9501 Sunrise Lakes Blvd #305 · Sunrise, FL 33322

$187,900

2 bd · 2.0 ba · 1,213 sqft · Condo public records · 66 Days on market

Built 1979 $580/mo HOA · 22% 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 +23.3/30.0
• 1% rule +8.8/10.0
• DSCR +7.5/10.0
• 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

Welcome to Sunrise Lakes phase 3, with clubhouse activities, golf, pool, transportation and easy living. This 2 bedroom 2 bath condo has been updated and all popcorn removed. The remodeled kitchen with stainless appliances, wood cabinets, and beautiful granite counters is designed for easy preparation of meals and opens to the dining room. No balcony as this design has additional living space with the den that has windows all around overlooking the water and golf course. The bathrooms have marble counters and newer cabinets, mirrors and lighting. Some furniture can be negotiated in the sale. Maintenance fee covers water, cable, amenities and more. Income and credit requirements.

Key facts

• Golf views
• Modern open kitchen
• New elevator

Tags

• NEW ROOF
• NEW ELEVATOR
• CANAL VIEWS
• GOLF VIEWS
• MODERN OPEN KITCHEN
• UPDATED BATHROOMS

Property features AI

Finance

• Other: Senior community
• Financial info: Not a land-lease property; Pets not allowed (per listing rules for this building)
• HOA & community: Part of association 'Sunrise Lakes Phase#3'; Monthly association fee; Association amenities include: cabana, clubhouse, elevators, fitness center, golf course, game room, indoor pool, laundry, management, playground, parking, pool, sauna, spa/hot tub, storage, tennis courts, trails, on-site manager, trash chute, bike storage, business center, community room, courtesy bus, handball, heated pool, hobby room, internet included, kitchen facilities, library, lobby, maintained community, pickleball courts, sidewalks, street lights, security, maintenance, recreation facilities; Association fee covers cable TV, insurance, internet, grounds and structure maintenance, pest control, security, sewer, trash, water, common areas, elevator, golf, roof repairs, recreation facility and pool service

Exterior

• Parking: Assigned parking; Guest parking; Asphalt parking surface; 1 open/assigned parking space
• Security: Security guard; Security patrol; Smoke detector(s)
• Utilities: Public water; Public sewer; 100 amp electrical service with 220V in kitchen; Cable available; Phone available
• Home design: Condominium; Three or more levels; Resale property; North-facing
• Construction: CBS construction; Concrete / pre-stressed roof; Building has three stories
• Exterior features: Corner lot; Sidewalks; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedrooms located on upper levels (no main-level bedrooms listed)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds; Accessible approach with ramp; Common area accessibility
• Laundry & utility: Laundry in common area with utility sink

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $188k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $188k).
• Recommended offer: $177k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Horizon Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 568 students, 74% 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) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-15 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 559 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $6k 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 66 days — a 6% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $93k; list at $188k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,626 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1979 — 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: 1.38% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 6.0

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: -7.6%
• Equity multiple: 0.73×
• Total profit: $-14,379
• Equity at exit: $28,017

10-year hold

• IRR: -2.3%
• Equity multiple: 0.87×
• Total profit: $-7,089
• Equity at exit: $16,246

Cash invested: $52,612 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,597 high
• Mortgage (P&I): −$985
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$78
• HOA: −$580
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $344

Break-even live

Break-even rent $2,162

Max offer price $187,900

Occupancy floor 82%

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: $46,975
• Closing costs: $5,637
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	2d	1	0.20mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	4d	1	0.24mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	4d	9	0.29mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.29mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.29mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	8	0.29mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	24d	1	0.32mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	1d	1	0.32mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.34mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.34mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.43mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	0.44mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.44mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	24d	1	0.54mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	22d	1	0.54mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	14d	1	0.58mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,500	$2.01	7d	1	0.66mi
9116 NW 35th Pl Unit 9116 Sunrise, FL	3.0	2.0	1500	$2,800	$1.87	10d	1	0.66mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,700	$2.17	16d	1	0.66mi
3571 NW 95th Ter #707 Sunrise, FL	3.0	2.0	1241	$3,100	$2.50	24d	1	0.68mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	10d	1	0.69mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	14d	1	0.69mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	24d	1	0.70mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	7d	1	0.70mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	24d	1	0.70mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	24d	1	0.71mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	24d	2	0.72mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	4d	1	0.73mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	24d	1	0.73mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	24d	1	0.79mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	24d	1	0.82mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	7d	1	0.83mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	22d	1	0.83mi
9151 W Sunrise Blvd #9151 Plantation, FL	3.0	2.0	1482	$2,750	$1.86	24d	1	0.84mi
9827 NW 37th St Unit 4F Sunrise, FL	2.0	2.0	1190	$2,400	$2.02	24d	1	0.84mi
3811 NW 91st Ter Sunrise, FL	3.0	3.0	1444	$2,900	$2.01	24d	1	0.84mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	14d	1	0.85mi
8550 NW 27th Pl Unit 8550 Sunrise, FL	2.0	2.0	1360	$2,600	$1.91	14d	1	0.86mi
9015 W Sunrise Blvd Plantation, FL	3.0	3.0	1318	$3,200	$2.43	12d	1	0.86mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	24d	1	0.86mi

