9601 NW Sunrise Lakes Blvd Blvd · Sunrise, FL 33322

$109,900

2 bd · 2.0 ba · 850 sqft · Condo · 149 Days on market

Built 1981 $676/mo HOA · 31% 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

Key facts

• $676 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (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: Horizon Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 568 students, 74% FRL); Bair Middle School (math 23% / reading 38%, grade F, #465 of 571 statewide, top 82%, 766 students, 72% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-15 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 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 36% 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 $760 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 149 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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: 1.98% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 4.2

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-4,312
• Equity at exit: $16,386

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,392
• Equity at exit: $9,502

Cash invested: $30,772 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,179 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$676
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $286

Break-even live

Break-even rent $1,817

Max offer price $109,900

Occupancy floor 82%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.30mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.30mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	8	0.30mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.30mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.37mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	24d	1	0.49mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.49mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	24d	1	0.49mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	7d	1	0.49mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.50mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	24d	1	0.52mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	24d	1	0.52mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	5d	1	0.52mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.53mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	0.53mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	24d	1	0.57mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	24d	1	0.58mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.58mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.58mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	20d	2	0.59mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	24d	2	0.60mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	10d	1	0.63mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	15d	1	0.63mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.64mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	24d	1	0.66mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	2d	1	0.66mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	15d	1	0.67mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	24d	1	0.68mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	24d	1	0.69mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	0.69mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	24d	1	0.69mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	24d	1	0.71mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	24d	1	0.72mi
3730 N Pine Island Rd Sunrise, FL	2.0	1.0	800	$1,899	$2.37	22d	1	0.72mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.72mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	7d	1	0.72mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	12d	1	0.74mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	24d	1	0.75mi
9994 Nob Hill Ct #9994 Sunrise, FL	2.0	2.0	840	$1,975	$2.35	24d	1	0.75mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	24d	1	0.76mi

HOA detail condo

• Monthly dues: $676 · $8,112/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-03-11
   status Pending
2. 2026-02-27
   status Pending
3. 2025-10-04
   price $109,900
4. 2025-10-01
   listed $105,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,142
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − HOA: −$8,112
• − Depreciation: −$3,197
• Taxable income: $2,296
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $2,875/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

+3.8% since first listed

4 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2026-02-27 Pending — Beaches MLS
• 2025-10-04 Price Changed $109,900 Beaches MLS
• 2025-10-01 Listed $105,900 Beaches MLS