55+ age-restricted
Built 1989
$175/sqft
· 27% below area
Est $330k · 27% under · waterfront
$685/mo HOA · 23% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to this spacious well maintained unit with nice tiles throughout. Enjoy the Resort style Massive 34,000 sq. ft. Clubhouse with a 1,000-seat theater and fitness center. Golf & Sports: Free private 9-hole golf course plus tennis, pickleball, and shuffleboard. Pools & Relaxation: Large heated main pool, hot tub, and multiple satellite pools. Social Hub: 5 regional clubhouses, card rooms, billiards, etc. .This is an active adult community where retirement is a pleasure. .
Key facts
- $685 HOA
- Parking
- Community pool
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath townhouse listed at $240k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-12 ($-147/yr) — negative.
- To cash-flow at today's rent, offer at most $238k (0.7% below list).
- Meets the 1% rule at list price ($3k rent vs $240k).
- Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
- Cap rate 6.2% vs local median 4.6% 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: Nob Hill Elementary School (math 52% / reading 54%, grade C, #963 of 2,144 statewide, top 45%, 541 students, 57% FRL); Bair Middle School (math 23% / reading 38%, grade F, #465 of 571 statewide, top 82%, 766 students, 72% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL).
- Market conditions: Rents flat; 831 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
- At $2,950/mo this rent would consume 49% of the median local household income ($72k/yr) — 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 95 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 23% of rent.
Recommended offer
$218,309
(9.0% below list)
Questions for the listing agent
- 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?
- It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
- What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
- Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
- 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.
- 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.
- How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.
Investment metrics
- 1% rule
- 1.23% ✓
- Cap rate
- 6.23%
- Cash-on-cash
- -0.22%
- DSCR
- 0.99
- GRM
- 6.8
CMA / ARV
- ARV (median comp)
- $330,000
- List price
- $239,900
- Delta
- -27.30%
- Verdict
- UNDERPRICED
- Comps
- 7 within 3.0 mi
Show comp detail 3 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2925 NW 126th Ave Unit 428-1 | 1.98mi | 2/2.0 | 1,174 (-14%) | 2mo | $330,000 | $281 | 39 |
| 9803 NW 37th St | 1.00mi | 3/2.5 (+1) | 1,519 (+11%) | 1mo | $370,000 | $244 | 39 |
| 3610 NW 95th Ter | 1.08mi | 3/2.0 (+1) | 1,195 (-13%) | 1mo | $195,000 | $163 | 38 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.6% rent growth · sell at horizon
5-year hold
- IRR
- -20.3%
- Equity multiple
- 0.31×
- Total profit
- $-46,149
- Equity at exit
- $35,770
10-year hold
- IRR
- -23.1%
- Equity multiple
- 0.01×
- Total profit
- $-66,511
- Equity at exit
- $20,742
Cash invested: $67,172 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 82 active · 50 under contract
- Months of supply
- 20.5 mo (5%/mo absorbed)
- Median asking
- $188,450 ($151/sqft)
- Median days on market
- 141 d
- This list price
- 73% of active listings are priced below it
