8851 Sunrise Lakes Blvd #116 · Sunrise, FL 33322

$74,900

1 bd · 1.0 ba · 600 sqft · Condo public records · 100 Days on market

Built 1977 $435/mo HOA · 25% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Remarkable 1 bedroom unit with updated kitchen & bath in the 55+ adult community of Sunrise Lakes. Tile floors throughout. Wow, maintenance fee includes so much: golf, clubhouse with outdoor pool, indoor heated pool/spa, exercise room, business room, billiards, movie / concert theater with many performances & activities. satellite pool, courtesy buses to many places of interest, tennis, racquetball, A/C, water heater, appliance repair & minor plumbing & electrical repairs, pest control, water and basic cable. No renting allowed.

Key facts

• Renovated kitchen
• First floor location
• Canal views

Tags

• RENOVATED KITCHEN
• IMPACT WINDOWS
• REMOTE CONTROLLED BLINDS
• CANAL VIEWS
• FIRST FLOOR LOCATION
• WALKING AND BIKING PATHS

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, pool, spa/sauna, tennis courts, billiard room, library, bike storage, laundry, barbecue/picnic area, trails, golf course amenities, and recreation facilities; Association fee covers management, amenities, common areas, cable TV, insurance, internet, grounds and structure maintenance, parking, pool(s), roof, sewer, security, trash, and water; Association-managed community; Located in a golf course community; Senior community

Exterior

• Parking: Assigned parking; Guest parking available; One assigned space
• Security: Community fencing; High-impact doors
• Utilities: Public water; Public sewer; Electric service
• Home design: 2-story building; Entry on level 1; Has a view
• Construction: Block construction; Effective year built
• Exterior features: Security/high-impact doors; Complex is fenced; Canal-front waterfront; Association pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds; Impact glass windows; Bedroom on main level; First floor entry
• Laundry & utility: Washer and dryer included; Laundry located in a common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 38 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $16k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 2.31% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.64%
• DSCR: 1.92
• GRM: 3.6

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: 9.0%
• Equity multiple: 1.34×
• Total profit: $7,081
• Equity at exit: $11,168

10-year hold

• IRR: 14.9%
• Equity multiple: 2.01×
• Total profit: $21,118
• Equity at exit: $6,476

Cash invested: $20,972 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,730 high
• Mortgage (P&I): −$393
• Tax from tax record: −$147 /mo · $1,760/yr
• Insurance: −$31
• HOA: −$435
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $361

Break-even live

Break-even rent $1,273

Max offer price $74,900

Occupancy floor 74%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	24d	1	0.13mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	20d	2	0.19mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.19mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.19mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	24d	1	0.27mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.29mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	7d	1	0.29mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	7d	1	0.40mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.40mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,500	$2.01	24d	2	0.53mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	17d	1	0.56mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	2d	1	0.56mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,380	$1.85	10d	2	0.57mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$1,826	$2.04	7d	1	0.62mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	24d	1	0.71mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$2,620	$2.48	24d	37	0.74mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	7d	1	0.74mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	0.74mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	16d	1	0.75mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	24d	1	0.75mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	13d	1	0.75mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	24d	1	0.75mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	24d	1	0.75mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	24d	1	0.76mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	24d	1	0.76mi
4044 NW 87th Ave #4044 Sunrise, FL	1.0	1.0	630	$1,649	$2.62	24d	1	0.79mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	0.83mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.87mi
9968 Nob Hill Ln #9968 Sunrise, FL	1.0	1.0	744	$1,800	$2.42	24d	1	1.05mi
9943 Nob Hill Pl #9943 Sunrise, FL	1.0	1.0	744	$1,875	$2.52	10d	1	1.05mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	11d	1	1.05mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,790	$2.41	1d	1	1.05mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	24d	1	1.05mi
4001 N University Dr Sunrise, FL	—	1.0	600	$1,388	$2.31	12d	1	1.18mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	20d	1	1.18mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	21d	1	1.18mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	3d	1	1.18mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$2,250	$2.28	1d	41	1.40mi

HOA detail condo

• Monthly dues: $435 · $5,220/yr
• Likely covers: waterelectriccablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-07
   days on market $74,900 Active 100 DOM
2. 2026-06-04
   days on market $74,900 Active 97 DOM
3. 2026-06-03
   days on market $74,900 Active 96 DOM
4. 2026-06-02
   days on market $74,900 Active 95 DOM
5. 2026-06-01
   days on market $74,900 Active 94 DOM
6. 2026-05-31
   days on market $74,900 Active 93 DOM
7. 2026-05-06
   price $74,900
8. 2026-02-27
   listed $91,000 Active
9. 2025-07-16
   historical
10. 2025-06-17
    price $119,000
11. 2025-01-17
    listed $120,000 Active
12. 2022-04-28
    soldstatus $91,350
13. 2022-04-20
    soldstatus $91,350 Closed 558-char remark

    Show marketing remark (558 chars)

    Remarkable 1 bedroom unit with updated kitchen & bath in the 55+ adult community of Sunrise Lakes. Tile floors throughout. Wow, maintenance fee includes so much: golf, clubhouse with outdoor pool, indoor heated pool/spa, exercise room, business room, billiards, movie / concert theater with many performances & activities. satellite pool, courtesy buses to many places of interest, tennis, racquetball, A/C, water heater, appliance repair & minor plumbing & electrical repairs, pest control, water and basic cable. No renting allowed.

