9800 Sunrise Lakes Blvd #202 · Sunrise, FL 33322

$85,000

1 bd · 2.0 ba · 746 sqft · Condo public records · 38 Days on market

Built 1979 $593/mo HOA · 34% 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 +28.4/30.0
• 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

Located in a desirable 55+ community, this well-maintained condo offers comfort, convenience, and an active South Florida lifestyle. Featuring a bright and functional layout, this residence provides spacious living areas and a relaxing atmosphere perfect for year-round enjoyment. Residents enjoy access to an array of resort-style amenities including a community pool, fitness center, and golf course, creating the ideal setting for both relaxation and recreation. Conveniently situated near shopping, dining, entertainment, and major roadways, this is a wonderful opportunity to enjoy low-maintenance living in a vibrant and welcoming community.

Key facts

• $593 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets allowed with restrictions/conditions
• HOA & community: Monthly association fee; Association fee covers common areas, insurance, structure maintenance, and trash; Association amenities include a pool; Senior community

Exterior

• Parking: One assigned parking space
• Security: Security guard
• Utilities: Central heating and cooling
• Home design: 3-story building; Entry located on level 2; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Association pool; Lakefront; Has a view; Security guard

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Self-cleaning oven
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 33 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 38 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1979 — 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. 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: 2.05% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.87%
• DSCR: 1.62
• GRM: 4.1

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: $-16
• Equity at exit: $12,674

10-year hold

• IRR: 5.4%
• Equity multiple: 1.33×
• Total profit: $7,882
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$446
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$35
• HOA: −$593
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $275

Break-even live

Break-even rent $1,392

Max offer price $85,000

Occupancy floor 79%

Sensitivity live

Price	-10% $323	-5% $299	+0% $275	+5% $251	+10% $227
Rent	-10% $138	-5% $206	+0% $275	+5% $344	+10% $413
Rate	-1.0pp $318	-0.5pp $297	base $275	+0.5pp $253	+1.0pp $231

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.37mi
2347 NW 107th Ave Unit B Sunrise, FL	—	1.0	364	$1,300	$3.57	25d	1	0.79mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	25d	1	0.88mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	2d	1	0.88mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	21d	2	0.89mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	25d	1	0.92mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	25d	1	0.98mi
9968 Nob Hill Ln #9968 Sunrise, FL	1.0	1.0	744	$1,800	$2.42	25d	1	1.00mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	12d	1	1.00mi
9943 Nob Hill Pl #9943 Sunrise, FL	1.0	1.0	744	$1,875	$2.52	11d	1	1.00mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,790	$2.41	2d	1	1.00mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	25d	1	1.00mi
11135 NW 25th Ct Unit 1 Sunrise, FL	—	1.0	350	$1,399	$4.00	25d	1	1.02mi
11135 NW 25th Ct Unit 1 Sunrise, FL	—	1.0	350	$1,000	$2.86	6d	1	1.02mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	1.07mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	1.07mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	1.15mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	1.15mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$1,826	$2.04	8d	1	1.22mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,500	$2.01	25d	2	1.26mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,380	$1.85	11d	2	1.32mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	18d	1	1.32mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	3d	1	1.32mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	25d	1	1.34mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	25d	1	1.35mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	14d	1	1.35mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	17d	1	1.35mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	25d	1	1.35mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	25d	1	1.35mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	8d	1	1.37mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	25d	1	1.37mi
4044 NW 87th Ave #4044 Sunrise, FL	1.0	1.0	630	$1,649	$2.62	25d	1	1.39mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	25d	1	1.40mi

HOA detail condo

• Monthly dues: $593 · $7,116/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 38 DOM
2. 2026-06-17
   days on market $85,000 Active 37 DOM
3. 2026-06-16
   days on market $85,000 Active 36 DOM
4. 2026-06-15
   days on market $85,000 Active 35 DOM
5. 2026-06-13
   days on market $85,000 Active 33 DOM
6. 2026-06-09
   days on market $85,000 Active 29 DOM
7. 2026-06-08
   days on market $85,000 Active 28 DOM
8. 2026-06-07
   days on market $85,000 Active 27 DOM
9. 2026-06-04
   days on market $85,000 Active 24 DOM
10. 2026-06-03
    days on market $85,000 Active 23 DOM
11. 2026-06-02
    days on market $85,000 Active 22 DOM
12. 2026-06-01
    days on market $85,000 Active 21 DOM
13. 2026-05-31
    days on market $85,000 Active 20 DOM
14. 2026-05-11
    listed $85,000 Active
15. 2005-05-05
    soldstatus $64,500
16. 2001-04-24
    soldstatus $26,000
17. 2001-02-05
    soldstatus $19,000
18. 1995-06-12
    soldstatus $39,500
19. 1989-05-31
    soldstatus $37,000

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$396/yr (+$33/mo · 127.9%)

ⓘ 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 8/10 Severe
• 💨 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: $20,887
• − Mortgage interest: −$4,761
• − Property taxes: −$310
• − Insurance: −$425
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − HOA: −$7,116
• − Depreciation: −$2,473
• Taxable income: $2,461
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $2,711/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

+129.7% since first listed

6 events — show timeline

• 2026-05-11 Listed $85,000 MARMLS
• 2005-05-05 Sold (Public Records) $64,500 Public Records
• 2001-04-24 Sold (Public Records) $26,000 Public Records
• 2001-02-05 Sold (Public Records) $19,000 Public Records
• 1995-06-12 Sold (Public Records) $39,500 Public Records
• 1989-05-31 Sold (Public Records) $37,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $310 · +10.7% YoY. Source: county tax records.