9900 Sunrise Lakes Blvd #102 · Sunrise, FL 33322

$108,000

2 bd · 2.0 ba · 850 sqft · Condo public records · 94 Days on market

Built 1980 $579/mo HOA · 25% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

HANDYMAN SPECIAL 2/2 ON FIRST FLOOR IN FABULOUS SUNRISE LAKES. TOTALLY ORIGINAL CONDO READY TO MOVE-IN OR TO UPDATE. VERY ACTIVE SENIOR COMMUNITY. EVERYTHING IS ORIGINAL A REAL REMODELERS SPECIAL. HARDLY USED THIS IS AN INCREDIBLY LOW PRICE FOR THIS SPACIOUS CONDO. ENJOY THE GORGEOUS LAKE AND GOLF AND CLUBHSE POOL FROM THE SCREENED TERRACE.TILED KITCHEN AND FOYER,AND VERY CLEAN.!!ENJOY THE MANY AMENITIES OF THE CLUBHSE,FREE GOLF, TENNIS, TO MANY TO MENTION!!!!!!

Key facts

• Fitness center
• Clubhouse
• First floor unit

Tags

• FIRST FLOOR UNIT
• SUNRISELAKES COMMUNITY
• CLUBHOUSE
• FITNESS CENTER
• BBQ AREA
• RESORT STYLE LIFESTYLE

Property features AI

Finance

• Other: Association pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes cable TV, golf, insurance, laundry, grounds maintenance, structure maintenance, parking, recreation facilities, sewer, security, trash, and water; Community amenities include basketball court, billiard room, clubhouse, fitness center, golf course, laundry facilities, library, pool, tennis courts, and elevators; Located in a golf course community; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Security guard
• Utilities: Association-managed water and sewer; Electric service; Has cooling and heating
• Home design: Attached property; 4-story building; Resale unit; First floor entry/entry level 1
• Construction: Block construction
• Exterior features: Balcony; Screened balcony; Lakefront view; Has view

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Custom mirrors; Split bedrooms; First floor entry
• Laundry & utility: Community/common area laundry; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $98k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 38% 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 $747 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $108k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $98,280 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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: 2.10% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.43%
• DSCR: 1.95
• GRM: 4.0

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: 10.3%
• Equity multiple: 1.39×
• Total profit: $11,886
• Equity at exit: $16,103

10-year hold

• IRR: 16.6%
• Equity multiple: 2.16×
• Total profit: $35,102
• Equity at exit: $9,338

Cash invested: $30,240 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$566
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$45
• HOA: −$579
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $540

Break-even live

Break-even rent $1,588

Max offer price $108,000

Occupancy floor 71%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.03mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.07mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.31mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.31mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	4d	9	0.31mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	8	0.31mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.34mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	24d	1	0.69mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	0.70mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.70mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	17d	1	0.72mi
10115 W Sunrise Blvd #104 Plantation, FL	1.0	1.0	806	$1,850	$2.30	13d	1	0.74mi
10115 W Sunrise Blvd #104 Plantation, FL	1.0	1.0	806	$1,800	$2.23	2d	1	0.74mi
10105 W Sunrise Blvd #306 Plantation, FL	2.0	2.0	963	$2,300	$2.39	24d	1	0.79mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.81mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	24d	1	0.83mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	24d	1	0.88mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	7d	1	0.90mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	24d	1	0.90mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	24d	1	0.92mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,850	$2.40	7d	1	0.94mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,900	$2.46	24d	1	0.94mi
10005 Winding Lake Rd #204 Sunrise, FL	2.0	2.0	772	$1,800	$2.33	24d	1	0.95mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.96mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.96mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	20d	2	0.96mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	12d	1	0.97mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	24d	1	0.97mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	24d	1	0.97mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	24d	1	0.97mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	0.97mi
9994 Nob Hill Ct #9994 Sunrise, FL	2.0	2.0	840	$1,975	$2.35	24d	1	0.97mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	15d	1	0.97mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	24d	1	0.98mi
10053 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	7d	1	0.99mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	24d	1	1.00mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	3d	1	1.00mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	20d	1	1.00mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	4d	1	1.01mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	24d	1	1.01mi

