9861 Sunrise Lakes Blvd #101 · Sunrise, FL 33322

$110,000

2 bd · 2.0 ba · 1,146 sqft · Condo public records · 95 Days on market

Built 1981 $566/mo HOA · 23% 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

Conveniently located and spacious first floor corner unit for sale. This 2 bedroom 2 bath condo offers spectacular views of the lake and golf course. Also within walking distance to the laundry, mailbox and one of the many community pools. Unit also features updated kitchen and bathrooms with granite countertops and custom cabinets. Relax and enjoy all of the amenities the community offers such as: golf, racquet ball, tennis, gym, billiards, theater and much more! This condo is just minutes away from Sawgrass mall and other shops and restaurants. Courtesy shuttles available for all residents. A 55+ community.

Key facts

• Corner location
• Ground-floor living
• Lakefront views

Tags

• LAKEFRONT VIEWS
• IMPACT WINDOWS
• GROUND-FLOOR LIVING
• CORNER LOCATION

Property features AI

Finance

• Financial info: Pets allowed (contact association for details)
• HOA & community: Has association; Monthly HOA fee; HOA amenities include billiard room, fitness center, parking, pool, heated pool, spa/hot tub, business center, community room; HOA includes cable TV

Exterior

• Parking: Assigned parking (1 space); No carport
• Utilities: Public water; Public sewer; Other utilities
• Home design: Condominium; Resale property; 3-story building; Entry at level 1; Faces west
• Construction: CBS construction; Mixed roof
• Exterior features: Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Refrigerator; Electric cooktop
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Storm windows

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 $710 ($9k/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: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 41% 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 $761 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $94k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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: 2.24% ✓
• Cap rate: 14.04%
• Cash-on-cash: 27.66%
• DSCR: 2.23
• GRM: 3.7

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: 18.3%
• Equity multiple: 1.71×
• Total profit: $21,908
• Equity at exit: $16,401

10-year hold

• IRR: 24.4%
• Equity multiple: 2.82×
• Total profit: $55,908
• Equity at exit: $9,511

Cash invested: $30,800 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,465 high
• Mortgage (P&I): −$577
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$46
• HOA: −$566
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $710

Break-even live

Break-even rent $1,566

Max offer price $110,000

Occupancy floor 66%

Sensitivity live

Price	-10% $772	-5% $741	+0% $710	+5% $679	+10% $648
Rent	-10% $515	-5% $613	+0% $710	+5% $807	+10% $905
Rate	-1.0pp $765	-0.5pp $738	base $710	+0.5pp $681	+1.0pp $652

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: $27,500
• Closing costs: $3,300
• 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	2d	9	0.12mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	8	0.12mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.12mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	19d	6	0.12mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	25d	1	0.30mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	25d	1	0.32mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	3d	1	0.38mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	2d	1	0.40mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	25d	1	0.40mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	5d	1	0.42mi
2566 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,600	$2.73	0d	1	0.46mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.48mi
3571 NW 95th Ter #707 Sunrise, FL	3.0	2.0	1241	$3,100	$2.50	25d	1	0.54mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.55mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	25d	1	0.57mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	25d	1	0.58mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	8d	1	0.58mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	25d	1	0.62mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	23d	1	0.62mi
9116 NW 35th Pl Unit 9116 Sunrise, FL	3.0	2.0	1500	$2,800	$1.87	11d	1	0.62mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,700	$2.17	17d	1	0.62mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,500	$2.01	8d	1	0.62mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	25d	1	0.65mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	8d	1	0.65mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	23d	1	0.65mi
9827 NW 37th St Unit 4F Sunrise, FL	2.0	2.0	1190	$2,400	$2.02	25d	1	0.67mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	5d	1	0.68mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	25d	1	0.68mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	25d	1	0.68mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	23d	1	0.68mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	15d	1	0.70mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	13d	1	0.70mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	25d	1	0.70mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	25d	1	0.71mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	25d	1	0.72mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	13d	1	0.72mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	25d	1	0.72mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	25d	1	0.73mi
9994 Nob Hill Ct #9994 Sunrise, FL	2.0	2.0	840	$1,975	$2.35	25d	1	0.73mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,900	$2.46	25d	1	0.75mi

