10451 Sunrise Lakes Blvd #205 · Sunrise, FL 33322

$140,000

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 31 Days on market

Built 1981 $710/mo HOA · 29% of rent

---

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 +25.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• 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

Absolutely IMMACULATE and "MOVE-IN" ready! From the moment you enter this bright and spacious home, which is tiled throughout, you are amazed at it's impeccable decor and feeling of openess. It has every comfort of a large single-family home with its wa lk-in closets, washer and dryer, eat-in kitchen, two full baths and a view of the golf course and lake! This is truly the "Cream of the Crop" of Sunrise Lakes, Phase IV! The amenities will keep even the most active person very busy!

Key facts

• Enclosed balcony
• Fitness center
• Clubhouse

Tags

• ENCLOSED BALCONY
• CLUBHOUSE
• FITNESS CENTER
• GOLF COURSE
• TILE FLOORING
• GENEROUS CLOSET SPACE

Property features AI

Finance

• Other: Pets: conditional; possible restrictions
• HOA & community: Monthly association fee ($710); Association covers common areas, cable TV, grounds maintenance, and structure maintenance; Association amenities include clubhouse, fitness center, pool, storage, transportation service, and elevators; Senior community

Exterior

• Parking: Assigned parking; Detached carport (1 covered space); Guest parking
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on level 2; Resale property
• Construction: Block construction
• Exterior features: Barbecue; Glass-enclosed porch; Porch; Lakefront waterfront; Association pool; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Garbage disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Accessible elevator installed; Eat-in kitchen; Elevator
• Laundry & utility: Dryer

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 $318 ($4k/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: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 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 $968 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 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $68k; list at $140k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.73% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.74%
• DSCR: 1.43
• GRM: 4.8

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-7,693
• Equity at exit: $20,874

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,182
• Equity at exit: $12,105

Cash invested: $39,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,417 high
• Mortgage (P&I): −$734
• Tax from tax record: −$89 /mo · $1,067/yr
• Insurance: −$58
• HOA: −$710
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $318

Break-even live

Break-even rent $2,014

Max offer price $140,000

Occupancy floor 82%

Sensitivity live

Price	-10% $398	-5% $358	+0% $318	+5% $279	+10% $239
Rent	-10% $127	-5% $223	+0% $318	+5% $414	+10% $509
Rate	-1.0pp $389	-0.5pp $354	base $318	+0.5pp $282	+1.0pp $245

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	18d	1	0.28mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	25d	1	0.40mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	25d	1	0.44mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	9	0.45mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.45mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	19d	6	0.45mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	8	0.45mi
10991 NW 30th Pl #10991 Sunrise, FL	3.0	2.0	1144	$2,950	$2.58	25d	1	0.53mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	25d	1	0.63mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	2d	1	0.63mi
10053 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	8d	1	0.63mi
10050 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	760	$1,750	$2.30	25d	1	0.65mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	25d	1	0.65mi
10046 Winding Lake Rd #204 Sunrise, FL	2.0	1.0	760	$1,800	$2.37	25d	1	0.65mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	3d	1	0.66mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	21d	1	0.66mi
10005 Winding Lake Rd #204 Sunrise, FL	2.0	2.0	772	$1,800	$2.33	25d	1	0.66mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	8d	1	0.66mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	22d	1	0.66mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	25d	1	0.67mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	22d	1	0.67mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,900	$2.46	25d	1	0.67mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,850	$2.40	8d	1	0.67mi
10016 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,100	$2.76	25d	1	0.71mi
9827 NW 37th St Unit 4F Sunrise, FL	2.0	2.0	1190	$2,400	$2.02	25d	1	0.72mi
10025 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$1,700	$2.24	25d	1	0.74mi
10784 NW 23rd Ct Sunrise, FL	3.0	2.0	1430	$3,150	$2.20	12d	1	0.75mi
9994 Nob Hill Ct #9994 Sunrise, FL	2.0	2.0	840	$1,975	$2.35	25d	1	0.77mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	13d	1	0.78mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.79mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	25d	1	0.79mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	25d	1	0.80mi
3571 NW 95th Ter #707 Sunrise, FL	3.0	2.0	1241	$3,100	$2.50	25d	1	0.81mi
11386 NW 33rd St Unit 11386 Sunrise, FL	2.0	2.5	1498	$2,900	$1.94	18d	1	0.82mi
3832 NW 107th Way Sunrise, FL	3.0	2.0	1230	$3,150	$2.56	25d	1	0.82mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	2d	1	0.82mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	0.83mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	25d	1	0.83mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	25d	1	0.83mi
3548 NW 111th Ter Sunrise, FL	3.0	2.0	1024	$2,675	$2.61	20d	1	0.84mi