HOA detail condo

• Monthly dues: $579 · $6,948/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $108,000 Active 94 DOM
2. 2026-06-17
   days on market $108,000 Active 93 DOM
3. 2026-06-16
   days on market $108,000 Active 92 DOM
4. 2026-06-15
   days on market $108,000 Active 91 DOM
5. 2026-06-13
   days on market $108,000 Active 89 DOM
6. 2026-06-09
   days on market $108,000 Active 85 DOM
7. 2026-06-08
   days on market $108,000 Active 84 DOM
8. 2026-06-07
   days on market $108,000 Active 83 DOM
9. 2026-06-04
   days on market $108,000 Active 80 DOM
10. 2026-06-03
    days on market $108,000 Active 79 DOM
11. 2026-06-02
    days on market $108,000 Active 78 DOM
12. 2026-06-01
    days on market $108,000 Active 77 DOM
13. 2026-05-31
    days on market $108,000 Active 76 DOM
14. 2026-04-27
    price $108,000
15. 2026-03-16
    listed $115,000 Active
16. 2026-03-09
    historical
17. 2025-11-08
    price $117,000
18. 2025-09-16
    listed $119,000 Active
19. 2016-05-23
    soldstatus $42,900
20. 2016-05-19
    soldstatus $42,900 468-char remark

    Show marketing remark (468 chars)

    HANDYMAN SPECIAL 2/2 ON FIRST FLOOR IN FABULOUS SUNRISE LAKES. TOTALLY ORIGINAL CONDO READY TO MOVE-IN OR TO UPDATE. VERY ACTIVE SENIOR COMMUNITY. EVERYTHING IS ORIGINAL A REAL REMODELERS SPECIAL. HARDLY USED THIS IS AN INCREDIBLY LOW PRICE FOR THIS SPACIOUS CONDO. ENJOY THE GORGEOUS LAKE AND GOLF AND CLUBHSE POOL FROM THE SCREENED TERRACE.TILED KITCHEN AND FOYER,AND VERY CLEAN.!!ENJOY THE MANY AMENITIES OF THE CLUBHSE,FREE GOLF, TENNIS, TO MANY TO MENTION!!!!!!

21. 2016-03-24
    listed $42,900 468-char remark

    Show marketing remark (468 chars)

    HANDYMAN SPECIAL 2/2 ON FIRST FLOOR IN FABULOUS SUNRISE LAKES. TOTALLY ORIGINAL CONDO READY TO MOVE-IN OR TO UPDATE. VERY ACTIVE SENIOR COMMUNITY. EVERYTHING IS ORIGINAL A REAL REMODELERS SPECIAL. HARDLY USED THIS IS AN INCREDIBLY LOW PRICE FOR THIS SPACIOUS CONDO. ENJOY THE GORGEOUS LAKE AND GOLF AND CLUBHSE POOL FROM THE SCREENED TERRACE.TILED KITCHEN AND FOYER,AND VERY CLEAN.!!ENJOY THE MANY AMENITIES OF THE CLUBHSE,FREE GOLF, TENNIS, TO MANY TO MENTION!!!!!!

22. 1980-07-01
    soldstatus $51,000

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $896 · $75/mo
• Expected delta: +$130/yr (+$11/mo · 17.0%)

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

Taxation est. · year 1

• Rental income: $27,255
• − Mortgage interest: −$6,050
• − Property taxes: −$766
• − Insurance: −$540
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − HOA: −$6,948
• − Depreciation: −$3,142
• Taxable income: $5,448
• Est. tax owed @ 24.0%: −$1,308
• After-tax cash flow: $5,173/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

+111.8% since first listed

9 events — show timeline

• 2026-04-27 Price Changed $108,000 MARMLS
• 2026-03-16 Listed $115,000 MARMLS
• 2026-03-09 Listing Removed — MARMLS
• 2025-11-08 Price Changed $117,000 MARMLS
• 2025-09-16 Listed $119,000 MARMLS
• 2016-05-23 Sold (Public Records) $42,900 Public Records
• 2016-05-19 Sold (MLS) $42,900 Beaches MLS
• 2016-03-24 Listed $42,900 Beaches MLS
• 1980-07-01 Sold (Public Records) $51,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $766 · +7.8% YoY. Source: county tax records.