2998 E Sunrise Lakes Dr #111 · Sunrise, FL 33322

$77,900

1 bd · 1.0 ba · 666 sqft · Condo public records · 61 Days on market

Built 1977 $349/mo HOA · 20% 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

MOVE IN READY! GROUND FLOOR UNIT WITH UPDATED BATH AND KITCHEN, CROWN MOLDING AND TONS OF CLOSET SPACE. THIS LIGHT AND BRIGHT UNIT HAS DIRECT ACCESS TO THE POOL FROM THE SCREENED IN PATIO AND PARKING SPOT IS DIRECTLY AT YOUR DOOR. COMMUNITY HAS TENNIS AND POOL. LOCATED NEAR SHOPS AND DINING THIS ONE WON'T LAST! QUIET 55+ COMMUNITY-

Key facts

• Tennis
• Laundry room
• Updated kitchen

Tags

• UPDATED KITCHEN
• LAUNDRY ROOM
• VIEW TO THE POOL AREA
• POOL
• TENNIS
• CLUB HOUSE

Property features AI

Finance

• Other: Association pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers laundry, grounds maintenance, structure maintenance, parking, recreation facilities, reserve fund, roof, sewer and water; Community amenities include clubhouse, elevators, laundry, pool, and tennis courts; Senior community

Exterior

• Parking: Guest parking; One assigned space
• Security: On-site security guard
• Utilities: Association-maintained water and sewer
• Home design: Condominium/attached property; One-story unit within a 4-story building; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Storm/security shutters; Screened porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; First-floor entry; Living/dining room; Walk-in closet(s); Bedroom located on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $78k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $73k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 21d 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 $539 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $52k; list at $78k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,226 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 2.23% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.75%
• DSCR: 2.28
• GRM: 3.7

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: 19.7%
• Equity multiple: 1.77×
• Total profit: $16,783
• Equity at exit: $11,615

10-year hold

• IRR: 25.8%
• Equity multiple: 2.94×
• Total profit: $42,331
• Equity at exit: $6,735

Cash invested: $21,812 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$409
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$32
• HOA: −$349
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $523

Break-even live

Break-even rent $1,077

Max offer price $77,900

Occupancy floor 65%

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	3d	1	0.08mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	22d	1	0.08mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	21d	1	0.08mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,380	$1.85	11d	2	0.57mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	2d	1	0.59mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	17d	1	0.59mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,500	$2.01	24d	2	0.61mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	24d	1	0.62mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	24d	1	0.62mi
2330 NW 72nd Ave Sunrise, FL	1.0–2.0	1.0	742	$1,650	$2.22	24d	1	0.66mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$2,620	$2.48	24d	37	0.71mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.73mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.73mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.85mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.85mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	24d	1	0.90mi
4001 N University Dr Sunrise, FL	—	1.0	600	$1,388	$2.31	13d	1	0.97mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	21d	2	0.99mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.99mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.99mi
7300 NW 17th St #318 Plantation, FL	1.0	1.0	660	$1,550	$2.35	24d	1	1.00mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	24d	1	1.01mi
6901 W Sunrise Blvd Plantation, FL	1.0–3.0	1.0–2.0	1037	$2,062	$1.99	3d	42	1.01mi
6580 NW 22nd St Unit 2 Sunrise, FL	1.0	1.0	650	$1,000	$1.54	3d	1	1.01mi
1681 NW 70th Ave #418 Plantation, FL	1.0	1.0	660	$1,700	$2.58	5d	1	1.10mi
1681 NW 70th Ave #418 Plantation, FL	1.0	1.0	660	$1,600	$2.42	24d	1	1.10mi
3501 Inverrary Blvd Fort Lauderdale, FL	—	1.0	400	$1,349	$3.37	3d	1	1.11mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$2,250	$2.28	2d	41	1.13mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$1,675	$1.81	2d	42	1.14mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	24d	2	1.25mi
3774 Inverrary Blvd Lauderhill, FL	1.0	1.5	726	$1,638	$2.26	2d	2	1.25mi
3774 Inverrary Blvd Unit 105P Lauderhill, FL	1.0	1.5	726	$1,675	$2.31	2d	1	1.26mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	24d	1	1.28mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	1.30mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	8d	1	1.30mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	8d	3	1.31mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	17d	2	1.31mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$1,826	$2.04	8d	1	1.31mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	24d	1	1.35mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	24d	1	1.35mi

