9101 Sunrise Lakes Blvd · Sunrise, FL 33322

$74,999

1 bd · 1.0 ba · 590 sqft · Townhouse · 86 Days on market

Built 1978 Est $74k · at est. $599/mo HOA · 34% 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 +29.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.7/15.0
• 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

* * 55+ Community Nice kitchen- spectacular closet in bedroom- bathtub in the bathroom- comfortable living room and dining room-Ceramic Tile flooring throughout the unit -patio with garden view- * * Unit on the second floor * * Courtesy bus for short rides * * Club house available for parties * * maintenance includes: golf, gym, tennis, shows movies, pools, sauna, billard. * * Association Requires $2.825 a month net income and 670 credit score

Key facts

• Spectacular closet
• $599 HOA
• Parking

Tags

• SPECTACULAR CLOSET
• CERAMIC TILE FLOORING
• PATIO WITH GARDEN VIEW

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $265 ($3k/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: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 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).

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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $70,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1978 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.33% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.14%
• DSCR: 1.67
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $73,750
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8851 Sunrise Lakes Blvd #208	0.29mi	1/1.0	600 (+2%)	2mo	$64,500	$108	82
9400 Sunrise Lakes Blvd #307	0.31mi	1/1.0	640 (+8%)	3mo	$105,000	$164	69
2781 N Pine Island Rd #105	0.28mi	1/1.0	640 (+8%)	12mo	$60,000	$94	62
8901 Sunrise Lakes Blvd #207	0.26mi	1/1.0	640 (+8%)	22mo	$80,000	$125	56
9620 Sunrise Lakes Blvd #106	0.43mi	1/1.0	640 (+8%)	14mo	$95,000	$148	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.6% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $993
• Equity at exit: $11,183

10-year hold

• IRR: 6.3%
• Equity multiple: 1.38×
• Total profit: $8,064
• Equity at exit: $6,485

Cash invested: $21,000 (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: $1,750 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$599
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $265

Break-even live

Break-even rent $1,414

Max offer price $74,999

Occupancy floor 80%

Sensitivity live

Price	-10% $317	-5% $291	+0% $265	+5% $239	+10% $213
Rent	-10% $127	-5% $196	+0% $265	+5% $334	+10% $403
Rate	-1.0pp $303	-0.5pp $284	base $265	+0.5pp $246	+1.0pp $226

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	2d	1	0.44mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	25d	1	0.44mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	25d	1	0.45mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	21d	2	0.45mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	25d	1	0.54mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	0.60mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.60mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.63mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.70mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	0.70mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$1,826	$2.04	8d	1	0.79mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,500	$2.01	25d	2	0.83mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	18d	1	0.87mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	3d	1	0.87mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,380	$1.85	11d	2	0.87mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	25d	1	0.91mi
9968 Nob Hill Ln #9968 Sunrise, FL	1.0	1.0	744	$1,800	$2.42	25d	1	0.91mi
9943 Nob Hill Pl #9943 Sunrise, FL	1.0	1.0	744	$1,875	$2.52	11d	1	0.91mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	12d	1	0.91mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,790	$2.41	2d	1	0.91mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	25d	1	0.91mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	14d	1	0.92mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	25d	1	0.92mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	17d	1	0.92mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	25d	1	0.92mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	25d	1	0.92mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	8d	1	0.94mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	25d	1	0.94mi
4044 NW 87th Ave #4044 Sunrise, FL	1.0	1.0	630	$1,649	$2.62	25d	1	0.97mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	25d	1	0.99mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$2,620	$2.48	25d	37	1.05mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	25d	1	1.07mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	25d	1	1.07mi
2347 NW 107th Ave Unit B Sunrise, FL	—	1.0	364	$1,300	$3.57	25d	1	1.27mi
4001 N University Dr Sunrise, FL	—	1.0	600	$1,388	$2.31	13d	1	1.47mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	22d	1	1.48mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	21d	1	1.48mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	4d	1	1.48mi
11135 NW 25th Ct Unit 1 Sunrise, FL	—	1.0	350	$1,399	$4.00	25d	1	1.49mi
11135 NW 25th Ct Unit 1 Sunrise, FL	—	1.0	350	$1,000	$2.86	6d	1	1.49mi

HOA detail

• Monthly dues: $599 · $7,188/yr
• Likely covers: poolgym

Listing history 4 events

1. 2026-06-18
   days on market $74,999 Active 86 DOM
2. 2026-06-17
   days on market $74,999 Active 85 DOM
3. 2026-06-16
   remarks 464-char remark
4. 2026-06-16
   listed $74,999 Active 84 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,997
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − HOA: −$7,188
• − Depreciation: −$2,182
• Taxable income: $2,567
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $2,564/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