9061 Sunrise Lakes Blvd #109 · Sunrise, FL 33322

$59,000

1 bd · 1.0 ba · 626 sqft · Condo public records · 99 Days on market

Built 1978 $581/mo HOA · 33% 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

1 Bedroom, 1 bath, located in Sunrise lakes Phase 3. Unit has double closets in the master bedroom, attached dining area to large living room, eat in kitchen, large and spacious balcony area. This is a 55+ community with swimming pools, a golf course, recreation rooms for for the private use of it's residents, a movie theatre, dining hall for holiday and events, tennis courts, private exercise facilities, social clubs, saunas, outdoor picnic areas with gas grills and 24 hour roving security.

Key facts

• Fitness center
• Ground-floor condo
• Movie cinema

Tags

• GROUND-FLOOR CONDO
• TWO-DOOR REFRIGERATOR
• ENCLOSED PATIO
• INDOOR AND OUTDOOR POOLS
• FITNESS CENTER
• MOVIE CINEMA

Property features AI

Finance

• HOA & community: Community is a senior community; Monthly HOA fee; HOA includes maintenance of grounds, common areas, golf, recreation facility, and pool service; Community amenities include billiard room, clubhouse, fitness center, golf course, indoor pool, picnic area, outdoor pool, spa/hot tub, community room, hobby room, and kitchen facilities

Exterior

• Parking: Assigned parking; Guest parking
• Security: Fire alarm
• Utilities: Has cooling (central air)
• Home design: Condominium; 2-story building; Entry level: 1st floor; Resale property
• Construction: Block construction
• Exterior features: First-floor entry; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central air conditioning; Ceiling fan(s)
• Interior features: Fire alarm; Unfurnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $59k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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; 38 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $53,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 2.97% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.89%
• DSCR: 2.33
• GRM: 2.8

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: 20.1%
• Equity multiple: 1.78×
• Total profit: $12,884
• Equity at exit: $8,797

10-year hold

• IRR: 25.6%
• Equity multiple: 2.83×
• Total profit: $30,305
• Equity at exit: $5,101

Cash invested: $16,520 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$309
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$25
• HOA: −$581
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $412

Break-even live

Break-even rent $1,234

Max offer price $59,000

Occupancy floor 72%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	24d	1	0.38mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.40mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.40mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	20d	2	0.41mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	24d	1	0.50mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.54mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	7d	1	0.54mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.65mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	7d	1	0.65mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$1,826	$2.04	7d	1	0.70mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.72mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,500	$2.01	24d	2	0.78mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	17d	1	0.80mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	2d	1	0.80mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,380	$1.85	10d	2	0.82mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	24d	1	0.82mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	24d	1	0.83mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	13d	1	0.83mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	16d	1	0.83mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	24d	1	0.83mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	24d	1	0.83mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	7d	1	0.84mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	0.84mi
4044 NW 87th Ave #4044 Sunrise, FL	1.0	1.0	630	$1,649	$2.62	24d	1	0.88mi
9968 Nob Hill Ln #9968 Sunrise, FL	1.0	1.0	744	$1,800	$2.42	24d	1	0.89mi
9943 Nob Hill Pl #9943 Sunrise, FL	1.0	1.0	744	$1,875	$2.52	10d	1	0.89mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	11d	1	0.89mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	24d	1	0.89mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,790	$2.41	1d	1	0.89mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	0.90mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$2,620	$2.48	24d	37	0.96mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	24d	1	0.99mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	24d	1	0.99mi
2347 NW 107th Ave Unit B Sunrise, FL	—	1.0	364	$1,300	$3.57	24d	1	1.36mi
4001 N University Dr Sunrise, FL	—	1.0	600	$1,388	$2.31	12d	1	1.38mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	3d	1	1.43mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	20d	1	1.43mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	21d	1	1.43mi

