9561 Sunrise Lakes Blvd #106 · Sunrise, FL 33322

$164,250

2 bd · 2.0 ba · 1,159 sqft · Condo public records · 90 Days on market

Built 1980 $582/mo HOA · 23% 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 +26.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• 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

Move right into your first floor condo! Custom mirrors in living room, formal dining room and kitchen area. Kitchen pass thru for entertaining and convenience. 2 large bedrooms with walk in closets, 2 bath, living room, dining room and extended familyr oom overlooking the golf course. First floor and steps from the community pool. This building is in the 'secluded' section of Sunrise Lakes for privacy. Association says 20% down and housing for older persons HOPA.--FULLY FURNISHED ****JUST REDUCED****

Key facts

• Swimming pools
• Florida room
• Renovated kitchen

Tags

• INTERIOR CORNER UNIT
• FLORIDA ROOM
• RENOVATED KITCHEN
• UPDATED BATHROOMS
• GOLF COURSE
• SWIMMING POOLS

Property features AI

Finance

• Other: Pets: conditional; restrictions may apply
• Financial info: Association fee charged monthly
• HOA & community: Monthly association fee; Association amenities include: clubhouse, fitness center, laundry, pool, spa/hot tub, golf course, putting greens, tennis/basketball/pickleball courts, billiard room, storage, elevators, recreation facilities; Association covers management, amenities, cable TV, golf, internet, structure maintenance, pest control, sewer, security, trash, and water; Golf course community; Senior community

Exterior

• Parking: Assigned parking; Guest parking available; One assigned space
• Security: Security guard
• Utilities: Cable available
• Home design: Condominium/Attached property; Faces north; Entry on level 1; 3 stories; Updated/remodeled; Resale unit; Builder model: 2/2 LUX
• Construction: Block construction
• Exterior features: No notable exterior features listed; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal
• Bedrooms: Bedroom on main level; Main level primary
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Central heating (electric heat pump)
• Interior features: Blinds; Partially furnished; Eat-in kitchen; Living/dining room; First-floor entry; Main level primary bedroom; Main living area on entry level
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $164k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $164k).
• Recommended offer: $154k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 22d 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 42% 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 $1k of loan paydown is wiped out by about $5k 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 90 days — a 6% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $164k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $154,395 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.53% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 5.5

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,758
• Equity at exit: $24,490

10-year hold

• IRR: 2.5%
• Equity multiple: 1.16×
• Total profit: $7,166
• Equity at exit: $14,201

Cash invested: $45,990 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,509 high
• Mortgage (P&I): −$861
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$68
• HOA: −$582
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $416

Break-even live

Break-even rent $1,982

Max offer price $164,250

Occupancy floor 78%

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: $41,062
• Closing costs: $4,928
• 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	$2,200	$2.47	5d	9	0.24mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	8	0.24mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.24mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.24mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	2d	1	0.33mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	5d	1	0.37mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.40mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.41mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	1d	1	0.44mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	24d	1	0.44mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.45mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	0.52mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.52mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,500	$2.01	7d	1	0.54mi
9116 NW 35th Pl Unit 9116 Sunrise, FL	3.0	2.0	1500	$2,800	$1.87	11d	1	0.54mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,700	$2.17	16d	1	0.54mi
3571 NW 95th Ter #707 Sunrise, FL	3.0	2.0	1241	$3,100	$2.50	24d	1	0.55mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	7d	1	0.56mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	24d	1	0.56mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.56mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	24d	1	0.57mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	24d	1	0.58mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	24d	1	0.61mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	5d	1	0.61mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	24d	1	0.67mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	24d	2	0.67mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	24d	1	0.68mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	22d	1	0.68mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	15d	1	0.68mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	10d	1	0.68mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	7d	1	0.71mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	22d	1	0.71mi
3811 NW 91st Ter Sunrise, FL	3.0	3.0	1444	$2,900	$2.01	24d	1	0.72mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	15d	1	0.72mi
9827 NW 37th St Unit 4F Sunrise, FL	2.0	2.0	1190	$2,400	$2.02	24d	1	0.72mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	24d	1	0.73mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	0.73mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	24d	1	0.74mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	2d	1	0.75mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	24d	1	0.75mi

HOA detail condo

• Monthly dues: $582 · $6,984/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $164,250 Active 90 DOM
2. 2026-06-17
   days on market $164,250 Active 89 DOM
3. 2026-06-16
   days on market $164,250 Active 88 DOM
4. 2026-06-15
   days on market $164,250 Active 87 DOM
5. 2026-06-13
   days on market $164,250 Active 85 DOM
6. 2026-06-09
   days on market $164,250 Active 81 DOM
7. 2026-06-08
   days on market $164,250 Active 80 DOM
8. 2026-06-07
   days on market $164,250 Active 79 DOM
9. 2026-06-04
   days on market $164,250 Active 76 DOM
10. 2026-06-03
    days on market $164,250 Active 75 DOM
11. 2026-06-02
    pricedays on market $164,250 Active 74 DOM
12. 2026-06-01
    days on market $172,900 Active 73 DOM
13. 2026-05-31
    days on market $172,900 Active 72 DOM
14. 2026-03-20
    listed $172,900 Active
15. 2012-12-01
    historical
16. 2012-05-05
    listed $58,000
17. 2008-05-15
    soldstatus $52,000
18. 2008-05-08
    soldstatus $52,000 511-char remark

    Show marketing remark (511 chars)

    Move right into your first floor condo! Custom mirrors in living room, formal dining room and kitchen area. Kitchen pass thru for entertaining and convenience. 2 large bedrooms with walk in closets, 2 bath, living room, dining room and extended familyr oom overlooking the golf course. First floor and steps from the community pool. This building is in the 'secluded' section of Sunrise Lakes for privacy. Association says 20% down and housing for older persons HOPA.--FULLY FURNISHED ****JUST REDUCED****

19. 2007-03-28
    listed $57,000 511-char remark

    Show marketing remark (511 chars)

    Move right into your first floor condo! Custom mirrors in living room, formal dining room and kitchen area. Kitchen pass thru for entertaining and convenience. 2 large bedrooms with walk in closets, 2 bath, living room, dining room and extended familyr oom overlooking the golf course. First floor and steps from the community pool. This building is in the 'secluded' section of Sunrise Lakes for privacy. Association says 20% down and housing for older persons HOPA.--FULLY FURNISHED ****JUST REDUCED****

20. 1981-06-01
    soldstatus $64,900

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $1,363 · $114/mo
• Expected delta: +$711/yr (+$59/mo · 109.1%)

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

Taxation est. · year 1

• Rental income: $30,102
• − Mortgage interest: −$9,201
• − Property taxes: −$652
• − Insurance: −$821
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − HOA: −$6,984
• − Depreciation: −$4,778
• Taxable income: $2,850
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $4,303/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

+166.4% since first listed

7 events — show timeline

• 2026-03-20 Listed $172,900 MARMLS
• 2012-12-01 Listing Removed — Beaches MLS
• 2012-05-05 Listed $58,000 Beaches MLS
• 2008-05-15 Sold (Public Records) $52,000 Public Records
• 2008-05-08 Sold (MLS) $52,000 Beaches MLS
• 2007-03-28 Listed $57,000 Beaches MLS
• 1981-06-01 Sold (Public Records) $64,900 Public Records

Property tax history

+0.7%/yr

Latest (2025): $652 · +6.8% YoY. Source: county tax records.