HOA detail condo

• Monthly dues: $349 · $4,188/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $77,900 Active 61 DOM
2. 2026-06-17
   days on market $77,900 Active 60 DOM
3. 2026-06-16
   days on market $77,900 Active 59 DOM
4. 2026-06-15
   days on market $77,900 Active 58 DOM
5. 2026-06-13
   pricestatusdays on market $77,900 Active 56 DOM
6. 2026-05-21
   status Pending
7. 2026-05-19
   historical Active Under Contract
8. 2026-05-19
   status Pending
9. 2026-04-28
   status Active
10. 2026-04-22
    historical Active Under Contract
11. 2026-03-26
    listed $74,900 Active
12. 2026-03-25
    historical $1,500
13. 2026-03-19
    listed $1,500
14. 2023-10-08
    historical $1,500
15. 2023-09-21
    listed $1,500
16. 2023-08-22
    historical $1,500
17. 2023-08-20
    listed $1,500
18. 2017-07-14
    soldstatus $51,500 Sold 333-char remark

    Show marketing remark (333 chars)

    MOVE IN READY! GROUND FLOOR UNIT WITH UPDATED BATH AND KITCHEN, CROWN MOLDING AND TONS OF CLOSET SPACE. THIS LIGHT AND BRIGHT UNIT HAS DIRECT ACCESS TO THE POOL FROM THE SCREENED IN PATIO AND PARKING SPOT IS DIRECTLY AT YOUR DOOR. COMMUNITY HAS TENNIS AND POOL. LOCATED NEAR SHOPS AND DINING THIS ONE WON'T LAST! QUIET 55+ COMMUNITY-

19. 2017-07-13
    soldstatus $51,500
20. 2017-05-31
    status Pending 333-char remark

    Show marketing remark (333 chars)

    MOVE IN READY! GROUND FLOOR UNIT WITH UPDATED BATH AND KITCHEN, CROWN MOLDING AND TONS OF CLOSET SPACE. THIS LIGHT AND BRIGHT UNIT HAS DIRECT ACCESS TO THE POOL FROM THE SCREENED IN PATIO AND PARKING SPOT IS DIRECTLY AT YOUR DOOR. COMMUNITY HAS TENNIS AND POOL. LOCATED NEAR SHOPS AND DINING THIS ONE WON'T LAST! QUIET 55+ COMMUNITY-

21. 2017-05-20
    listed $53,000 Active 333-char remark

    Show marketing remark (333 chars)

    MOVE IN READY! GROUND FLOOR UNIT WITH UPDATED BATH AND KITCHEN, CROWN MOLDING AND TONS OF CLOSET SPACE. THIS LIGHT AND BRIGHT UNIT HAS DIRECT ACCESS TO THE POOL FROM THE SCREENED IN PATIO AND PARKING SPOT IS DIRECTLY AT YOUR DOOR. COMMUNITY HAS TENNIS AND POOL. LOCATED NEAR SHOPS AND DINING THIS ONE WON'T LAST! QUIET 55+ COMMUNITY-

22. 2001-09-11
    soldstatus $21,000
23. 1977-10-01
    soldstatus $20,000

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $730 · $61/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $20,863
• − Mortgage interest: −$4,364
• − Property taxes: −$730
• − Insurance: −$390
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − HOA: −$4,188
• − Depreciation: −$2,266
• Taxable income: $5,587
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $4,931/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

+274.5% since first listed

18 events — show timeline

• 2026-05-21 Pending — MARMLS
• 2026-05-19 Contingent — MARMLS
• 2026-05-19 Pending — MARMLS
• 2026-04-28 Relisted — MARMLS
• 2026-04-22 Contingent — MARMLS
• 2026-03-26 Listed $74,900 MARMLS
• 2026-03-25 Rental Removed $1,500 MARMLS
• 2026-03-19 Listed for Rent $1,500 MARMLS
• 2023-10-08 Rental Removed $1,500 MARMLS
• 2023-09-21 Listed for Rent $1,500 MARMLS
• 2023-08-22 Rental Removed $1,500 MARMLS
• 2023-08-20 Listed for Rent $1,500 MARMLS
• 2017-07-14 Sold (MLS) $51,500 MARMLS
• 2017-07-13 Sold (Public Records) $51,500 Public Records
• 2017-05-31 Pending — MARMLS
• 2017-05-20 Listed $53,000 MARMLS
• 2001-09-11 Sold (Public Records) $21,000 Public Records
• 1977-10-01 Sold (Public Records) $20,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $730 · +8.1% YoY. Source: county tax records.