3050 E Sunrise Lakes Dr #402 · Sunrise, FL 33322

$135,000

2 bd · 2.0 ba · 924 sqft · Condo public records · 40 Days on market

Built 1974 $405/mo HOA · 19% 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 +26.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• 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

VERY NICE, WELL MAINTAIN 2/2 IN QUIET AND SERENE 55 AND OLDER NEIGHBORHOOD OF QUAIL RUN 2, DEVELOPMENT 55+ COMMUNITY , UNIT OVERLOOKING PARTIALLY VIEW TO THE GOLF COURSE CAN BE RENTED AFTER TWO YEARS OF OWNERSHIP, VERY CLOSE TO SHOPS, RESTAURANTS MAJOR ROADS. 15 MINS TO AIRPORT MALL AND BEACHES, WELL MAINTAINED COMMUNITY WITH POOL, SCREENED PORCH, VERY QUIET AREA. UNIT VERY COMFORTABLE AND WELL MAINTAINED, OWNER MOTIVATED , LOW MAINTENANCE FEE, 600 hundred minimum credit score

Key facts

• Tennis court
• Community amenities
• Bbq area

Tags

• ASSIGNED PARKING
• COMMUNITY AMENITIES
• POOL
• BBQ AREA
• TENNIS COURT
• PRIME LOCATION

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes water and pest control; Association amenities: elevator(s), barbecue, picnic area, pool; Community has 96 units; Senior community

Exterior

• Parking: One parking space
• Home design: Block construction; 4-story building; Entry on 4th level; Resale property
• Construction: Built with block construction
• Exterior features: Courtyard; Barbecue; Association pool; Has a view; Property attached

Interior

• Kitchen: Dishwasher
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Elevator; Other interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 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 $933 of loan paydown is wiped out by about $4k 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 40 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $135k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 1.58% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 5.3

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,103
• Equity at exit: $20,129

10-year hold

• IRR: 3.8%
• Equity multiple: 1.24×
• Total profit: $8,999
• Equity at exit: $11,672

Cash invested: $37,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$708
• Tax from tax record: −$149 /mo · $1,790/yr
• Insurance: −$56
• HOA: −$405
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $370

Break-even live

Break-even rent $1,669

Max offer price $135,000

Occupancy floor 78%

Sensitivity live

Price	-10% $446	-5% $408	+0% $370	+5% $331	+10% $293
Rent	-10% $201	-5% $285	+0% $370	+5% $454	+10% $538
Rate	-1.0pp $438	-0.5pp $404	base $370	+0.5pp $335	+1.0pp $299

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3048 Sunrise Lakes Dr E Unit 217 Sunrise, FL	2.0	2.0	924	$1,800	$1.95	0d	1	0.01mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	23d	1	0.01mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	4d	1	0.01mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	22d	1	0.01mi
7891 Sunrise Lakes Dr N Sunrise, FL	2.0	2.0	850	$2,500	$2.94	25d	1	0.14mi
2534 NW 73rd Ave Sunrise, FL	1.0	1.0	950	$1,750	$1.84	25d	1	0.50mi
6885 NW 27th Ct Sunrise, FL	2.0	1.0	923	$2,090	$2.26	13d	1	0.51mi
7461 NW 23rd St Sunrise, FL	2.0	1.0	896	$2,550	$2.85	15d	1	0.55mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	9d	1	0.59mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	25d	1	0.59mi
8053 W Oakland Park Blvd Unit 5-305 Sunrise, FL	1.0	1.0	846	$2,702	$3.19	25d	1	0.62mi
8053 W Oakland Park Blvd Unit 5-101 Sunrise, FL	1.0	1.0	986	$3,354	$3.40	25d	1	0.62mi
8053 W Oakland Park Blvd Unit 1-201 Sunrise, FL	2.0	2.0	1107	$3,223	$2.91	25d	1	0.62mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	25d	1	0.62mi
8053 W Oakland Park Blvd Sunrise, FL	1.0	1.0	846	$2,779	$3.28	25d	1	0.62mi
8053 W Oakland Park Blvd Unit 6-301 Sunrise, FL	2.0	2.0	1124	$3,411	$3.03	25d	1	0.62mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	25d	1	0.62mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$2,200	$2.95	12d	2	0.62mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	3d	1	0.64mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	18d	1	0.64mi
2330 NW 72nd Ave Sunrise, FL	1.0–2.0	1.0	742	$1,900	$2.56	25d	1	0.67mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,550	$2.08	25d	2	0.67mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	13d	1	0.68mi
6701 W Oakland Park Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1000	$2,359	$2.36	0d	9	0.69mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$3,226	$3.06	25d	37	0.70mi
7620 NW 21st St Sunrise, FL	3.0	2.0	1082	$2,750	$2.54	16d	1	0.73mi
8310 NW 24th Pl Sunrise, FL	2.0	1.0	900	$2,400	$2.67	20d	1	0.73mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	4d	1	0.74mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	25d	1	0.75mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	25d	1	0.75mi
3900 NW 76th Ave #107 Sunrise, FL	2.0	2.0	1030	$1,750	$1.70	25d	1	0.75mi
3671 Environ Blvd #470 Lauderhill, FL	2.0	2.0	1100	$1,875	$1.70	25d	1	0.76mi
3771 Environ Blvd #348 Lauderhill, FL	2.0	2.0	1060	$1,750	$1.65	22d	1	0.78mi
3771 Environ Blvd Lauderhill, FL	1.0–2.0	2.0	920	$1,750	$1.90	25d	2	0.78mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	0.79mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	9d	1	0.79mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	25d	1	0.79mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	25d	1	0.80mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	25d	1	0.80mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	4d	1	0.81mi