14. 2022-03-25
    status Pending 558-char remark

    Show marketing remark (558 chars)

    Remarkable 1 bedroom unit with updated kitchen & bath in the 55+ adult community of Sunrise Lakes. Tile floors throughout. Wow, maintenance fee includes so much: golf, clubhouse with outdoor pool, indoor heated pool/spa, exercise room, business room, billiards, movie / concert theater with many performances & activities. satellite pool, courtesy buses to many places of interest, tennis, racquetball, A/C, water heater, appliance repair & minor plumbing & electrical repairs, pest control, water and basic cable. No renting allowed.

15. 2022-03-21
    status Active 558-char remark

    Show marketing remark (558 chars)

    Remarkable 1 bedroom unit with updated kitchen & bath in the 55+ adult community of Sunrise Lakes. Tile floors throughout. Wow, maintenance fee includes so much: golf, clubhouse with outdoor pool, indoor heated pool/spa, exercise room, business room, billiards, movie / concert theater with many performances & activities. satellite pool, courtesy buses to many places of interest, tennis, racquetball, A/C, water heater, appliance repair & minor plumbing & electrical repairs, pest control, water and basic cable. No renting allowed.

16. 2022-03-12
    status Pending 558-char remark

    Show marketing remark (558 chars)

    Remarkable 1 bedroom unit with updated kitchen & bath in the 55+ adult community of Sunrise Lakes. Tile floors throughout. Wow, maintenance fee includes so much: golf, clubhouse with outdoor pool, indoor heated pool/spa, exercise room, business room, billiards, movie / concert theater with many performances & activities. satellite pool, courtesy buses to many places of interest, tennis, racquetball, A/C, water heater, appliance repair & minor plumbing & electrical repairs, pest control, water and basic cable. No renting allowed.

17. 2022-03-08
    listed $91,347 Active 558-char remark

    Show marketing remark (558 chars)

    Remarkable 1 bedroom unit with updated kitchen & bath in the 55+ adult community of Sunrise Lakes. Tile floors throughout. Wow, maintenance fee includes so much: golf, clubhouse with outdoor pool, indoor heated pool/spa, exercise room, business room, billiards, movie / concert theater with many performances & activities. satellite pool, courtesy buses to many places of interest, tennis, racquetball, A/C, water heater, appliance repair & minor plumbing & electrical repairs, pest control, water and basic cable. No renting allowed.

18. 2019-04-26
    historical
19. 2018-07-12
    soldstatus $39,000
20. 2018-04-27
    listed $41,000
21. 2009-08-24
    soldstatus $15,000
22. 2005-01-25
    soldstatus $32,900
23. 1977-08-01
    soldstatus $17,800

ⓘ 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: $1,760 · $147/mo
• Projected year-2 tax: $1,760 · $147/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 9/10 Extreme 5 d/yr ≥106°F today · 17 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: $20,755
• − Mortgage interest: −$4,196
• − Property taxes: −$1,760
• − Insurance: −$374
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − HOA: −$5,220
• − Depreciation: −$2,179
• Taxable income: $3,705
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $3,439/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

+320.8% since first listed

17 events — show timeline

• 2026-05-06 Price Changed $74,900 MARMLS
• 2026-02-27 Listed $91,000 MARMLS
• 2025-07-16 Listing Removed — MARMLS
• 2025-06-17 Price Changed $119,000 MARMLS
• 2025-01-17 Listed $120,000 MARMLS
• 2022-04-28 Sold (Public Records) $91,350 Public Records
• 2022-04-20 Sold (MLS) $91,350 MARMLS
• 2022-03-25 Pending — MARMLS
• 2022-03-21 Relisted — MARMLS
• 2022-03-12 Pending — MARMLS
• 2022-03-08 Listed $91,347 MARMLS
• 2019-04-26 Listing Removed — Beaches MLS
• 2018-07-12 Sold (Public Records) $39,000 Public Records
• 2018-04-27 Listed $41,000 Beaches MLS
• 2009-08-24 Sold (Public Records) $15,000 Public Records
• 2005-01-25 Sold (Public Records) $32,900 Public Records
• 1977-08-01 Sold (Public Records) $17,800 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,760 · +4.1% YoY. Source: county tax records.