8000 Sunrise Lakes Dr E #112 · Sunrise, FL 33322

$94,900

2 bd · 2.0 ba · 850 sqft · Condo public records · 342 Days on market

Built 1973 $645/mo HOA · 30% 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 +28.6/30.0
• 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 renovated 2BR/2BA condo in Sunrise Lakes Phase 1, a 55+ community. This ground-floor, corner unit feels like a single-family home with the ease of condo living. Renovations completed with permits—new electrical, kitchen, bathrooms, flooring, paint, and more. No expense spared! Enjoy your morning coffee on the walkout screened-in patio or take advantage of community amenities. Maintenance-free lifestyle in a vibrant, active adult community. Schedule your private showing today! This property qualifies for a mortgage rate buydown of up to 3%!

Key facts

• Fully renovated
• Community amenities
• $645 HOA

Tags

• FULLY RENOVATED
• GROUND-FLOOR CORNER UNIT
• WALKOUT SCREENED-IN PATIO
• COMMUNITY AMENITIES
• MAINTENANCE-FREE LIFESTYLE
• ACTIVE ADULT COMMUNITY

Property features AI

Finance

• Other: Senior community
• HOA & community: Community association with monthly fee; Association amenities: Clubhouse, Elevators, Fitness center, On-site management, Parking, Manager on site, Community room; HOA fee covers cable TV, insurance, grounds maintenance, sewer, water, and common areas

Exterior

• Parking: Assigned parking
• Utilities: Three-phase electric
• Home design: Condominium; Single-story; Entry-level living area; Faces east
• Construction: Block/Concrete/CBS construction
• Exterior features: Screened patio; Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Stacked bedroom layout

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Zoned schools: Somerset Village Academy (math 27% / reading 42%, grade F, #1,709 of 2,144 statewide, top 81%, 242 students, 93% FRL, charter); Bair Middle School (math 23% / reading 38%, grade F, #465 of 571 statewide, top 82%, 766 students, 72% FRL); Plantation High School (math 14% / reading 36%, grade F, #501 of 667 statewide, top 75%, 1,818 students, 68% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 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; 560 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $656 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 342 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $65k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $95k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 30% of rent.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 342 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 2.28% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.16%
• DSCR: 1.63
• GRM: 3.6

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-23
• Equity at exit: $14,150

10-year hold

• IRR: 4.8%
• Equity multiple: 1.29×
• Total profit: $7,703
• Equity at exit: $8,205

Cash invested: $26,572 (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: 560
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$498
• Tax from tax record: −$216 /mo · $2,594/yr
• Insurance: −$40
• HOA: −$645
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $314

Break-even live

Break-even rent $1,770

Max offer price $94,900

Occupancy floor 81%

Sensitivity live

Price	-10% $367	-5% $341	+0% $314	+5% $287	+10% $260
Rent	-10% $142	-5% $228	+0% $314	+5% $399	+10% $485
Rate	-1.0pp $361	-0.5pp $338	base $314	+0.5pp $289	+1.0pp $264

