9900 Sunrise Lakes Blvd #107 · Sunrise, FL 33322

$87,000

1 bd · 1.0 ba · 640 sqft · Condo public records · 89 Days on market

Built 1980 $469/mo HOA · 27% 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

Fully updated one bedroom, one bathroom unit with a beautiful lake view. The cozy terrace, enclosed with impact glass, is perfect for relaxing. Enjoy vacation-style living in this condominium with resort-style amenities such us golf, swimming pools, tennis, fitness center, jacuzzi, billiards, BBQ area, ballroom, live shows and plenty of fun activities. This amazing 55+ community is located near dining, supermarkets and shopping. First-floor location for added convenience and easy accessibility. New air conditioning unit. This property is offered furnished, with a few items excluded. (Service animals and ESA pets allowed with the right paperwork).

Key facts

• Cozy terrace
• Lake view
• First-floor location

Tags

• LAKE VIEW
• COZY TERRACE
• RESORT-STYLE AMENITIES
• FIRST-FLOOR LOCATION
• NEW AIR CONDITIONING UNIT

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, pool, sauna, tennis courts, billiard room, cabana, library, barbecue/picnic areas, laundry facilities, parking, recreation facilities and association management; Association fee covers common areas, cable TV, laundry, maintenance (grounds and structure), legal/accounting and amenities; Located in a golf course community; Senior community

Exterior

• Parking: Assigned parking (one space)
• Security: High-impact/security doors
• Utilities: Has cooling and heating; Electric utilities
• Home design: Condo / attached property; 3-story building; Entry on level 1; Effective year built (updated)
• Construction: Block construction
• Exterior features: Glass-enclosed porch; Porch; Heated pool; Security/high-impact doors; Has a view; Updated/remodeled condition

Interior

• Kitchen: Electric range; Self-cleaning oven; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning (electric); Electric heating
• Interior features: First-floor entry; Bedroom on main level; Tub/shower; Elevator access; Blinds on windows
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $87k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 33 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 $601 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 89 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $81,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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: 10.96%
• Cash-on-cash: 16.66%
• DSCR: 1.74
• 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: 4.0%
• Equity multiple: 1.15×
• Total profit: $3,662
• Equity at exit: $12,972

10-year hold

• IRR: 10.1%
• Equity multiple: 1.66×
• Total profit: $16,174
• Equity at exit: $7,522

Cash invested: $24,360 (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: $1,726 high
• Mortgage (P&I): −$456
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$36
• HOA: −$469
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $338

Break-even live

Break-even rent $1,298

Max offer price $87,000

Occupancy floor 75%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.34mi
2347 NW 107th Ave Unit B Sunrise, FL	—	1.0	364	$1,300	$3.57	24d	1	0.70mi
11135 NW 25th Ct Unit 1 Sunrise, FL	—	1.0	350	$1,399	$4.00	24d	1	0.94mi
11135 NW 25th Ct Unit 1 Sunrise, FL	—	1.0	350	$1,000	$2.86	5d	1	0.94mi
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	21d	2	0.96mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	24d	1	1.00mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	24d	1	1.05mi
9968 Nob Hill Ln #9968 Sunrise, FL	1.0	1.0	744	$1,800	$2.42	24d	1	1.07mi
9943 Nob Hill Pl #9943 Sunrise, FL	1.0	1.0	744	$1,875	$2.52	11d	1	1.07mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	12d	1	1.07mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,790	$2.41	2d	1	1.07mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	24d	1	1.07mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	1.15mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	1.15mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	1.23mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	1.23mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$1,826	$2.04	8d	1	1.31mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,500	$2.01	24d	2	1.34mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,380	$1.85	11d	2	1.40mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	18d	1	1.40mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	2d	1	1.40mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	24d	1	1.44mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	24d	1	1.44mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	14d	1	1.44mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	17d	1	1.44mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	24d	1	1.44mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	24d	1	1.44mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	8d	1	1.46mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	1.46mi
4044 NW 87th Ave #4044 Sunrise, FL	1.0	1.0	630	$1,649	$2.62	24d	1	1.48mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	1.49mi

HOA detail condo

• Monthly dues: $469 · $5,628/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-10
   status $87,000 Pending 89 DOM
2. 2026-06-09
   days on market $87,000 Active Under Contract 89 DOM
3. 2026-06-08
   days on market $87,000 Active Under Contract 88 DOM
4. 2026-06-07
   days on market $87,000 Active Under Contract 87 DOM
5. 2026-06-04
   days on market $87,000 Active Under Contract 84 DOM
6. 2026-06-03
   days on market $87,000 Active Under Contract 83 DOM
7. 2026-06-02
   days on market $87,000 Active Under Contract 82 DOM
8. 2026-06-01
   days on market $87,000 Active Under Contract 81 DOM
9. 2026-05-31
   days on market $87,000 Active Under Contract 80 DOM
10. 2026-05-22
    historical Active Under Contract
11. 2026-05-05
    price $87,000
12. 2026-03-12
    listed $95,000 Active
13. 2025-01-31
    historical
14. 2024-04-22
    listed $135,000 Active
15. 2021-09-13
    soldstatus $72,000
16. 2010-06-18
    soldstatus $10,000
17. 2010-01-02
    listed $12,500
18. 1999-06-22
    soldstatus $19,000
19. 1980-06-01
    soldstatus $34,900

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $766 · $64/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: $20,713
• − Mortgage interest: −$4,873
• − Property taxes: −$766
• − Insurance: −$435
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − HOA: −$5,628
• − Depreciation: −$2,531
• Taxable income: $3,165
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $3,299/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

+149.3% since first listed

10 events — show timeline

• 2026-05-22 Contingent — MARMLS
• 2026-05-05 Price Changed $87,000 MARMLS
• 2026-03-12 Listed $95,000 MARMLS
• 2025-01-31 Listing Removed — MARMLS
• 2024-04-22 Listed $135,000 MARMLS
• 2021-09-13 Sold (Public Records) $72,000 Public Records
• 2010-06-18 Sold (MLS) $10,000 Beaches MLS
• 2010-01-02 Listed $12,500 Beaches MLS
• 1999-06-22 Sold (Public Records) $19,000 Public Records
• 1980-06-01 Sold (Public Records) $34,900 Public Records

Property tax history

+6.1%/yr

Latest (2025): $766 · +6.5% YoY. Source: county tax records.