9800 Sunrise Lakes Blvd #208 · Sunrise, FL 33322

$109,000

1 bd · 2.0 ba · 862 sqft · Condo public records · 82 Days on market

Built 1979 $658/mo HOA · 32% 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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• 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

Please open the 3D virtual tour to see this unit. Nicely kept unit in 55+ community with large Florida Room at back. This unit features all accordion shutters throughout, a remodeled kitchen, upgraded bathrooms and good location overlooking the main road in Sunrise Lakes. The owner is replacing the carpeting in the master bedroom. Sunrise Lakes phase 3 Inc 5 allows sons or daughters to help the parents qualify on the income. However, for this to occur, it has to be a cash deal. The Association may require 1 year of maintenance held for a year to ensure timely Assn payments. Minimum credit score is 670 and minimum income for this unit is a NET income of $2100 per month. Call Listing Agent with any questions.

Key facts

• 10 swimming pools
• Tennis
• Pickleball

Tags

• FLORIDA ROOM
• REMODELED KITCHEN
• WHITE CABINETRY
• 10 SWIMMING POOLS
• PICKLEBALL
• TENNIS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly HOA fee; HOA amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, basketball court, shuffleboard, putting green(s), billiard room, elevators, trash service; HOA covers amenities, cable TV, golf, insurance, internet, structure maintenance, pest control, reserve fund, roof, sewer, security, trash, and water; Senior community

Exterior

• Parking: Assigned parking space; Guest parking; One space assigned
• Security: Security guard
• Utilities: Cable available
• Home design: Attached property; Entry on level 2; 3-story building; Resale unit; Builder model: 1/1.5
• Construction: Block construction
• Exterior features: Storm/security shutters; Heated community pool; Canal-front waterfront; Has a view; Faces north

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Blinds on windows; Elevator access; Living/dining room; Main living area on entry level; Walk-in closet(s); Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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.
• Market conditions: Rents flat; 559 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 34% 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 $754 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 82 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $86k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 32% 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 $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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. 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: 1.89% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 4.4

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,582
• Equity at exit: $16,252

10-year hold

• IRR: 1.8%
• Equity multiple: 1.11×
• Total profit: $3,336
• Equity at exit: $9,424

Cash invested: $30,520 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$572
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$45
• HOA: −$658
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $291

Break-even live

Break-even rent $1,694

Max offer price $109,000

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.09mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.09mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,700	$1.91	18d	6	0.24mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,695	$1.91	1d	9	0.24mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,700	$1.91	1d	8	0.24mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,695	$1.91	5d	9	0.24mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.37mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.65mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.72mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	17d	1	0.76mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	24d	1	0.77mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	24d	1	0.79mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	7d	1	0.81mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	24d	1	0.81mi
10115 W Sunrise Blvd #104 Plantation, FL	1.0	1.0	806	$1,850	$2.30	13d	1	0.82mi
10115 W Sunrise Blvd #104 Plantation, FL	1.0	1.0	806	$1,800	$2.23	2d	1	0.82mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	24d	1	0.86mi
10105 W Sunrise Blvd #306 Plantation, FL	2.0	2.0	963	$2,300	$2.39	24d	1	0.87mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.88mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.88mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	24d	1	0.89mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	20d	2	0.89mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,900	$2.46	24d	1	0.89mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,850	$2.40	7d	1	0.89mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	24d	1	0.90mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	24d	1	0.90mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	0.90mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	15d	1	0.90mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	12d	1	0.90mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	24d	1	0.90mi
10005 Winding Lake Rd #204 Sunrise, FL	2.0	2.0	772	$1,800	$2.33	24d	1	0.90mi
9994 Nob Hill Ct #9994 Sunrise, FL	2.0	2.0	840	$1,975	$2.35	24d	1	0.91mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	24d	1	0.91mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	5d	1	0.92mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	24d	1	0.92mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	24d	1	0.92mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	15d	1	0.95mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	10d	1	0.95mi
10053 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	7d	1	0.96mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	3d	1	0.97mi

HOA detail condo

• Monthly dues: $658 · $7,896/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $109,000 Active 82 DOM
2. 2026-06-17
   days on market $109,000 Active 81 DOM
3. 2026-06-16
   days on market $109,000 Active 80 DOM
4. 2026-06-15
   days on market $109,000 Active 79 DOM
5. 2026-06-13
   days on market $109,000 Active 77 DOM
6. 2026-06-09
   days on market $109,000 Active 73 DOM
7. 2026-06-08
   days on market $109,000 Active 72 DOM
8. 2026-06-07
   days on market $109,000 Active 71 DOM
9. 2026-06-04
   days on market $109,000 Active 68 DOM
10. 2026-06-03
    days on market $109,000 Active 67 DOM
11. 2026-06-02
    days on market $109,000 Active 66 DOM
12. 2026-06-01
    days on market $109,000 Active 65 DOM
13. 2026-05-31
    days on market $109,000 Active 64 DOM
14. 2026-03-27
    listed $109,000 Active
15. 2021-12-29
    soldstatus $86,000 Closed 716-char remark

