9101 Sunrise Lakes Blvd #203 · Sunrise, FL 33322

$74,999

1 bd · 1.0 ba · 850 sqft · Condo public records · 84 Days on market

Built 1978 $150/mo HOA · 8% of rent

---

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

Nothing to do here but move in! Nice neutral palatte. Tile floors throughout and freshly painted. Screened balcony off the bedroom. Just steps away to the satellite pool and clubhouse. Active Community with multiple pools (indoor pool as well), Theater, Banquet Hall, Library, Card Room and much more! Don't drive, not a problem - take the courtesy bus. Building is tucked away off the main street. Enjoy senior living at it's best!

Key facts

• Spectacular closet
• $150 HOA
• Community pool

Tags

• SPECTACULAR CLOSET
• CERAMIC TILE FLOORING
• PATIO WITH GARDEN VIEW

Property features AI

Finance

• Other: Not waterfront
• Financial info: This is a senior community
• HOA & community: Monthly HOA fee of $150; Association amenities include billiard room, clubhouse, fitness center, golf course access, picnic area, pool, sauna, parking, maintenance and pool service; HOA covers insurance, grounds maintenance, structure maintenance, water, common areas, hot water and recreation facility

Exterior

• Parking: Community parking available
• Security: Security features present
• Utilities: Water service included in association fees; Hot water included in association fees
• Home design: Condominium; Resale; Two-story building; Entry on level 2
• Construction: Block/CBS construction
• Exterior features: Second-floor entry

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Garbage disposal
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Closet cabinetry; Accessible elevator installed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.0% 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 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).
• This rent runs 32% 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 $518 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $13k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $70,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.57% ✓
• Cap rate: 20.04%
• Cash-on-cash: 49.09%
• DSCR: 3.18
• GRM: 3.2

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: 43.7%
• Equity multiple: 2.82×
• Total profit: $38,134
• Equity at exit: $11,183

10-year hold

• IRR: 48.5%
• Equity multiple: 5.11×
• Total profit: $86,366
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$393
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$31
• HOA: −$150
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $859

Break-even live

Break-even rent $840

Max offer price $74,999

Occupancy floor 50%

Sensitivity live

Price	-10% $902	-5% $880	+0% $859	+5% $838	+10% $817
Rent	-10% $707	-5% $783	+0% $859	+5% $935	+10% $1,011
Rate	-1.0pp $897	-0.5pp $878	base $859	+0.5pp $840	+1.0pp $820

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.41mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,695	$1.91	1d	9	0.42mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,700	$1.91	18d	6	0.42mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,700	$1.91	2d	8	0.42mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,695	$1.91	5d	9	0.42mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.44mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.44mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	24d	1	0.45mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	21d	2	0.45mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.46mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$1,675	$1.67	24d	2	0.50mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	11d	1	0.50mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	15d	1	0.50mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	24d	1	0.51mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	24d	1	0.54mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	24d	1	0.55mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	5d	1	0.55mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.56mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.57mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	24d	1	0.58mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	8d	1	0.58mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.60mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.60mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	24d	1	0.61mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	24d	1	0.62mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	24d	1	0.63mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.63mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	24d	1	0.63mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	2d	1	0.67mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	24d	1	0.67mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	3d	1	0.68mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	24d	1	0.69mi
3730 N Pine Island Rd Sunrise, FL	2.0	1.0	800	$1,899	$2.37	22d	1	0.69mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.70mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.70mi
3551 NW 85th Way Sunrise, FL	1.0–3.0	1.0–2.0	1247	$1,826	$1.46	4d	23	0.72mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	24d	1	0.75mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	3d	1	0.76mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	24d	1	0.79mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	15d	1	0.79mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-03
   days on market $74,999 Active 84 DOM
2. 2026-06-02
   days on market $74,999 Active 83 DOM
3. 2026-06-01
   days on market $74,999 Active 82 DOM
4. 2026-05-31
   days on market $74,999 Active 81 DOM
5. 2025-12-03
   listed $87,977 Active
6. 2022-05-31
   soldstatus $86,000
7. 2022-05-26
   soldstatus $86,000 Closed 433-char remark

   Show marketing remark (433 chars)

   Nothing to do here but move in! Nice neutral palatte. Tile floors throughout and freshly painted. Screened balcony off the bedroom. Just steps away to the satellite pool and clubhouse. Active Community with multiple pools (indoor pool as well), Theater, Banquet Hall, Library, Card Room and much more! Don't drive, not a problem - take the courtesy bus. Building is tucked away off the main street. Enjoy senior living at it's best!

8. 2022-04-09
   historical Active Under Contract 433-char remark

   Show marketing remark (433 chars)

   Nothing to do here but move in! Nice neutral palatte. Tile floors throughout and freshly painted. Screened balcony off the bedroom. Just steps away to the satellite pool and clubhouse. Active Community with multiple pools (indoor pool as well), Theater, Banquet Hall, Library, Card Room and much more! Don't drive, not a problem - take the courtesy bus. Building is tucked away off the main street. Enjoy senior living at it's best!

9. 2022-04-05
   listed $82,400 Active 433-char remark

   Show marketing remark (433 chars)

   Nothing to do here but move in! Nice neutral palatte. Tile floors throughout and freshly painted. Screened balcony off the bedroom. Just steps away to the satellite pool and clubhouse. Active Community with multiple pools (indoor pool as well), Theater, Banquet Hall, Library, Card Room and much more! Don't drive, not a problem - take the courtesy bus. Building is tucked away off the main street. Enjoy senior living at it's best!

10. 2006-04-07
    soldstatus $65,000
11. 2005-09-12
    soldstatus $39,900
12. 1980-06-01
    soldstatus $38,000

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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: $23,125
• − Mortgage interest: −$4,201
• − Property taxes: −$1,066
• − Insurance: −$375
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − HOA: −$1,800
• − Depreciation: −$2,182
• Taxable income: $9,802
• Est. tax owed @ 24.0%: −$2,352
• After-tax cash flow: $7,956/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

+131.5% since first listed

8 events — show timeline

• 2025-12-03 Listed $87,977 Beaches MLS
• 2022-05-31 Sold (Public Records) $86,000 Public Records
• 2022-05-26 Sold (MLS) $86,000 MARMLS
• 2022-04-09 Contingent — MARMLS
• 2022-04-05 Listed $82,400 MARMLS
• 2006-04-07 Sold (Public Records) $65,000 Public Records
• 2005-09-12 Sold (Public Records) $39,900 Public Records
• 1980-06-01 Sold (Public Records) $38,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,066 · +6.4% YoY. Source: county tax records.