9881 Sunrise Lakes Blvd #207 · Sunrise, FL 33322

$83,000

1 bd · 2.0 ba · 862 sqft · Condo public records · 71 Days on market

Built 1980 $544/mo HOA · 28% 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 +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

This condo is in a remarkably serene location in a financially solid building within Phase 3. It overlooks the water. This extra large 1 bedroom 1 1/2 bath unit has a large enclosed Florida Room which faces east for the morning sun. Furnished with quality wood furniture, electric reclining sofa and contemporary dining room furniture, the unit is sold just as you see it. The kitchen has been updated with solid wood cabinets, newer appliances are included and the bathrooms are also updated. Sunrise Lakes Phase 3 is a 55+ community with a country club lifestyle, but without the extra expense. Live the life you've dreamed of in South Florida!

Key facts

• $544 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets are conditionally allowed with possible restrictions
• HOA & community: Monthly association fee; Association fee covers management, amenities, cable TV, golf, insurance, internet, pest control, recreation facilities, reserve fund, roof, sewer, security, trash, and water; Community amenities include billiard room, cabana, fitness center, golf course, pickleball, pool, putting green(s), spa/hot tub, storage, and tennis courts; Located in a golf course community; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One parking space
• Security: Security guard
• Utilities: Cable available
• Home design: Attached property; 3 total stories; Entry located on level 2; Resale unit; Builder model: 1/1.5 extended
• Construction: Block construction
• Exterior features: Balcony; Screened balcony/porch; Exterior lighting; Heated pool; Lagoon waterfront; Has a view

Interior

• Kitchen: Electric range; Disposal; Refrigerator; Electric water heater
• Bedrooms: Bedroom located on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Partially furnished; Bedroom on main level; Second-floor entry; Main living area on entry level; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $83k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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.
• Market conditions: Rents flat; 559 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 $574 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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $59k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 28% 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 $78,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.36% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.89%
• DSCR: 1.80
• GRM: 3.5

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: 5.1%
• Equity multiple: 1.19×
• Total profit: $4,409
• Equity at exit: $12,376

10-year hold

• IRR: 10.6%
• Equity multiple: 1.68×
• Total profit: $15,851
• Equity at exit: $7,176

Cash invested: $23,240 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$435
• Tax from tax record: −$190 /mo · $2,280/yr
• Insurance: −$35
• HOA: −$544
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $347

Break-even live

Break-even rent $1,524

Max offer price $83,000

Occupancy floor 77%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,700	$1.91	1d	8	0.12mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,695	$1.91	4d	9	0.12mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,695	$1.91	1d	9	0.12mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,700	$1.91	18d	6	0.12mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.35mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.38mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	14d	1	0.42mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	24d	1	0.50mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	7d	1	0.51mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	24d	1	0.51mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	24d	1	0.60mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.62mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	4d	1	0.62mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	24d	1	0.62mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	14d	1	0.63mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	0.63mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	24d	1	0.63mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	24d	1	0.64mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	24d	1	0.65mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	12d	1	0.66mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.66mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	24d	1	0.67mi
9994 Nob Hill Ct #9994 Sunrise, FL	2.0	2.0	840	$1,975	$2.35	24d	1	0.67mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	24d	1	0.67mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,900	$2.46	24d	1	0.69mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,850	$2.40	7d	1	0.69mi
10005 Winding Lake Rd #204 Sunrise, FL	2.0	2.0	772	$1,800	$2.33	24d	1	0.71mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	12d	1	0.74mi
9943 Nob Hill Pl #9943 Sunrise, FL	1.0	1.0	744	$1,875	$2.52	10d	1	0.74mi
9964 Nob Hill Pl #9964 Sunrise, FL	2.0	2.0	986	$2,100	$2.13	24d	1	0.74mi
9968 Nob Hill Ln #9968 Sunrise, FL	1.0	1.0	744	$1,800	$2.42	24d	1	0.74mi
9964 Nob Hill Pl #9964 Sunrise, FL	2.0	2.0	986	$2,000	$2.03	7d	1	0.74mi
9981 Nob Hill Ct Unit 9981 Sunrise, FL	2.0	2.0	986	$2,300	$2.33	24d	1	0.74mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,790	$2.41	2d	1	0.74mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	24d	1	0.74mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	24d	1	0.75mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.76mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.76mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	20d	2	0.77mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	24d	1	0.77mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-18
   days on market $83,000 Active 71 DOM
2. 2026-06-17
   days on market $83,000 Active 70 DOM
3. 2026-06-16
   days on market $83,000 Active 69 DOM
4. 2026-06-15
   days on market $83,000 Active 68 DOM
5. 2026-06-13
   days on market $83,000 Active 66 DOM
6. 2026-06-09
   days on market $83,000 Active 62 DOM
7. 2026-06-08
   days on market $83,000 Active 61 DOM
8. 2026-06-07
   days on market $83,000 Active 60 DOM
9. 2026-06-04
   days on market $83,000 Active 57 DOM
10. 2026-06-03
    days on market $83,000 Active 56 DOM
11. 2026-06-02
    days on market $83,000 Active 55 DOM
12. 2026-06-01
    days on market $83,000 Active 54 DOM
13. 2026-05-31
    days on market $83,000 Active 53 DOM
14. 2026-04-08
    listed $83,000 Active
15. 2019-07-10
    soldstatus $59,000
16. 2019-07-03
    soldstatus $59,000 Sold 647-char remark

    Show marketing remark (647 chars)

    This condo is in a remarkably serene location in a financially solid building within Phase 3. It overlooks the water. This extra large 1 bedroom 1 1/2 bath unit has a large enclosed Florida Room which faces east for the morning sun. Furnished with quality wood furniture, electric reclining sofa and contemporary dining room furniture, the unit is sold just as you see it. The kitchen has been updated with solid wood cabinets, newer appliances are included and the bathrooms are also updated. Sunrise Lakes Phase 3 is a 55+ community with a country club lifestyle, but without the extra expense. Live the life you've dreamed of in South Florida!

