8280 Sunrise Lakes Blvd #301 · Sunrise, FL 33322

$109,999

2 bd · 2.0 ba · 850 sqft · Condo public records · 30 Days on market

Built 1974 $544/mo HOA · 27% of rent

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Why this score? — see what drove the C+ 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 +25.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• 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

Experience the best of South Florida living in this charming 2-bedroom, 2-bathroom residence located in the highly sought-after Sunrise Lakes community. This bright and well-maintained 850 sq. ft. unit offers a perfect blend of comfort and convenience. Situated in a prime location, you are just steps away from an active social lifestyle. Residents enjoy access to a sprawling clubhouse, sparkling swimming pools, tennis courts, and scenic walking paths. For added ease, the community provides a free shuttle service to nearby shopping and dining. This is a HOPA-verified (55+) community, perfect for those seeking a vibrant and peaceful environment. Don’t miss your chance to own a slice of

Key facts

• Swimming pools
• Scenic walking paths
• Tennis courts

Tags

• SUNRISE LAKES COMMUNITY
• SPRAWLING CLUBHOUSE
• SWIMMING POOLS
• TENNIS COURTS
• SCENIC WALKING PATHS
• FREE SHUTTLE SERVICE

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Monthly association fee; Association fee covers grounds and structure maintenance; Community includes a pool; Senior community

Exterior

• Parking: One parking space
• Utilities: Has cooling; Has heating
• Home design: Attached property; 3 stories; Resale
• Construction: Block construction
• Exterior features: Lakefront property; Association pool

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Main-level bedroom

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 $249 ($3k/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: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 567 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 34% 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 $760 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 30 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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 $8k; list at $110k implies a 1206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,349 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.84% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.70%
• DSCR: 1.43
• GRM: 4.5

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-6,344
• Equity at exit: $16,401

10-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-2,167
• 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: 567
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$577
• Tax from tax record: −$182 /mo · $2,189/yr
• Insurance: −$46
• HOA: −$544
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $249

Break-even live

Break-even rent $1,708

Max offer price $109,999

Occupancy floor 83%

Sensitivity live

Price	-10% $311	-5% $280	+0% $249	+5% $218	+10% $187
Rent	-10% $89	-5% $169	+0% $249	+5% $329	+10% $409
Rate	-1.0pp $304	-0.5pp $277	base $249	+0.5pp $220	+1.0pp $191

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
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	5d	1	0.05mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	26d	1	0.07mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	10d	1	0.08mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	26d	1	0.08mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	26d	1	0.09mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	10d	1	0.10mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	26d	1	0.10mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	26d	1	0.14mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	5d	1	0.15mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	26d	1	0.18mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	19d	1	0.18mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	4d	1	0.18mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	14d	1	0.19mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	26d	1	0.20mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	26d	1	0.20mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,550	$2.08	26d	2	0.20mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	12d	1	0.20mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	17d	1	0.20mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$2,200	$2.95	13d	2	0.21mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	26d	1	0.21mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	26d	2	0.23mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	26d	1	0.24mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	23d	2	0.28mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	26d	1	0.29mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	3d	1	0.29mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	26d	1	0.37mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	26d	1	0.41mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	26d	1	0.43mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	26d	1	0.43mi
8053 W Oakland Park Blvd Unit 5-305 Sunrise, FL	1.0	1.0	846	$2,702	$3.19	26d	1	0.43mi
8053 W Oakland Park Blvd Unit 6-301 Sunrise, FL	2.0	2.0	1124	$3,411	$3.03	26d	1	0.43mi
8053 W Oakland Park Blvd Unit 1-201 Sunrise, FL	2.0	2.0	1107	$3,223	$2.91	26d	1	0.43mi
8053 W Oakland Park Blvd Sunrise, FL	1.0	1.0	846	$2,779	$3.28	26d	1	0.43mi
8053 W Oakland Park Blvd Unit 5-101 Sunrise, FL	1.0	1.0	986	$3,354	$3.40	26d	1	0.43mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$3,226	$3.06	26d	37	0.44mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	885	$2,000	$2.26	26d	1	0.44mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	987	$2,100	$2.13	16d	1	0.44mi
3686 NW 83rd Ln #3686 Sunrise, FL	2.0	2.0	849	$2,350	$2.77	24d	1	0.47mi
3710 N Pine Island Rd #122 Sunrise, FL	2.0	2.0	989	$2,095	$2.12	22d	1	0.55mi
3730 N Pine Island Rd Sunrise, FL	2.0	1.0	800	$1,899	$2.37	24d	1	0.57mi