HOA detail condo

• Monthly dues: $566 · $6,792/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-16
   days on market $110,000 Active 95 DOM
2. 2026-06-15
   days on market $110,000 Active 94 DOM
3. 2026-06-13
   days on market $110,000 Active 92 DOM
4. 2026-06-09
   days on market $110,000 Active 88 DOM
5. 2026-06-08
   days on market $110,000 Active 87 DOM
6. 2026-06-07
   days on market $110,000 Active 86 DOM
7. 2026-06-04
   days on market $110,000 Active 83 DOM
8. 2026-06-03
   days on market $110,000 Active 82 DOM
9. 2026-06-02
   days on market $110,000 Active 81 DOM
10. 2026-06-01
    days on market $110,000 Active 80 DOM
11. 2026-05-31
    days on market $110,000 Active 79 DOM
12. 2026-03-13
    listed $110,000 Active
13. 2021-03-05
    soldstatus $93,500 Closed 616-char remark

    Show marketing remark (616 chars)

    Conveniently located and spacious first floor corner unit for sale. This 2 bedroom 2 bath condo offers spectacular views of the lake and golf course. Also within walking distance to the laundry, mailbox and one of the many community pools. Unit also features updated kitchen and bathrooms with granite countertops and custom cabinets. Relax and enjoy all of the amenities the community offers such as: golf, racquet ball, tennis, gym, billiards, theater and much more! This condo is just minutes away from Sawgrass mall and other shops and restaurants. Courtesy shuttles available for all residents. A 55+ community.

14. 2021-03-05
    soldstatus $93,500

    Show marketing remark (616 chars)

    Conveniently located and spacious first floor corner unit for sale. This 2 bedroom 2 bath condo offers spectacular views of the lake and golf course. Also within walking distance to the laundry, mailbox and one of the many community pools. Unit also features updated kitchen and bathrooms with granite countertops and custom cabinets. Relax and enjoy all of the amenities the community offers such as: golf, racquet ball, tennis, gym, billiards, theater and much more! This condo is just minutes away from Sawgrass mall and other shops and restaurants. Courtesy shuttles available for all residents. A 55+ community.

15. 2021-02-19
    status Pending 616-char remark

    Show marketing remark (616 chars)

    Conveniently located and spacious first floor corner unit for sale. This 2 bedroom 2 bath condo offers spectacular views of the lake and golf course. Also within walking distance to the laundry, mailbox and one of the many community pools. Unit also features updated kitchen and bathrooms with granite countertops and custom cabinets. Relax and enjoy all of the amenities the community offers such as: golf, racquet ball, tennis, gym, billiards, theater and much more! This condo is just minutes away from Sawgrass mall and other shops and restaurants. Courtesy shuttles available for all residents. A 55+ community.

16. 2021-01-28
    historical Active Under Contract 616-char remark

    Show marketing remark (616 chars)

    Conveniently located and spacious first floor corner unit for sale. This 2 bedroom 2 bath condo offers spectacular views of the lake and golf course. Also within walking distance to the laundry, mailbox and one of the many community pools. Unit also features updated kitchen and bathrooms with granite countertops and custom cabinets. Relax and enjoy all of the amenities the community offers such as: golf, racquet ball, tennis, gym, billiards, theater and much more! This condo is just minutes away from Sawgrass mall and other shops and restaurants. Courtesy shuttles available for all residents. A 55+ community.

17. 2021-01-15
    listed $99,500 Active 616-char remark

    Show marketing remark (616 chars)

    Conveniently located and spacious first floor corner unit for sale. This 2 bedroom 2 bath condo offers spectacular views of the lake and golf course. Also within walking distance to the laundry, mailbox and one of the many community pools. Unit also features updated kitchen and bathrooms with granite countertops and custom cabinets. Relax and enjoy all of the amenities the community offers such as: golf, racquet ball, tennis, gym, billiards, theater and much more! This condo is just minutes away from Sawgrass mall and other shops and restaurants. Courtesy shuttles available for all residents. A 55+ community.

18. 1980-07-01
    soldstatus $54,000

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$329/yr (+$27/mo · 56.3%)

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

Taxation est. · year 1

• Rental income: $29,579
• − Mortgage interest: −$6,162
• − Property taxes: −$584
• − Insurance: −$550
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − HOA: −$6,792
• − Depreciation: −$3,200
• Taxable income: $7,559
• Est. tax owed @ 24.0%: −$1,814
• After-tax cash flow: $6,705/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

+103.7% since first listed

7 events — show timeline

• 2026-03-13 Listed $110,000 Beaches MLS
• 2021-03-05 Sold (Public Records) $93,500 Public Records
• 2021-03-05 Sold (MLS) $93,500 MARMLS
• 2021-02-19 Pending — MARMLS
• 2021-01-28 Contingent — MARMLS
• 2021-01-15 Listed $99,500 MARMLS
• 1980-07-01 Sold (Public Records) $54,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $584 · +9.6% YoY. Source: county tax records.