9481 Sunrise Lakes Blvd #310 · Sunrise, FL 33322

$119,777

2 bd · 2.0 ba · 1,030 sqft · Condo public records · 102 Days on market

Built 1979 $550/mo HOA · 22% 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

55+ COMMUNITY, UNIT IS ON THE 3rd FLOOR, CORNER UNIT, WELL KEPT BUILDING #129. BRING YOUR BUYER LOOKING FOR TRUE VALUE. TOP FLOOR CORNER LUXURY MODEL WITH HURRICANE SHUTTERS AND IMPACT WINDOWS. ENJOY THE LAKE AND GOLF VIEWS FROM THE ENCLOSED PATIO. UNIT IS ON THE 5TH HOLE OF THE GOLF COURSE. ALL ASSESSMENTS PAID IN FULL. TILE AND CARPETING THROUGHOUT. IT IS LOCATED RIGHT NEAR A SATELLITE YEAR-ROUND HEATED POOL, SAUNA, BILLARD, TENNIS AND PICKLEBALL COURT. BY APPOINTMENT ONLY. NO SHOWINGS AFTER 6:00 P. M. OWNER OCCUPIED. ASSOCIATION REQUIRES $3000 A MONTH NET INCOME AND 700 CREDIT SCORE.

Key facts

• Golf views
• 3rd floor
• Lake views

Tags

• 3RD FLOOR
• CORNER UNIT
• HURRICANE SHUTTERS
• IMPACT WINDOWS
• LAKE VIEWS
• GOLF VIEWS

Property features AI

Finance

• Other: Condominium is resale; Living area reported (internal record)
• HOA & community: Homeowners association (monthly fee); HOA amenities: Clubhouse, Car wash area, Fitness center, Jogging path, Pool, Sauna, Shuffleboard court, Courtesy bus, Internet included, Pickleball court(s), Trash chute, Security; HOA fee: $550 monthly; Senior community

Exterior

• Parking: Guest parking
• Security: Security patrol; Community security (association)
• Utilities: Water included in association fee; Trash included in association fee; Electric service (heating and cooling electric)
• Home design: Condominium; Resale; 3-story building; Entry on third floor
• Construction: Block construction
• Exterior features: Porch; Screened porch; Third-floor entry; Waterfront: Yes (no waterfront features specified)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms (main level, third-floor entry)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Security patrol; Screened porch

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: Horizon Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 568 students, 74% FRL); Bair Middle School (math 23% / reading 38%, grade F, #465 of 571 statewide, top 82%, 766 students, 72% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-15 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 559 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $828 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $108,997 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 2.11% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.39%
• DSCR: 2.17
• GRM: 4.0

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: 16.8%
• Equity multiple: 1.65×
• Total profit: $21,913
• Equity at exit: $17,859

10-year hold

• IRR: 23.1%
• Equity multiple: 2.72×
• Total profit: $57,520
• Equity at exit: $10,356

Cash invested: $33,538 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,523 high
• Mortgage (P&I): −$628
• Tax from tax record: −$28 /mo · $330/yr
• Insurance: −$50
• HOA: −$550
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $737

Break-even live

Break-even rent $1,589

Max offer price $119,777

Occupancy floor 66%

Sensitivity live

Price	-10% $805	-5% $771	+0% $737	+5% $704	+10% $670
Rent	-10% $538	-5% $638	+0% $737	+5% $837	+10% $937
Rate	-1.0pp $798	-0.5pp $768	base $737	+0.5pp $706	+1.0pp $675

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: $29,944
• Closing costs: $3,593
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	3d	1	0.23mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	9	0.24mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	6d	9	0.24mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	3d	8	0.24mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	19d	6	0.24mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	6d	1	0.27mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	25d	1	0.28mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	25d	1	0.29mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	25d	1	0.29mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	3d	1	0.29mi
2566 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,600	$2.73	0d	1	0.38mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.41mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	25d	1	0.50mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	23d	1	0.50mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	23d	1	0.54mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	25d	1	0.54mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	16d	1	0.59mi
3571 NW 95th Ter #707 Sunrise, FL	3.0	2.0	1241	$3,100	$2.50	25d	1	0.68mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,700	$2.17	18d	1	0.69mi
9116 NW 35th Pl Unit 9116 Sunrise, FL	3.0	2.0	1500	$2,800	$1.87	12d	1	0.69mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,500	$2.01	8d	1	0.69mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	8d	1	0.70mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	25d	1	0.70mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	25d	1	0.71mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	25d	1	0.73mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	11d	1	0.76mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	16d	1	0.76mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	6d	1	0.76mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	25d	1	0.76mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	25d	2	0.78mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	8d	1	0.80mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	23d	1	0.80mi
3100 N Pine Island Rd #306 Sunrise, FL	2.0	2.0	1170	$2,300	$1.97	0d	1	0.80mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	25d	1	0.82mi
3050 Sunrise Lakes Blvd Sunrise, FL	2.0	2.0	1500	$1,900	$1.27	0d	1	0.82mi
9827 NW 37th St Unit 4F Sunrise, FL	2.0	2.0	1190	$2,400	$2.02	25d	1	0.82mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	16d	1	0.84mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	13d	1	0.85mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	25d	1	0.85mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	25d	1	0.86mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $119,777 Active 102 DOM
2. 2026-06-18
   days on market $119,777 Active 99 DOM
3. 2026-06-17
   days on market $119,777 Active 98 DOM
4. 2026-06-16
   days on market $119,777 Active 97 DOM
5. 2026-06-15
   days on market $119,777 Active 96 DOM
6. 2026-06-13
   days on market $119,777 Active 94 DOM
7. 2026-06-09
   days on market $119,777 Active 90 DOM
8. 2026-06-07
   days on market $119,777 Active 88 DOM
9. 2026-06-04
   days on market $119,777 Active 85 DOM
10. 2026-06-03
    days on market $119,777 Active 84 DOM
11. 2026-06-02
    days on market $119,777 Active 83 DOM
12. 2026-06-01
    days on market $119,777 Active 82 DOM
13. 2026-05-31
    days on market $119,777 Active 81 DOM
14. 2026-04-13
    price $119,777
15. 2025-09-15
    listed $127,777 Active
16. 2005-07-14
    soldstatus $105,000
17. 1997-07-24
    soldstatus $30,000

ⓘ 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: $330 · $28/mo
• Projected year-2 tax: $994 · $83/mo
• Expected delta: +$664/yr (+$55/mo · 201.0%)

ⓘ 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 3/10 Moderate
• 💨 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: $30,274
• − Mortgage interest: −$6,709
• − Property taxes: −$330
• − Insurance: −$599
• − Repairs & maintenance: −$2,422
• − Management: −$2,422
• − HOA: −$6,600
• − Depreciation: −$3,484
• Taxable income: $7,707
• Est. tax owed @ 24.0%: −$1,850
• After-tax cash flow: $7,000/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

+299.3% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $119,777 Beaches MLS
• 2025-09-15 Listed $127,777 Beaches MLS
• 2005-07-14 Sold (Public Records) $105,000 Public Records
• 1997-07-24 Sold (Public Records) $30,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $330 · +12.4% YoY. Source: county tax records.