HOA detail condo

• Monthly dues: $581 · $6,972/yr
• Likely covers: gaspoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $59,000 Active 99 DOM
2. 2026-06-17
   days on market $59,000 Active 98 DOM
3. 2026-06-16
   days on market $59,000 Active 97 DOM
4. 2026-06-15
   days on market $59,000 Active 96 DOM
5. 2026-06-13
   days on market $59,000 Active 94 DOM
6. 2026-06-09
   days on market $59,000 Active 90 DOM
7. 2026-06-07
   days on market $59,000 Active 88 DOM
8. 2026-06-04
   days on market $59,000 Active 85 DOM
9. 2026-06-03
   days on market $59,000 Active 84 DOM
10. 2026-06-02
    days on market $59,000 Active 83 DOM
11. 2026-06-01
    days on market $59,000 Active 82 DOM
12. 2026-05-31
    days on market $59,000 Active 81 DOM
13. 2026-04-13
    price $59,000
14. 2025-12-02
    listed $64,900 Active
15. 2024-09-30
    historical
16. 2024-03-11
    listed $103,000 Active
17. 2022-02-02
    soldstatus $70,000
18. 2022-01-21
    soldstatus $70,000 Closed 497-char remark

    Show marketing remark (497 chars)

    1 Bedroom, 1 bath, located in Sunrise lakes Phase 3. Unit has double closets in the master bedroom, attached dining area to large living room, eat in kitchen, large and spacious balcony area. This is a 55+ community with swimming pools, a golf course, recreation rooms for for the private use of it's residents, a movie theatre, dining hall for holiday and events, tennis courts, private exercise facilities, social clubs, saunas, outdoor picnic areas with gas grills and 24 hour roving security.

19. 2021-12-26
    historical Active Under Contract 497-char remark

    Show marketing remark (497 chars)

    1 Bedroom, 1 bath, located in Sunrise lakes Phase 3. Unit has double closets in the master bedroom, attached dining area to large living room, eat in kitchen, large and spacious balcony area. This is a 55+ community with swimming pools, a golf course, recreation rooms for for the private use of it's residents, a movie theatre, dining hall for holiday and events, tennis courts, private exercise facilities, social clubs, saunas, outdoor picnic areas with gas grills and 24 hour roving security.

20. 2021-12-15
    listed $70,000 Active 497-char remark

    Show marketing remark (497 chars)

    1 Bedroom, 1 bath, located in Sunrise lakes Phase 3. Unit has double closets in the master bedroom, attached dining area to large living room, eat in kitchen, large and spacious balcony area. This is a 55+ community with swimming pools, a golf course, recreation rooms for for the private use of it's residents, a movie theatre, dining hall for holiday and events, tennis courts, private exercise facilities, social clubs, saunas, outdoor picnic areas with gas grills and 24 hour roving security.

21. 2017-05-08
    soldstatus $27,000
22. 2017-05-02
    soldstatus $27,000 Closed
23. 2017-04-04
    historical Contingent
24. 2017-03-09
    price $29,990
25. 2017-02-17
    listed $38,900 Active
26. 2016-03-13
    historical
27. 2015-09-10
    listed $14,900
28. 2004-09-28
    soldstatus $37,900
29. 1985-06-01
    soldstatus $27,700
30. 1985-04-01
    soldstatus $27,700
31. 1982-11-01
    soldstatus $34,000

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $719 · $60/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: $21,060
• − Mortgage interest: −$3,305
• − Property taxes: −$719
• − Insurance: −$295
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − HOA: −$6,972
• − Depreciation: −$1,716
• Taxable income: $4,683
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $3,814/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

+73.5% since first listed

19 events — show timeline

• 2026-04-13 Price Changed $59,000 Beaches MLS
• 2025-12-02 Listed $64,900 Beaches MLS
• 2024-09-30 Listing Removed — MARMLS
• 2024-03-11 Listed $103,000 MARMLS
• 2022-02-02 Sold (Public Records) $70,000 Public Records
• 2022-01-21 Sold (MLS) $70,000 MARMLS
• 2021-12-26 Contingent — MARMLS
• 2021-12-15 Listed $70,000 MARMLS
• 2017-05-08 Sold (Public Records) $27,000 Public Records
• 2017-05-02 Sold (MLS) $27,000 Beaches MLS
• 2017-04-04 Contingent — Beaches MLS
• 2017-03-09 Price Changed $29,990 Beaches MLS
• 2017-02-17 Listed $38,900 Beaches MLS
• 2016-03-13 Listing Removed — Beaches MLS
• 2015-09-10 Listed $14,900 Beaches MLS
• 2004-09-28 Sold (Public Records) $37,900 Public Records
• 1985-06-01 Sold (Public Records) $27,700 Public Records
• 1985-04-01 Sold (Public Records) $27,700 Public Records
• 1982-11-01 Sold (Public Records) $34,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $719 · +6.8% YoY. Source: county tax records.