HOA detail condo

• Monthly dues: $544 · $6,528/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-05-06
   status Pending
2. 2026-04-06
   listed $109,999 Active
3. 2026-02-01
   historical $1,550
4. 2025-12-12
   price $1,550
5. 2025-11-05
   historical
6. 2025-09-19
   listed $1,750
7. 2025-07-08
   historical $1,650
8. 2025-06-26
   price $1,650
9. 2025-05-05
   listed $128,000 Active
10. 2025-04-09
    historical
11. 2025-04-06
    price $1,700
12. 2025-02-22
    listed $1,750
13. 2025-01-14
    price $135,000
14. 2024-10-09
    listed $140,000 Active
15. 2024-09-23
    historical
16. 2024-06-25
    price $147,500
17. 2024-04-30
    historical $1,700
18. 2024-04-04
    price $1,700
19. 2024-04-03
    price $160,000
20. 2024-03-02
    listed $1,800
21. 2024-02-19
    listed $175,000 Active
22. 2023-08-31
    historical
23. 2023-04-28
    listed $170,000 Active
24. 2010-02-19
    soldstatus $8,425
25. 2005-09-23
    soldstatus $82,000
26. 2004-01-28
    soldstatus $59,000
27. 1975-01-01
    soldstatus $22,800

ⓘ 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: $2,189 · $182/mo
• Projected year-2 tax: $2,189 · $182/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 · 21 d/yr by 30 yrs out
• 💨 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: $24,274
• − Mortgage interest: −$6,162
• − Property taxes: −$2,189
• − Insurance: −$550
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − HOA: −$6,528
• − Depreciation: −$3,200
• Taxable income: $1,762
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $2,565/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

+382.5% since first listed

27 events — show timeline

• 2026-05-06 Pending — MARMLS
• 2026-04-06 Listed $109,999 MARMLS
• 2026-02-01 Rental Removed $1,550 MARMLS
• 2025-12-12 Price Changed $1,550 MARMLS
• 2025-11-05 Listing Removed — MARMLS
• 2025-09-19 Listed for Rent $1,750 MARMLS
• 2025-07-08 Rental Removed $1,650 MARMLS
• 2025-06-26 Price Changed $1,650 MARMLS
• 2025-05-05 Listed $128,000 MARMLS
• 2025-04-09 Listing Removed — MARMLS
• 2025-04-06 Price Changed $1,700 MARMLS
• 2025-02-22 Listed for Rent $1,750 MARMLS
• 2025-01-14 Price Changed $135,000 MARMLS
• 2024-10-09 Listed $140,000 MARMLS
• 2024-09-23 Listing Removed — MARMLS
• 2024-06-25 Price Changed $147,500 MARMLS
• 2024-04-30 Rental Removed $1,700 MARMLS
• 2024-04-04 Price Changed $1,700 MARMLS
• 2024-04-03 Price Changed $160,000 MARMLS
• 2024-03-02 Listed for Rent $1,800 MARMLS
• 2024-02-19 Listed $175,000 MARMLS
• 2023-08-31 Listing Removed — MARMLS
• 2023-04-28 Listed $170,000 MARMLS
• 2010-02-19 Sold (MLS) $8,425 MARMLS
• 2005-09-23 Sold (Public Records) $82,000 Public Records
• 2004-01-28 Sold (Public Records) $59,000 Public Records
• 1975-01-01 Sold (Public Records) $22,800 Public Records

Property tax history

+21.7%/yr

Latest (2025): $2,189 · -0.9% YoY. Source: county tax records.