    Show marketing remark (716 chars)

    Please open the 3D virtual tour to see this unit. Nicely kept unit in 55+ community with large Florida Room at back. This unit features all accordion shutters throughout, a remodeled kitchen, upgraded bathrooms and good location overlooking the main road in Sunrise Lakes. The owner is replacing the carpeting in the master bedroom. Sunrise Lakes phase 3 Inc 5 allows sons or daughters to help the parents qualify on the income. However, for this to occur, it has to be a cash deal. The Association may require 1 year of maintenance held for a year to ensure timely Assn payments. Minimum credit score is 670 and minimum income for this unit is a NET income of $2100 per month. Call Listing Agent with any questions.

16. 2021-12-20
    status Pending 716-char remark

    Show marketing remark (716 chars)

    Please open the 3D virtual tour to see this unit. Nicely kept unit in 55+ community with large Florida Room at back. This unit features all accordion shutters throughout, a remodeled kitchen, upgraded bathrooms and good location overlooking the main road in Sunrise Lakes. The owner is replacing the carpeting in the master bedroom. Sunrise Lakes phase 3 Inc 5 allows sons or daughters to help the parents qualify on the income. However, for this to occur, it has to be a cash deal. The Association may require 1 year of maintenance held for a year to ensure timely Assn payments. Minimum credit score is 670 and minimum income for this unit is a NET income of $2100 per month. Call Listing Agent with any questions.

17. 2021-11-25
    historical Active Under Contract 716-char remark

    Show marketing remark (716 chars)

    Please open the 3D virtual tour to see this unit. Nicely kept unit in 55+ community with large Florida Room at back. This unit features all accordion shutters throughout, a remodeled kitchen, upgraded bathrooms and good location overlooking the main road in Sunrise Lakes. The owner is replacing the carpeting in the master bedroom. Sunrise Lakes phase 3 Inc 5 allows sons or daughters to help the parents qualify on the income. However, for this to occur, it has to be a cash deal. The Association may require 1 year of maintenance held for a year to ensure timely Assn payments. Minimum credit score is 670 and minimum income for this unit is a NET income of $2100 per month. Call Listing Agent with any questions.

18. 2021-10-27
    listed $87,000 Active 716-char remark

    Show marketing remark (716 chars)

    Please open the 3D virtual tour to see this unit. Nicely kept unit in 55+ community with large Florida Room at back. This unit features all accordion shutters throughout, a remodeled kitchen, upgraded bathrooms and good location overlooking the main road in Sunrise Lakes. The owner is replacing the carpeting in the master bedroom. Sunrise Lakes phase 3 Inc 5 allows sons or daughters to help the parents qualify on the income. However, for this to occur, it has to be a cash deal. The Association may require 1 year of maintenance held for a year to ensure timely Assn payments. Minimum credit score is 670 and minimum income for this unit is a NET income of $2100 per month. Call Listing Agent with any questions.

19. 2001-06-15
    soldstatus $27,000
20. 1996-07-10
    soldstatus $32,000
21. 1979-11-01
    soldstatus $38,400

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $905 · $75/mo
• Expected delta: +$150/yr (+$12/mo · 19.8%)

ⓘ 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 8/10 Severe
• 💨 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: $24,748
• − Mortgage interest: −$6,106
• − Property taxes: −$755
• − Insurance: −$545
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − HOA: −$7,896
• − Depreciation: −$3,171
• Taxable income: $2,316
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $2,940/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

+183.9% since first listed

8 events — show timeline

• 2026-03-27 Listed $109,000 MARMLS
• 2021-12-29 Sold (MLS) $86,000 MARMLS
• 2021-12-20 Pending — MARMLS
• 2021-11-25 Contingent — MARMLS
• 2021-10-27 Listed $87,000 MARMLS
• 2001-06-15 Sold (Public Records) $27,000 Public Records
• 1996-07-10 Sold (Public Records) $32,000 Public Records
• 1979-11-01 Sold (Public Records) $38,400 Public Records

Property tax history

+3.2%/yr

Latest (2025): $755 · +6.6% YoY. Source: county tax records.