HOA detail condo

• Monthly dues: $405 · $4,860/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $135,000 Active 40 DOM
2. 2026-06-18
   days on market $135,000 Active 37 DOM
3. 2026-06-17
   days on market $135,000 Active 36 DOM
4. 2026-06-16
   days on market $135,000 Active 35 DOM
5. 2026-06-15
   days on market $135,000 Active 34 DOM
6. 2026-06-13
   days on market $135,000 Active 32 DOM
7. 2026-06-09
   days on market $135,000 Active 28 DOM
8. 2026-06-08
   days on market $135,000 Active 27 DOM
9. 2026-06-07
   days on market $135,000 Active 26 DOM
10. 2026-06-04
    days on market $135,000 Active 23 DOM
11. 2026-06-03
    days on market $135,000 Active 22 DOM
12. 2026-06-02
    days on market $135,000 Active 21 DOM
13. 2026-06-01
    days on market $135,000 Active 20 DOM
14. 2026-05-31
    days on market $135,000 Active 19 DOM
15. 2026-05-12
    listed $145,000 Active
16. 2023-09-21
    historical $1,700
17. 2023-08-29
    price $1,700
18. 2023-08-01
    price $1,750
19. 2023-07-11
    listed $1,850
20. 2019-10-18
    soldstatus $73,000
21. 2019-10-11
    soldstatus $73,000 Closed 481-char remark

    Show marketing remark (481 chars)

    VERY NICE, WELL MAINTAIN 2/2 IN QUIET AND SERENE 55 AND OLDER NEIGHBORHOOD OF QUAIL RUN 2, DEVELOPMENT 55+ COMMUNITY , UNIT OVERLOOKING PARTIALLY VIEW TO THE GOLF COURSE CAN BE RENTED AFTER TWO YEARS OF OWNERSHIP, VERY CLOSE TO SHOPS, RESTAURANTS MAJOR ROADS. 15 MINS TO AIRPORT MALL AND BEACHES, WELL MAINTAINED COMMUNITY WITH POOL, SCREENED PORCH, VERY QUIET AREA. UNIT VERY COMFORTABLE AND WELL MAINTAINED, OWNER MOTIVATED , LOW MAINTENANCE FEE, 600 hundred minimum credit score

22. 2019-10-11
    listed $79,900 Active 481-char remark

    Show marketing remark (481 chars)

    VERY NICE, WELL MAINTAIN 2/2 IN QUIET AND SERENE 55 AND OLDER NEIGHBORHOOD OF QUAIL RUN 2, DEVELOPMENT 55+ COMMUNITY , UNIT OVERLOOKING PARTIALLY VIEW TO THE GOLF COURSE CAN BE RENTED AFTER TWO YEARS OF OWNERSHIP, VERY CLOSE TO SHOPS, RESTAURANTS MAJOR ROADS. 15 MINS TO AIRPORT MALL AND BEACHES, WELL MAINTAINED COMMUNITY WITH POOL, SCREENED PORCH, VERY QUIET AREA. UNIT VERY COMFORTABLE AND WELL MAINTAINED, OWNER MOTIVATED , LOW MAINTENANCE FEE, 600 hundred minimum credit score

23. 2019-06-16
    historical
24. 2019-02-16
    listed $79,900 Active
25. 1998-03-04
    soldstatus $25,000
26. 1998-02-01
    soldstatus $25,000
27. 1994-12-23
    soldstatus $23,000

ⓘ 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: $1,790 · $149/mo
• Projected year-2 tax: $1,790 · $149/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
• 🌡 Heat 9/10 Extreme 6 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,641
• − Mortgage interest: −$7,562
• − Property taxes: −$1,790
• − Insurance: −$675
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − HOA: −$4,860
• − Depreciation: −$3,927
• Taxable income: $2,724
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $3,782/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

+530.4% since first listed

13 events — show timeline

• 2026-05-12 Listed $145,000 MARMLS
• 2023-09-21 Rental Removed $1,700 MARMLS
• 2023-08-29 Price Changed $1,700 MARMLS
• 2023-08-01 Price Changed $1,750 MARMLS
• 2023-07-11 Listed for Rent $1,850 MARMLS
• 2019-10-18 Sold (Public Records) $73,000 Public Records
• 2019-10-11 Listed $79,900 MARMLS
• 2019-10-11 Sold (MLS) $73,000 MARMLS
• 2019-06-16 Listing Removed — MARMLS
• 2019-02-16 Listed $79,900 MARMLS
• 1998-03-04 Sold (Public Records) $25,000 Public Records
• 1998-02-01 Sold (Public Records) $25,000 Public Records
• 1994-12-23 Sold (Public Records) $23,000 Public Records

Property tax history

+19.3%/yr

Latest (2025): $1,790 · +5.9% YoY. Source: county tax records.