HOA detail condo

• Monthly dues: $580 · $6,960/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $187,900 Active 66 DOM
2. 2026-06-17
   days on market $187,900 Active 65 DOM
3. 2026-06-16
   days on market $187,900 Active 64 DOM
4. 2026-06-15
   days on market $187,900 Active 63 DOM
5. 2026-06-13
   days on market $187,900 Active 61 DOM
6. 2026-06-09
   days on market $187,900 Active 57 DOM
7. 2026-06-08
   days on market $187,900 Active 56 DOM
8. 2026-06-07
   days on market $187,900 Active 55 DOM
9. 2026-06-04
   days on market $187,900 Active 52 DOM
10. 2026-06-03
    days on market $187,900 Active 51 DOM
11. 2026-06-02
    days on market $187,900 Active 50 DOM
12. 2026-06-01
    days on market $187,900 Active 49 DOM
13. 2026-05-31
    days on market $187,900 Active 48 DOM
14. 2026-04-12
    listed $187,900 Active
15. 2020-01-16
    soldstatus $93,000
16. 2020-01-15
    soldstatus $93,000 Closed 688-char remark

    Show marketing remark (688 chars)

    Welcome to Sunrise Lakes phase 3, with clubhouse activities, golf, pool, transportation and easy living. This 2 bedroom 2 bath condo has been updated and all popcorn removed. The remodeled kitchen with stainless appliances, wood cabinets, and beautiful granite counters is designed for easy preparation of meals and opens to the dining room. No balcony as this design has additional living space with the den that has windows all around overlooking the water and golf course. The bathrooms have marble counters and newer cabinets, mirrors and lighting. Some furniture can be negotiated in the sale. Maintenance fee covers water, cable, amenities and more. Income and credit requirements.

17. 2019-12-21
    historical Active Under Contract 688-char remark

    Show marketing remark (688 chars)

    Welcome to Sunrise Lakes phase 3, with clubhouse activities, golf, pool, transportation and easy living. This 2 bedroom 2 bath condo has been updated and all popcorn removed. The remodeled kitchen with stainless appliances, wood cabinets, and beautiful granite counters is designed for easy preparation of meals and opens to the dining room. No balcony as this design has additional living space with the den that has windows all around overlooking the water and golf course. The bathrooms have marble counters and newer cabinets, mirrors and lighting. Some furniture can be negotiated in the sale. Maintenance fee covers water, cable, amenities and more. Income and credit requirements.

18. 2019-12-10
    price $99,000 688-char remark

    Show marketing remark (688 chars)

    Welcome to Sunrise Lakes phase 3, with clubhouse activities, golf, pool, transportation and easy living. This 2 bedroom 2 bath condo has been updated and all popcorn removed. The remodeled kitchen with stainless appliances, wood cabinets, and beautiful granite counters is designed for easy preparation of meals and opens to the dining room. No balcony as this design has additional living space with the den that has windows all around overlooking the water and golf course. The bathrooms have marble counters and newer cabinets, mirrors and lighting. Some furniture can be negotiated in the sale. Maintenance fee covers water, cable, amenities and more. Income and credit requirements.

19. 2019-10-28
    price $110,000 688-char remark

    Show marketing remark (688 chars)

    Welcome to Sunrise Lakes phase 3, with clubhouse activities, golf, pool, transportation and easy living. This 2 bedroom 2 bath condo has been updated and all popcorn removed. The remodeled kitchen with stainless appliances, wood cabinets, and beautiful granite counters is designed for easy preparation of meals and opens to the dining room. No balcony as this design has additional living space with the den that has windows all around overlooking the water and golf course. The bathrooms have marble counters and newer cabinets, mirrors and lighting. Some furniture can be negotiated in the sale. Maintenance fee covers water, cable, amenities and more. Income and credit requirements.

20. 2019-09-27
    listed $115,000 Active 688-char remark

    Show marketing remark (688 chars)

    Welcome to Sunrise Lakes phase 3, with clubhouse activities, golf, pool, transportation and easy living. This 2 bedroom 2 bath condo has been updated and all popcorn removed. The remodeled kitchen with stainless appliances, wood cabinets, and beautiful granite counters is designed for easy preparation of meals and opens to the dining room. No balcony as this design has additional living space with the den that has windows all around overlooking the water and golf course. The bathrooms have marble counters and newer cabinets, mirrors and lighting. Some furniture can be negotiated in the sale. Maintenance fee covers water, cable, amenities and more. Income and credit requirements.

21. 2014-02-18
    soldstatus $47,000
22. 1979-11-01
    soldstatus $46,400

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $1,560 · $130/mo
• Expected delta: +$789/yr (+$66/mo · 102.3%)

ⓘ 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
• 💨 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: $31,167
• − Mortgage interest: −$10,525
• − Property taxes: −$771
• − Insurance: −$940
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − HOA: −$6,960
• − Depreciation: −$5,466
• Taxable income: $1,518
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $3,763/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

+305.0% since first listed

9 events — show timeline

• 2026-04-12 Listed $187,900 Beaches MLS
• 2020-01-16 Sold (Public Records) $93,000 Public Records
• 2020-01-15 Sold (MLS) $93,000 MARMLS
• 2019-12-21 Contingent — MARMLS
• 2019-12-10 Price Changed $99,000 MARMLS
• 2019-10-28 Price Changed $110,000 MARMLS
• 2019-09-27 Listed $115,000 MARMLS
• 2014-02-18 Sold (Public Records) $47,000 Public Records
• 1979-11-01 Sold (Public Records) $46,400 Public Records

Property tax history

+13.0%/yr

Latest (2025): $771 · +7.8% YoY. Source: county tax records.