2951 Sunrise Lakes Dr E #107 · Sunrise, FL 33322

$91,500

1 bd · 1.0 ba · 640 sqft · Condo public records · 306 Days on market

Built 1973 $488/mo HOA · 28% 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 +26.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• 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

A GIVE AWAY!!!PRICED TO SELL ASAP!!! AS IS!!! OWNER SAYS PRESENT ALL OFFERS ASSOC. SAYS 55+, FLORIDA RM ENCLOSED WITH GORGEOUS LAKE VIEW!!

Key facts

• Baseboards
• Lake views
• Tile flooring

Tags

• TILE FLOORING
• CROWN MOLDING
• BASEBOARDS
• CUSTOM DESIGNED WALK-IN CLOSET
• ENCLOSED PATIO
• LAKE VIEWS

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Association with monthly fee; Association amenities include: billiard room, clubhouse, elevator(s), fitness center, laundry, parking, pool, shuffleboard court, tennis court(s), trash chute, courtesy bus, street lights; Association fee includes cable TV, grounds maintenance, pest control, sewer, water, common areas, elevator, and recreation facility

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Multi/split levels; Resale; Faces east
• Construction: CBS construction
• Exterior features: Screened patio; Patio

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds; Storm windows; Accessible elevator installed; Smoke detector(s)
• Laundry & utility: Inside laundry in a laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $92k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Somerset Village Academy (math 27% / reading 42%, grade F, #1,709 of 2,144 statewide, top 81%, 242 students, 93% FRL, charter); Bair Middle School (math 23% / reading 38%, grade F, #465 of 571 statewide, top 82%, 766 students, 72% FRL); Plantation High School (math 14% / reading 36%, grade F, #501 of 667 statewide, top 75%, 1,818 students, 68% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 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 $633 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 306 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $14k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $92k implies a 632% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $80,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 306 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.91% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• 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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-3,327
• Equity at exit: $13,643

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $2,022
• Equity at exit: $7,911

Cash invested: $25,620 (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: $1,751 high
• Mortgage (P&I): −$480
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$38
• HOA: −$488
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $240

Break-even live

Break-even rent $1,447

Max offer price $91,500

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: $22,875
• Closing costs: $2,745
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	20d	1	0.18mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	22d	1	0.18mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	3d	1	0.18mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,380	$1.85	10d	2	0.44mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	2d	1	0.45mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	17d	1	0.45mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,500	$2.01	24d	2	0.48mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	24d	1	0.49mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	24d	1	0.49mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$2,620	$2.48	24d	37	0.57mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.60mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	7d	1	0.60mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	7d	1	0.72mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.72mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	24d	1	0.77mi
2330 NW 72nd Ave Sunrise, FL	1.0–2.0	1.0	742	$1,650	$2.22	24d	1	0.80mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	20d	2	0.86mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.87mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.87mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	24d	1	0.87mi
4001 N University Dr Sunrise, FL	—	1.0	600	$1,388	$2.31	12d	1	0.88mi
7300 NW 17th St #318 Plantation, FL	1.0	1.0	660	$1,550	$2.35	24d	1	1.10mi
6901 W Sunrise Blvd Plantation, FL	1.0–3.0	1.0–2.0	1037	$2,062	$1.99	2d	42	1.14mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	24d	1	1.14mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$2,250	$2.28	1d	41	1.15mi
6580 NW 22nd St Unit 2 Sunrise, FL	1.0	1.0	650	$1,000	$1.54	2d	1	1.16mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	1.16mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	7d	1	1.16mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$1,826	$2.04	7d	1	1.17mi
3501 Inverrary Blvd Fort Lauderdale, FL	—	1.0	400	$1,349	$3.37	2d	1	1.18mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	24d	1	1.21mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	16d	1	1.21mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	24d	1	1.21mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	24d	1	1.21mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	13d	1	1.21mi
1681 NW 70th Ave #418 Plantation, FL	1.0	1.0	660	$1,600	$2.42	24d	1	1.21mi
1681 NW 70th Ave #418 Plantation, FL	1.0	1.0	660	$1,700	$2.58	4d	1	1.21mi
4044 NW 87th Ave #4044 Sunrise, FL	1.0	1.0	630	$1,649	$2.62	24d	1	1.24mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$1,675	$1.81	1d	42	1.27mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	1.29mi

HOA detail condo

• Monthly dues: $488 · $5,856/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $91,500 Active 306 DOM
2. 2026-06-17
   days on market $91,500 Active 305 DOM
3. 2026-06-16
   days on market $91,500 Active 304 DOM
4. 2026-06-15
   days on market $91,500 Active 303 DOM
5. 2026-06-13
   days on market $91,500 Active 301 DOM
6. 2026-06-09
   days on market $91,500 Active 297 DOM
7. 2026-06-07
   days on market $91,500 Active 295 DOM
8. 2026-06-04
   days on market $91,500 Active 292 DOM
9. 2026-06-03
   days on market $91,500 Active 291 DOM
10. 2026-06-02
    days on market $91,500 Active 290 DOM
11. 2026-06-01
    days on market $91,500 Active 289 DOM
12. 2026-05-31
    days on market $91,500 Active 288 DOM
13. 2026-05-04
    price $91,500
14. 2026-01-05
    price $98,500
15. 2025-08-16
    listed $105,000 Active
16. 2010-05-14
    soldstatus $12,500 139-char remark

    Show marketing remark (139 chars)

    A GIVE AWAY!!!PRICED TO SELL ASAP!!! AS IS!!! OWNER SAYS PRESENT ALL OFFERS ASSOC. SAYS 55+, FLORIDA RM ENCLOSED WITH GORGEOUS LAKE VIEW!!

17. 2009-12-07
    listed $12,500 139-char remark

    Show marketing remark (139 chars)

    A GIVE AWAY!!!PRICED TO SELL ASAP!!! AS IS!!! OWNER SAYS PRESENT ALL OFFERS ASSOC. SAYS 55+, FLORIDA RM ENCLOSED WITH GORGEOUS LAKE VIEW!!

18. 1991-01-24
    soldstatus $21,000
19. 1977-06-01
    soldstatus $16,500

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $1,651 · $138/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,016
• − Mortgage interest: −$5,125
• − Property taxes: −$1,651
• − Insurance: −$458
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − HOA: −$5,856
• − Depreciation: −$2,662
• Taxable income: $1,902
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $2,424/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

+454.5% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $91,500 Beaches MLS
• 2026-01-05 Price Changed $98,500 Beaches MLS
• 2025-08-16 Listed $105,000 Beaches MLS
• 2010-05-14 Sold (MLS) $12,500 Beaches MLS
• 2009-12-07 Listed $12,500 Beaches MLS
• 1991-01-24 Sold (Public Records) $21,000 Public Records
• 1977-06-01 Sold (Public Records) $16,500 Public Records

Property tax history

+19.3%/yr

Latest (2025): $1,651 · +6.1% YoY. Source: county tax records.