9241 Sunrise Lakes Blvd #109 · Sunrise, FL 33322

$179,900

2 bd · 2.0 ba · 1,025 sqft · Condo public records · 15 Days on market

Built 1978 $735/mo HOA · 30% of rent

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Why this score? — see what drove the D+ 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 +15.7/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 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

Fully remodeled with modern finishes 2 Bedroom Two Full Bathrooms . Open concept living and dining area. Stylish kitchen with stainless steel appliances. Screened patio with serene lake views. well-located property is only 13 minutes away from Sawgrass Mills Mall in the heart of Sunrise. The property is in a very well managed senior 55+ community that has all you need to enjoy your retirement life. The community possesses plenty of amenities like clubhouse, billiard room, cards room, library, heated swimming pool, sauna, tennis courses. The property is also close to shops, restaurants, and different supermarkets. Don't let it pass. . It won’t last!

Key facts

• Screened patio
• Remodeled
• Open concept living

Tags

• REMODELED
• MODERN FINISHES
• OPEN CONCEPT LIVING
• STYLISH KITCHEN
• STAINLESS STEEL APPLIANCES
• SCREENED PATIO

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Annual tax noted (excluded from detailed financial reporting per instructions)
• HOA & community: Monthly association fee of $735; Association covers cable TV, insurance, laundry, pest control, and recreation facilities; Community amenities include clubhouse, elevator(s), fitness center, and laundry; Senior community

Exterior

• Parking: Assigned parking
• Security: Smoke detector(s)
• Utilities: Cable available
• Home design: 3-story building; Entry level is 1; Has a view
• Construction: Block construction; Resale property
• Exterior features: Porch; Open porch

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: At least one bedroom on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Laminate flooring; Smoke detector(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $80 ($959/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 560 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 40% 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 $1k of loan paydown is wiped out by about $5k 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 15 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $54k; list at $180k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.34% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 6.2

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: -17.0%
• Equity multiple: 0.42×
• Total profit: $-29,356
• Equity at exit: $26,824

10-year hold

• IRR: -16.8%
• Equity multiple: 0.21×
• Total profit: $-39,660
• Equity at exit: $15,554

Cash invested: $50,372 (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: 560
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,413 high
• Mortgage (P&I): −$943
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$75
• HOA: −$735
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $80

Break-even live

Break-even rent $2,312

Max offer price $179,900

Occupancy floor 92%

Sensitivity live

Price	-10% $182	-5% $131	+0% $80	+5% $29	+10% $-22
Rent	-10% $-111	-5% $-15	+0% $80	+5% $175	+10% $271
Rate	-1.0pp $171	-0.5pp $126	base $80	+0.5pp $33	+1.0pp $-14

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: $44,975
• Closing costs: $5,397
• 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	4d	1	0.37mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	26d	1	0.38mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	24d	1	0.38mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	7d	1	0.39mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	12d	1	0.43mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	17d	1	0.43mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	26d	2	0.44mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,700	$2.17	19d	1	0.45mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,500	$2.01	9d	1	0.45mi
9116 NW 35th Pl Unit 9116 Sunrise, FL	3.0	2.0	1500	$2,800	$1.87	13d	1	0.45mi
3100 N Pine Island Rd #306 Sunrise, FL	2.0	2.0	1170	$2,300	$1.97	1d	1	0.46mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	17d	1	0.48mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	20d	6	0.49mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	3d	9	0.49mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	4d	8	0.49mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	7d	9	0.49mi
3050 Sunrise Lakes Blvd Sunrise, FL	2.0	2.0	1500	$1,900	$1.27	1d	1	0.50mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	26d	1	0.50mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	7d	1	0.54mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	26d	1	0.54mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	26d	1	0.56mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	26d	1	0.58mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	26d	1	0.59mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	4d	1	0.59mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	26d	1	0.60mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	9d	1	0.60mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	26d	1	0.60mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	5d	1	0.62mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	26d	1	0.62mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	26d	1	0.63mi
3571 NW 95th Ter #707 Sunrise, FL	3.0	2.0	1241	$3,100	$2.50	26d	1	0.64mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	26d	1	0.64mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	4d	1	0.65mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	26d	1	0.65mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	26d	1	0.65mi
3730 N Pine Island Rd Sunrise, FL	2.0	1.0	800	$1,899	$2.37	24d	1	0.66mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	26d	1	0.66mi
3811 NW 91st Ter Sunrise, FL	3.0	3.0	1444	$2,900	$2.01	26d	1	0.66mi
8550 NW 27th Pl Unit 8550 Sunrise, FL	2.0	2.0	1360	$2,600	$1.91	17d	1	0.66mi
3551 NW 85th Way Sunrise, FL	2.0–3.0	2.0	1385	$2,194	$1.58	1d	19	0.67mi

HOA detail condo

• Monthly dues: $735 · $8,820/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   days on market $179,900 Active 15 DOM
2. 2026-06-18
   days on market $179,900 Active 12 DOM
3. 2026-06-17
   days on market $179,900 Active 11 DOM
4. 2026-06-16
   days on market $179,900 Active 10 DOM
5. 2026-06-15
   days on market $179,900 Active 9 DOM
6. 2026-06-13
   days on market $179,900 Active 7 DOM
7. 2026-06-09
   days on market $179,900 Active 3 DOM
8. 2026-06-08
   days on market $179,900 Active 2 DOM
9. 2026-06-07
   remarks 656-char remark
10. 2026-06-07
    listed $179,900 Active 1 DOM

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$613/yr (+$51/mo · 69.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,962
• − Mortgage interest: −$10,077
• − Property taxes: −$880
• − Insurance: −$900
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − HOA: −$8,820
• − Depreciation: −$5,233
• Taxable loss: −$1,582
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $1,339/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

+247.3% since first listed

5 events — show timeline

• 2026-06-06 Listed $179,900 MARMLS
• 2021-05-07 Listing Removed — MARMLS
• 2020-12-17 Listed $149,900 MARMLS
• 2019-08-23 Sold (Public Records) $54,000 Public Records
• 1979-08-01 Sold (Public Records) $51,800 Public Records

Property tax history

+14.1%/yr

Latest (2025): $880 · +4.6% YoY. Source: county tax records.