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7891 Sunrise Lakes Dr N Sunrise, FL	2.0	2.0	850	$2,500	$2.94	26d	1	0.11mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	5d	1	0.14mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	22d	1	0.14mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	23d	1	0.14mi
3048 Sunrise Lakes Dr E Unit 217 Sunrise, FL	2.0	2.0	924	$1,800	$1.95	0d	1	0.14mi
8053 W Oakland Park Blvd Unit 5-101 Sunrise, FL	1.0	1.0	986	$3,354	$3.40	26d	1	0.48mi
8053 W Oakland Park Blvd Sunrise, FL	1.0	1.0	846	$2,779	$3.28	26d	1	0.48mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	26d	1	0.48mi
8053 W Oakland Park Blvd Unit 6-301 Sunrise, FL	2.0	2.0	1124	$3,411	$3.03	26d	1	0.48mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	26d	1	0.48mi
8053 W Oakland Park Blvd Unit 5-305 Sunrise, FL	1.0	1.0	846	$2,702	$3.19	26d	1	0.48mi
8053 W Oakland Park Blvd Unit 1-201 Sunrise, FL	2.0	2.0	1107	$3,223	$2.91	26d	1	0.48mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$2,200	$2.95	12d	2	0.49mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	4d	1	0.50mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	19d	1	0.50mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,550	$2.08	26d	2	0.55mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	13d	1	0.56mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$3,226	$3.06	26d	37	0.56mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	26d	1	0.61mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	4d	1	0.61mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	26d	1	0.62mi
2534 NW 73rd Ave Sunrise, FL	1.0	1.0	950	$1,750	$1.84	26d	1	0.64mi
6885 NW 27th Ct Sunrise, FL	2.0	1.0	923	$2,090	$2.26	13d	1	0.65mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	26d	1	0.65mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	26d	1	0.66mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	26d	1	0.66mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	9d	1	0.66mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	26d	1	0.66mi
7461 NW 23rd St Sunrise, FL	2.0	1.0	896	$2,550	$2.85	15d	1	0.67mi
3900 NW 76th Ave #107 Sunrise, FL	2.0	2.0	1030	$1,750	$1.70	26d	1	0.67mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	4d	1	0.68mi
8310 NW 24th Pl Sunrise, FL	2.0	1.0	900	$2,400	$2.67	20d	1	0.69mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	26d	1	0.71mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	9d	1	0.71mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	26d	1	0.75mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	987	$2,100	$2.13	15d	1	0.75mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	885	$2,000	$2.26	26d	1	0.75mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	26d	1	0.77mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	9d	1	0.77mi
3671 Environ Blvd #470 Lauderhill, FL	2.0	2.0	1100	$1,875	$1.70	26d	1	0.77mi

HOA detail condo

• Monthly dues: $645 · $7,740/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $94,900 Active 342 DOM
2. 2026-06-18
   statusdays on market $94,900 Active 339 DOM
3. 2026-06-17
   days on market $94,900 Active Under Contract 338 DOM
4. 2026-06-16
   days on market $94,900 Active Under Contract 337 DOM
5. 2026-06-15
   days on market $94,900 Active Under Contract 336 DOM
6. 2026-06-13
   days on market $94,900 Active Under Contract 334 DOM
7. 2026-06-09
   days on market $94,900 Active Under Contract 330 DOM
8. 2026-06-07
   statusdays on market $94,900 Active Under Contract 328 DOM
9. 2026-06-04
   days on market $94,900 Active 325 DOM
10. 2026-06-03
    days on market $94,900 Active 324 DOM
11. 2026-06-02
    days on market $94,900 Active 323 DOM
12. 2026-06-01
    days on market $94,900 Active 322 DOM
13. 2026-05-31
    remarks 551-char remark
14. 2026-05-31
    listed $94,900 Active 321 DOM

ⓘ 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: $2,594 · $216/mo
• Projected year-2 tax: $2,594 · $216/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: $26,005
• − Mortgage interest: −$5,316
• − Property taxes: −$2,594
• − Insurance: −$474
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − HOA: −$7,740
• − Depreciation: −$2,761
• Taxable income: $2,959
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $3,054/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

+187.6% since first listed

19 events — show timeline

• 2026-04-27 Price Changed $94,900 Beaches MLS
• 2026-04-01 Relisted — Beaches MLS
• 2026-03-21 Contingent — Beaches MLS
• 2026-03-12 Price Changed $99,900 Beaches MLS
• 2026-03-03 Price Changed $109,900 Beaches MLS
• 2026-01-21 Price Changed $114,900 Beaches MLS
• 2026-01-05 Relisted — Beaches MLS
• 2025-12-31 Contingent — Beaches MLS
• 2025-12-15 Price Changed $119,900 Beaches MLS
• 2025-11-05 Price Changed $124,900 Beaches MLS
• 2025-09-24 Price Changed $134,900 Beaches MLS
• 2025-09-02 Relisted — Beaches MLS
• 2025-07-11 Listing Removed — Beaches MLS
• 2025-06-16 Price Changed $144,900 Beaches MLS
• 2025-05-22 Listed $159,900 Beaches MLS
• 2023-12-22 Sold (Public Records) $43,000 Public Records
• 2005-02-02 Sold (Public Records) $59,900 Public Records
• 1998-07-08 Sold (Public Records) $28,000 Public Records
• 1993-02-22 Sold (Public Records) $33,000 Public Records

Property tax history

+23.2%/yr

Latest (2025): $2,594 · -9.6% YoY. Source: county tax records.