- ARV vs active asking
- +59.5% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33322
- Home prices YoY
- -33.3%
- Rents YoY
- 0.6%
- Active inventory
- 831
- Price-to-rent
- 6.8×
Monthly cashflow live
↻
- Estimated rent
- $2,950 high interval (Pro) →
- Mortgage (P&I)
- −$1,258
- Tax est. 1.5%
- −$300 /mo · $3,598/yr
- Insurance
- −$100
- HOA
- −$685
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$620
- Net cashflow
- $-12
Break-even live
Break-even rent
$2,966
Max offer price
$238,122
Occupancy floor
95%
Sensitivity live
| Price | -10% $154 | -5% $71 | +0% $-12 | +5% $-95 | +10% $-178 |
|---|---|---|---|---|---|
| Rent | -10% $-245 | -5% $-129 | +0% $-12 | +5% $104 | +10% $221 |
| Rate | -1.0pp $109 | -0.5pp $49 | base $-12 | +0.5pp $-74 | +1.0pp $-138 |
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
- $59,975
- Closing costs
- $7,197
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 2654 N Nob Hill Rd Sunrise, FL | 2.0 | 2.0 | 954 | $2,500 | $2.62 | 10d | 1 | 0.23mi |
| 2654 N Nob Hill Rd Sunrise, FL | 2.0 | 2.0 | 954 | $2,500 | $2.62 | 15d | 1 | 0.23mi |
| 2566 N Nob Hill Rd Sunrise, FL | 2.0 | 2.0 | 954 | $2,600 | $2.73 | 10d | 1 | 0.24mi |
| 10261 NW 24th Ct #1 Sunrise, FL | 1.0 | 1.0 | 1555 | $1,400 | $0.90 | 10d | 1 | 0.25mi |
| 10261 NW 24th Ct #1 Sunrise, FL | 1.0 | 1.0 | 1555 | $1,400 | $0.90 | 38d | 1 | 0.25mi |
| 2698 N Nob Hill Rd Sunrise, FL | 2.0 | 2.0 | 1008 | $2,275 | $2.26 | 165d | 1 | 0.25mi |
| 2734 N Nob Hill Rd Sunrise, FL | 2.0 | 2.0 | 954 | $2,400 | $2.52 | 165d | 1 | 0.26mi |
| 2734 N Nob Hill Rd Sunrise, FL | 2.0 | 2.0 | 954 | $2,500 | $2.62 | 65d | 1 | 0.26mi |
| 2850 NW 105th Ln Sunrise, FL | 3.0 | 2.0 | 1438 | $3,400 | $2.36 | 23d | 1 | 0.28mi |
| 10220 NW 30th Ct #212 Sunrise, FL | 3.0 | 2.0 | 1810 | $2,000 | $1.10 | 10d | 1 | 0.33mi |
| 10220 NW 30th Ct #212 Sunrise, FL | 3.0 | 2.0 | 1810 | $2,000 | $1.10 | 112d | 1 | 0.33mi |
| 2929 NW 99th Ter Sunrise, FL | 2.0 | 2.0 | 1368 | $2,600 | $1.90 | 10d | 1 | 0.35mi |
| 2590 NW 98th Ave Sunrise, FL | 2.0 | 2.0 | 1247 | $3,000 | $2.41 | 165d | 1 | 0.37mi |
| 2590 NW 98th Ave Sunrise, FL | 2.0 | 2.0 | 1247 | $3,000 | $2.41 | 142d | 1 | 0.37mi |
| 2920 NW 99th Ter Sunrise, FL | 3.0 | 2.5 | 1680 | $4,800 | $2.86 | 165d | 1 | 0.38mi |
| 2920 NW 99th Ter Sunrise, FL | 3.0 | 2.5 | 1680 | $4,800 | $2.86 | 1d | 1 | 0.38mi |
| 2916 NW 99th Ter Sunrise, FL | 3.0 | 2.0 | 1659 | $3,000 | $1.81 | 19d | 1 | 0.38mi |
| 2916 NW 99th Ter Sunrise, FL | 3.0 | 2.0 | 1659 | $3,000 | $1.81 | 5d | 1 | 0.38mi |
| 2950 NW 106th Ave #7 Sunrise, FL | 2.0 | 2.0 | 1006 | $2,450 | $2.44 | 86d | 1 | 0.42mi |
| 9740 NW 25th St Unit N/A Sunrise, FL | 3.0 | 2.0 | 1495 | $3,400 | $2.27 | 10d | 1 | 0.45mi |
| 9740 NW 25th St Unit N/A Sunrise, FL | 3.0 | 2.0 | 1495 | $3,400 | $2.27 | 99d | 1 | 0.45mi |
| 9740 NW 25th St Sunrise, FL | 3.0 | 2.0 | 1495 | $3,400 | $2.27 | 78d | 1 | 0.45mi |
| 10740 NW 29th Mnr Sunrise, FL | 3.0 | 2.0 | 1790 | $3,900 | $2.18 | 10d | 1 | 0.48mi |
| 10740 NW 29th Mnr Sunrise, FL | 3.0 | 2.0 | 1790 | $3,900 | $2.18 | 20d | 1 | 0.48mi |
| 10740 NW 29th Mnr Sunrise, FL | 3.0 | 2.0 | 1790 | $3,900 | $2.18 | 21d | 1 | 0.48mi |
| 9999 Summerbreeze Dr Sunrise, FL | 1.0–2.0 | 1.0–2.0 | 889 | $2,200 | $2.47 | 1d | 12 | 0.49mi |
| 9999 Summerbreeze Dr Sunrise, FL | 1.0–2.0 | 1.0–2.0 | 889 | $2,200 | $2.47 | 145d | 9 | 0.49mi |