17. 2019-06-27
    status Pending 647-char remark

    Show marketing remark (647 chars)

    This condo is in a remarkably serene location in a financially solid building within Phase 3. It overlooks the water. This extra large 1 bedroom 1 1/2 bath unit has a large enclosed Florida Room which faces east for the morning sun. Furnished with quality wood furniture, electric reclining sofa and contemporary dining room furniture, the unit is sold just as you see it. The kitchen has been updated with solid wood cabinets, newer appliances are included and the bathrooms are also updated. Sunrise Lakes Phase 3 is a 55+ community with a country club lifestyle, but without the extra expense. Live the life you've dreamed of in South Florida!

18. 2019-05-20
    status Backup Contract 647-char remark

    Show marketing remark (647 chars)

    This condo is in a remarkably serene location in a financially solid building within Phase 3. It overlooks the water. This extra large 1 bedroom 1 1/2 bath unit has a large enclosed Florida Room which faces east for the morning sun. Furnished with quality wood furniture, electric reclining sofa and contemporary dining room furniture, the unit is sold just as you see it. The kitchen has been updated with solid wood cabinets, newer appliances are included and the bathrooms are also updated. Sunrise Lakes Phase 3 is a 55+ community with a country club lifestyle, but without the extra expense. Live the life you've dreamed of in South Florida!

19. 2019-05-07
    listed $62,900 Active 647-char remark

    Show marketing remark (647 chars)

    This condo is in a remarkably serene location in a financially solid building within Phase 3. It overlooks the water. This extra large 1 bedroom 1 1/2 bath unit has a large enclosed Florida Room which faces east for the morning sun. Furnished with quality wood furniture, electric reclining sofa and contemporary dining room furniture, the unit is sold just as you see it. The kitchen has been updated with solid wood cabinets, newer appliances are included and the bathrooms are also updated. Sunrise Lakes Phase 3 is a 55+ community with a country club lifestyle, but without the extra expense. Live the life you've dreamed of in South Florida!

20. 2015-11-02
    soldstatus $37,500
21. 2015-10-16
    soldstatus $37,500 486-char remark

    Show marketing remark (486 chars)

    FIRST TIME ON THE MARKET THIS 1/1.5 IS AN INSIDE CORNER UNIT WITH A LAKE VIEW AND VERY QUIET LOCATION BEAUTIFUL SPACIOUS UPGRADED SECOND FLOOR CONDO CLOSE TO ELEVATOR, STAIRS AND LAUNDRY ROOM. THIS UNIT HAS BEAUTIFUL LAKE VIEWS, KNOCK DOWN WALLS TILE FLOO RS ON LIVING AREAS, BRIGHT AND AIRY FLORIDA ROOM WITH WINDOWS ALL AROUND, LARGE BEDROOM WITH WALK IN CLOSETS AND PLENTY OF STORAGE. THIS BUILDING IS VERY WELL MANAGED WITH SOLID FINANCIALS AND STABILITY. FREE GOLF WEITH OWNERSHIP.

22. 2015-06-01
    listed $39,900 486-char remark

    Show marketing remark (486 chars)

    FIRST TIME ON THE MARKET THIS 1/1.5 IS AN INSIDE CORNER UNIT WITH A LAKE VIEW AND VERY QUIET LOCATION BEAUTIFUL SPACIOUS UPGRADED SECOND FLOOR CONDO CLOSE TO ELEVATOR, STAIRS AND LAUNDRY ROOM. THIS UNIT HAS BEAUTIFUL LAKE VIEWS, KNOCK DOWN WALLS TILE FLOO RS ON LIVING AREAS, BRIGHT AND AIRY FLORIDA ROOM WITH WINDOWS ALL AROUND, LARGE BEDROOM WITH WALK IN CLOSETS AND PLENTY OF STORAGE. THIS BUILDING IS VERY WELL MANAGED WITH SOLID FINANCIALS AND STABILITY. FREE GOLF WEITH OWNERSHIP.

23. 2003-10-07
    soldstatus $32,500
24. 1980-05-01
    soldstatus $42,100

ⓘ 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: $2,280 · $190/mo
• Projected year-2 tax: $2,280 · $190/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 ≥106°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: $23,550
• − Mortgage interest: −$4,649
• − Property taxes: −$2,280
• − Insurance: −$415
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − HOA: −$6,528
• − Depreciation: −$2,415
• Taxable income: $3,495
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $3,319/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

+97.1% since first listed

11 events — show timeline

• 2026-04-08 Listed $83,000 MARMLS
• 2019-07-10 Sold (Public Records) $59,000 Public Records
• 2019-07-03 Sold (MLS) $59,000 MARMLS
• 2019-06-27 Pending — MARMLS
• 2019-05-20 Pending — MARMLS
• 2019-05-07 Listed $62,900 MARMLS
• 2015-11-02 Sold (Public Records) $37,500 Public Records
• 2015-10-16 Sold (MLS) $37,500 Beaches MLS
• 2015-06-01 Listed $39,900 Beaches MLS
• 2003-10-07 Sold (Public Records) $32,500 Public Records
• 1980-05-01 Sold (Public Records) $42,100 Public Records

Property tax history

+22.1%/yr

Latest (2025): $2,280 · +7.1% YoY. Source: county tax records.