HOA detail condo

• Monthly dues: $710 · $8,520/yr
• Likely covers: cable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-13
   statusdays on market $140,000 Pending 31 DOM
2. 2026-06-09
   days on market $140,000 Active 29 DOM
3. 2026-06-08
   days on market $140,000 Active 28 DOM
4. 2026-06-07
   days on market $140,000 Active 27 DOM
5. 2026-06-04
   days on market $140,000 Active 24 DOM
6. 2026-06-03
   days on market $140,000 Active 23 DOM
7. 2026-06-02
   days on market $140,000 Active 22 DOM
8. 2026-06-01
   days on market $140,000 Active 21 DOM
9. 2026-05-31
   days on market $140,000 Active 20 DOM
10. 2026-05-11
    listed $140,000 Active
11. 2026-05-05
    historical
12. 2025-05-06
    listed $165,000 Active
13. 2015-02-24
    soldstatus $68,000
14. 2015-02-04
    soldstatus $68,000 Sold 509-char remark

    Show marketing remark (509 chars)

    Absolutely IMMACULATE and "MOVE-IN" ready! From the moment you enter this bright and spacious home, which is tiled throughout, you are amazed at it's impeccable decor and feeling of openess. It has every comfort of a large single-family home with its wa lk-in closets, washer and dryer, eat-in kitchen, two full baths and a view of the golf course and lake! This is truly the "Cream of the Crop" of Sunrise Lakes, Phase IV! The amenities will keep even the most active person very busy!

15. 2014-12-13
    status Pending 509-char remark

    Show marketing remark (509 chars)

    Absolutely IMMACULATE and "MOVE-IN" ready! From the moment you enter this bright and spacious home, which is tiled throughout, you are amazed at it's impeccable decor and feeling of openess. It has every comfort of a large single-family home with its wa lk-in closets, washer and dryer, eat-in kitchen, two full baths and a view of the golf course and lake! This is truly the "Cream of the Crop" of Sunrise Lakes, Phase IV! The amenities will keep even the most active person very busy!

16. 2014-12-05
    listed $68,000 Active 509-char remark

    Show marketing remark (509 chars)

    Absolutely IMMACULATE and "MOVE-IN" ready! From the moment you enter this bright and spacious home, which is tiled throughout, you are amazed at it's impeccable decor and feeling of openess. It has every comfort of a large single-family home with its wa lk-in closets, washer and dryer, eat-in kitchen, two full baths and a view of the golf course and lake! This is truly the "Cream of the Crop" of Sunrise Lakes, Phase IV! The amenities will keep even the most active person very busy!

17. 2002-07-17
    soldstatus $72,000
18. 1982-04-01
    soldstatus $66,900

ⓘ 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: $1,067 · $89/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: +$95/yr (+$8/mo · 9.0%)

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

Taxation est. · year 1

• Rental income: $29,008
• − Mortgage interest: −$7,842
• − Property taxes: −$1,067
• − Insurance: −$700
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − HOA: −$8,520
• − Depreciation: −$4,073
• Taxable income: $2,165
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $3,300/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

+109.3% since first listed

9 events — show timeline

• 2026-05-11 Listed $140,000 MARMLS
• 2026-05-05 Listing Removed — MARMLS
• 2025-05-06 Listed $165,000 MARMLS
• 2015-02-24 Sold (Public Records) $68,000 Public Records
• 2015-02-04 Sold (MLS) $68,000 MARMLS
• 2014-12-13 Pending — MARMLS
• 2014-12-05 Listed $68,000 MARMLS
• 2002-07-17 Sold (Public Records) $72,000 Public Records
• 1982-04-01 Sold (Public Records) $66,900 Public Records

Property tax history

+14.6%/yr

Latest (2025): $1,067 · +6.4% YoY. Source: county tax records.