| 9999 Summerbreeze Dr Sunrise, FL | 1.0–2.0 | 1.0–2.0 | 889 | $2,200 | $2.47 | 3d | 14 | 0.49mi |
| 9999 Summerbreeze Dr Sunrise, FL | 1.0–2.0 | 1.0–2.0 | 889 | $2,200 | $2.47 | 159d | 6 | 0.49mi |
| 9999 Summerbreeze Dr Sunrise, FL | 1.0–2.0 | 1.0–2.0 | 889 | $2,200 | $2.47 | 142d | 9 | 0.49mi |
| 9999 Summerbreeze Dr Sunrise, FL | 1.0–2.0 | 1.0–2.0 | 889 | $2,200 | $2.47 | 94d | 8 | 0.49mi |
| 9999 Summerbreeze Dr Sunrise, FL | 1.0–2.0 | 1.0–2.0 | 889 | $2,140 | $2.41 | 29d | 12 | 0.49mi |
| 9671 NW 25th Ct Sunrise, FL | 2.0 | 2.0 | 1071 | $3,200 | $2.99 | 29d | 1 | 0.51mi |
| 9691 NW 24th St Sunrise, FL | 3.0 | 2.0 | 1580 | $3,230 | $2.04 | 10d | 1 | 0.52mi |
| 3160 NW 101st Ave Sunrise, FL | 3.0 | 2.0 | 1780 | $4,000 | $2.25 | 165d | 1 | 0.53mi |
| 10784 NW 23rd Ct Sunrise, FL | 3.0 | 2.0 | 1430 | $3,150 | $2.20 | 153d | 1 | 0.55mi |
| 10758 NW 30th Pl Sunrise, FL | 2.0 | 2.0 | 1074 | $2,200 | $2.05 | 158d | 1 | 0.55mi |
| 9650 NW 24th St Sunrise, FL | 3.0 | 2.0 | 1542 | $3,500 | $2.27 | 148d | 1 | 0.56mi |
| 9650 NW 24th St Sunrise, FL | 3.0 | 2.0 | 1542 | $3,500 | $2.27 | 165d | 1 | 0.56mi |
| 9970 NW 19th Pl Sunrise, FL | 3.0 | 2.5 | 1727 | $3,199 | $1.85 | 10d | 1 | 0.57mi |
Property features AI
Finance
- Other
- Community amenities include clubhouse, fitness center, billiard and game rooms, indoor and heated outdoor pools, spa/hot tub, sauna, tennis and pickleball courts, shuffleboard, golf course, business center, library, lobby, community room, courtesy bus, maintained community, security, recreation facilities
- HOA & community
- Has association (SUNRISE LAKES PHASE 4)Monthly HOA feeHOA covers water, sewer, trash, pest control, security, common areas, golf, reserve funds, roof repairs, pool and recreation facility service, maintenance
Exterior
- Parking
- Assigned parking plus guest parking (1 open space total)
- Security
- Security guardKey card entry
- Utilities
- Public waterPublic sewerWater connected
- Home design
- CondominiumResale conditionBuilding has 4 storiesFaces east
- Construction
- CBS constructionTile roof
- Exterior features
- Waterfront propertyHeated spa / hot tub
Interior
- Kitchen
- DishwasherElectric rangeMicrowaveRefrigerator
- Bedrooms
- 2 bedrooms on the main level
- Flooring
- Tile
- Bathrooms
- 2 full bathrooms on the main level
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Walk-in closetsSplit bedroom layoutFurnished
- Laundry & utility
- In-unit laundry room
HOA detail $685/mo · $8,220/yr
- Likely covers
- poolgym
Listing history 50 events
-
2026-09-16days on market $239,900 Active 95 DOM
-
2026-09-15days on market $239,900 Active 94 DOM
-
2026-09-14days on market $239,900 Active 93 DOM
-
2026-09-13days on market $239,900 Active 92 DOM
-
2026-09-12days on market $239,900 Active 91 DOM
-
2026-09-11days on market $239,900 Active 90 DOM
-
2026-09-05days on market $239,900 Active 84 DOM
-
2026-09-04days on market $239,900 Active 83 DOM
-
2026-09-03days on market $239,900 Active 82 DOM
-
2026-08-31days on market $239,900 Active 79 DOM
-
2026-08-29days on market $239,900 Active 77 DOM
-
2026-08-28days on market $239,900 Active 76 DOM
-
2026-08-27days on market $239,900 Active 75 DOM
-
2026-08-25days on market $239,900 Active 73 DOM
-
2026-08-24days on market $239,900 Active 72 DOM
-
2026-08-23days on market $239,900 Active 71 DOM
