8100 Sunrise Lakes Blvd #109 · Sunrise, FL 33322

$139,900

2 bd · 2.0 ba · 850 sqft · Condo public records · 155 Days on market

Built 1975 $544/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 +18.0/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 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

2 BED/2 BATH condo located on the first floor of this building in Sunrise Lakes. Florida room and living area overlooks the peaceful WATER views and is overlooking the clubhouse/pool area. Kitchen is equipped with dishwasher and assigned parking spot is right in front of the unit.

Key facts

• Water views
• Florida room
• Clubhouse pool area

Tags

• FLORIDA ROOM
• WATER VIEWS
• CLUBHOUSE POOL AREA
• ASSIGNED PARKING SPOT

Property features AI

Finance

• Other: Pool is association-run and heated; Pets allowed with restrictions or conditional approval
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, pool (heated), billiard room, laundry, barbecue/picnic area, shuffleboard court, tennis courts, trash service, elevators; Association fee covers common areas, cable TV, laundry, grounds maintenance, structure maintenance, trash and water; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One designated space
• Security: Closed-circuit camera(s); Security guard
• Utilities: Association-maintained water; Association trash service; Cable included in association
• Home design: Attached property; 3-story building; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Patio; Exterior lighting; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: First-floor entry; Bedroom on main level; Walk-in closet(s); Elevator; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 559 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).
• This rent runs 35% 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 $967 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 155 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $48k; list at $140k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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.
8. 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.
9. 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: 1.48% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 5.6

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: -14.4%
• Equity multiple: 0.50×
• Total profit: $-19,588
• Equity at exit: $20,860

10-year hold

• IRR: -12.9%
• Equity multiple: 0.36×
• Total profit: $-24,875
• Equity at exit: $12,096

Cash invested: $39,172 (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.

Methodology + full state rankings →

ZIP-level market 33322

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 559
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$734
• Tax from tax record: −$181 /mo · $2,169/yr
• Insurance: −$58
• HOA: −$544
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $119

Break-even live

Break-even rent $1,920

Max offer price $139,900

Occupancy floor 89%

Sensitivity live

Price	-10% $198	-5% $159	+0% $119	+5% $80	+10% $40
Rent	-10% $-44	-5% $37	+0% $119	+5% $201	+10% $283
Rate	-1.0pp $190	-0.5pp $155	base $119	+0.5pp $83	+1.0pp $46

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$2,200	$2.95	12d	2	0.01mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	3d	1	0.04mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	18d	1	0.04mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	12d	1	0.09mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,550	$2.08	25d	2	0.09mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	25d	1	0.13mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	4d	1	0.13mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.17mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	0.17mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	4d	1	0.19mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	25d	1	0.19mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	25d	1	0.25mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	25d	1	0.27mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	25d	1	0.27mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	0.27mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.27mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	25d	1	0.27mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	25d	1	0.34mi
8053 W Oakland Park Blvd Unit 5-305 Sunrise, FL	1.0	1.0	846	$2,702	$3.19	25d	1	0.36mi
8053 W Oakland Park Blvd Unit 5-101 Sunrise, FL	1.0	1.0	986	$3,354	$3.40	25d	1	0.36mi
8053 W Oakland Park Blvd Unit 1-201 Sunrise, FL	2.0	2.0	1107	$3,223	$2.91	25d	1	0.36mi
8053 W Oakland Park Blvd Unit 6-301 Sunrise, FL	2.0	2.0	1124	$3,411	$3.03	25d	1	0.36mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	25d	1	0.36mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	25d	1	0.36mi
8053 W Oakland Park Blvd Sunrise, FL	1.0	1.0	846	$2,779	$3.28	25d	1	0.36mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	16d	1	0.37mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	11d	1	0.37mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$3,226	$3.06	25d	37	0.41mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	25d	2	0.43mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	25d	1	0.43mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	21d	2	0.43mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	25d	1	0.44mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	2d	1	0.44mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	885	$2,000	$2.26	25d	1	0.50mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	987	$2,100	$2.13	15d	1	0.50mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	25d	1	0.52mi
8310 NW 24th Pl Sunrise, FL	2.0	1.0	900	$2,400	$2.67	19d	1	0.55mi
3686 NW 83rd Ln #3686 Sunrise, FL	2.0	2.0	849	$2,350	$2.77	23d	1	0.55mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	25d	1	0.58mi
7891 Sunrise Lakes Dr N Sunrise, FL	2.0	2.0	850	$2,500	$2.94	25d	1	0.59mi

HOA detail condo

• Monthly dues: $544 · $6,528/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-09
   days on market $139,900 Active 155 DOM
2. 2026-06-07
   days on market $139,900 Active 153 DOM
3. 2026-06-04
   days on market $139,900 Active 150 DOM
4. 2026-06-03
   days on market $139,900 Active 149 DOM
5. 2026-06-02
   days on market $139,900 Active 148 DOM
6. 2026-06-01
   days on market $139,900 Active 147 DOM
7. 2026-05-31
   days on market $139,900 Active 146 DOM
8. 2025-12-22
   listed $139,900 Active
9. 2023-12-27
   historical
10. 2023-09-22
    historical $1,600
11. 2023-09-16
    listed $1,600
12. 2023-09-07
    price $149,000
13. 2023-08-03
    status Active
14. 2023-05-18
    status Pending
15. 2023-04-20
    price $159,000
16. 2023-03-31
    listed $179,900 Active
17. 2003-01-16
    soldstatus $48,000
18. 1996-01-09
    soldstatus $32,500
19. 1985-10-01
    soldstatus $37,000

ⓘ 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: $2,169 · $181/mo
• Projected year-2 tax: $2,169 · $181/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,850
• − Mortgage interest: −$7,837
• − Property taxes: −$2,169
• − Insurance: −$700
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$6,528
• − Depreciation: −$4,070
• Taxable loss: −$429
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $1,534/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

+278.1% since first listed

12 events — show timeline

• 2025-12-22 Listed $139,900 MARMLS
• 2023-12-27 Listing Removed — MARMLS
• 2023-09-22 Rental Removed $1,600 MARMLS
• 2023-09-16 Listed for Rent $1,600 MARMLS
• 2023-09-07 Price Changed $149,000 MARMLS
• 2023-08-03 Relisted — MARMLS
• 2023-05-18 Pending — MARMLS
• 2023-04-20 Price Changed $159,000 MARMLS
• 2023-03-31 Listed $179,900 MARMLS
• 2003-01-16 Sold (Public Records) $48,000 Public Records
• 1996-01-09 Sold (Public Records) $32,500 Public Records
• 1985-10-01 Sold (Public Records) $37,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,169 · +3.5% YoY. Source: county tax records.