-
2026-08-22days on market $239,900 Active 70 DOM
-
2026-08-21days on market $239,900 Active 69 DOM
-
2026-08-20days on market $239,900 Active 68 DOM
-
2026-08-19days on market $239,900 Active 67 DOM
-
2026-08-18days on market $239,900 Active 66 DOM
-
2026-08-17days on market $239,900 Active 65 DOM
-
2026-08-16days on market $239,900 Active 64 DOM
-
2026-08-15days on market $239,900 Active 63 DOM
-
2026-08-14days on market $239,900 Active 62 DOM
-
2026-08-13days on market $239,900 Active 61 DOM
-
2026-08-12days on market $239,900 Active 60 DOM
-
2026-08-11days on market $239,900 Active 59 DOM
-
2026-08-10days on market $239,900 Active 58 DOM
-
2026-08-09days on market $239,900 Active 57 DOM
-
2026-08-08days on market $239,900 Active 56 DOM
-
2026-08-06days on market $239,900 Active 54 DOM
-
2026-08-05days on market $239,900 Active 53 DOM
-
2026-08-03days on market $239,900 Active 51 DOM
-
2026-07-31days on market $239,900 Active 48 DOM
-
2026-07-28days on market $239,900 Active 45 DOM
-
2026-07-26days on market $239,900 Active 43 DOM
-
2026-07-24days on market $239,900 Active 41 DOM
-
2026-07-23days on market $239,900 Active 40 DOM
-
2026-07-22days on market $239,900 Active 39 DOM
-
2026-07-21days on market $239,900 Active 38 DOM
-
2026-07-20days on market $239,900 Active 37 DOM
-
2026-07-18days on market $239,900 Active 34 DOM
-
2026-07-16days on market $239,900 Active 33 DOM
-
2026-07-15days on market $239,900 Active 32 DOM
-
2026-07-14days on market $239,900 Active 31 DOM
-
2026-07-13days on market $239,900 Active 30 DOM
-
2026-07-13days on market $239,900 Active 29 DOM
-
2026-07-11days on market $239,900 Active 28 DOM
-
2026-07-10days on market $239,900 Active 27 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $35,402
- − Mortgage interest
- −$13,438
- − Property taxes
- −$3,598
- − Insurance
- −$1,200
- − Repairs & maintenance
- −$2,832
- − Management
- −$2,832
- − HOA
- −$8,220
- − Depreciation
- −$6,979
- Taxable loss
- −$3,698
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$887
- After-tax cash flow
- $740/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.
Condition & rehab AI · 12 photos
75/100
Cosmetic rehab
Est. rehab $6,850–$20,550 screening
This well-maintained townhouse is in good condition with a good ROI potential for both resale and rental.
Value-add opportunities
- Both Paint the exterior — Enhances curb appeal and resale value ↑
- Both Replace the light fixtures — Improves aesthetics and energy efficiency ↑
- Both Install new flooring in bathrooms — Enhances resale and rental value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 36/100
Zoned Schools
Elementary
Nob Hill Elementary School
C
FL #963/2,144
Nat'l #10,986/41,679
Middle
Bair Middle School
F
FL #465/571
Nat'l #8,750/14,009
High
Piper High School
F
FL #533/667
Nat'l #13,485/17,239
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
A
Composite livability gradescore 83/100
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 · 2,207,033 people
- City population
- 77,492
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 41,128
- Household income
- $71,755
- Rent vs Own
- Severe rent burden
- 13% of renters
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%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-06-13 Listed $239,900 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…