8861 Sunrise Lakes Blvd #305 · Sunrise, FL 33322

$77,000

1 bd · 1.0 ba · 640 sqft · Condo public records · 29 Days on market

Built 1976 $529/mo HOA · 31% of rent

---

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 +28.6/30.0
• 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

Senior Living in South Florida! Great Sunrise community affording a multitude of shopping and dining experiences nearby. The community offers exciting amenities for all to enjoy. This unit boast a bedroom large enough for a king size bed and a perfect amount of comfort and space. Relax with a book by the enclose balcony and enjoy the water view! Not 55? No need to wait, you can buy this unit if you are 54 years young. Don't miss this one!

Key facts

• White cabinets
• Ceramic tile
• Updated kitchen

Tags

• WATER VIEW
• CERAMIC TILE
• UPDATED BATHROOM
• UPDATED KITCHEN
• WHITE CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Pets conditional or not allowed (restrictions or possible restrictions)
• HOA & community: Monthly association fee; Association fee includes amenities, cable TV, golf, internet, pest control, reserve fund, sewer, security, trash and water; Community amenities include billiard room, fitness center, golf course, pickleball, pool, putting green(s), spa/hot tub, tennis court(s), trash service; Golf course community; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Security guard
• Utilities: Cable available
• Home design: Attached property; 1 story (unit level); 3 total stories; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Lakefront; Has view; West-facing

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Electric cooling
• Interior features: Partially furnished; Living/dining room; Main living area entry level; Third floor entry; Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $77k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $76k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $532 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 29 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $43k; list at $77k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $75,845 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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: 2.25% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• 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: 0.1%
• Equity multiple: 1.00×
• Total profit: $47
• Equity at exit: $11,481

10-year hold

• IRR: 5.0%
• Equity multiple: 1.30×
• Total profit: $6,510
• Equity at exit: $6,658

Cash invested: $21,560 (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: $1,734 high
• Mortgage (P&I): −$404
• Tax from tax record: −$150 /mo · $1,799/yr
• Insurance: −$32
• HOA: −$529
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $255

Break-even live

Break-even rent $1,411

Max offer price $77,000

Occupancy floor 80%

Sensitivity live

Price	-10% $298	-5% $277	+0% $255	+5% $233	+10% $211
Rent	-10% $118	-5% $186	+0% $255	+5% $323	+10% $392
Rate	-1.0pp $294	-0.5pp $274	base $255	+0.5pp $235	+1.0pp $215

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	24d	1	0.20mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.20mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.20mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	21d	2	0.21mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	24d	1	0.30mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.36mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.36mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.45mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.45mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,500	$2.01	24d	2	0.58mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	18d	1	0.62mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	2d	1	0.62mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,380	$1.85	11d	2	0.62mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$1,826	$2.04	8d	1	0.70mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.78mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	24d	1	0.79mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$2,620	$2.48	24d	37	0.82mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	0.83mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	8d	1	0.83mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	17d	1	0.83mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	24d	1	0.83mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	14d	1	0.83mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	24d	1	0.83mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	24d	1	0.83mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	24d	1	0.84mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	24d	1	0.84mi
4044 NW 87th Ave #4044 Sunrise, FL	1.0	1.0	630	$1,649	$2.62	24d	1	0.88mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	0.91mi
9943 Nob Hill Pl #9943 Sunrise, FL	1.0	1.0	744	$1,875	$2.52	11d	1	1.06mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	12d	1	1.06mi
9968 Nob Hill Ln #9968 Sunrise, FL	1.0	1.0	744	$1,800	$2.42	24d	1	1.06mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,790	$2.41	2d	1	1.06mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	24d	1	1.06mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	21d	1	1.23mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	22d	1	1.23mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	3d	1	1.23mi
4001 N University Dr Sunrise, FL	—	1.0	600	$1,388	$2.31	13d	1	1.27mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$2,250	$2.28	2d	41	1.37mi
2347 NW 107th Ave Unit B Sunrise, FL	—	1.0	364	$1,300	$3.57	24d	1	1.49mi

HOA detail condo

• Monthly dues: $529 · $6,348/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $77,000 Active 29 DOM
2. 2026-06-17
   days on market $77,000 Active 28 DOM
3. 2026-06-16
   days on market $77,000 Active 27 DOM
4. 2026-06-15
   days on market $77,000 Active 26 DOM
5. 2026-06-13
   days on market $77,000 Active 24 DOM
6. 2026-06-09
   days on market $77,000 Active 20 DOM
7. 2026-06-08
   days on market $77,000 Active 19 DOM
8. 2026-06-07
   days on market $77,000 Active 18 DOM
9. 2026-06-04
   days on market $77,000 Active 15 DOM
10. 2026-06-03
    days on market $77,000 Active 14 DOM
11. 2026-06-02
    days on market $77,000 Active 13 DOM
12. 2026-06-01
    days on market $77,000 Active 12 DOM
13. 2026-05-31
    days on market $77,000 Active 11 DOM
14. 2026-05-20
    listed $77,000 Active
15. 2026-05-10
    historical
16. 2025-10-20
    listed $77,777 Active
17. 2019-11-08
    soldstatus $43,000
18. 2017-07-06
    soldstatus $32,500 Sold 442-char remark

    Show marketing remark (442 chars)

    Senior Living in South Florida! Great Sunrise community affording a multitude of shopping and dining experiences nearby. The community offers exciting amenities for all to enjoy. This unit boast a bedroom large enough for a king size bed and a perfect amount of comfort and space. Relax with a book by the enclose balcony and enjoy the water view! Not 55? No need to wait, you can buy this unit if you are 54 years young. Don't miss this one!

19. 2017-06-22
    soldstatus $32,500
20. 2017-05-17
    status Pending 442-char remark

    Show marketing remark (442 chars)

    Senior Living in South Florida! Great Sunrise community affording a multitude of shopping and dining experiences nearby. The community offers exciting amenities for all to enjoy. This unit boast a bedroom large enough for a king size bed and a perfect amount of comfort and space. Relax with a book by the enclose balcony and enjoy the water view! Not 55? No need to wait, you can buy this unit if you are 54 years young. Don't miss this one!

21. 2017-05-04
    price $34,000 442-char remark

    Show marketing remark (442 chars)

    Senior Living in South Florida! Great Sunrise community affording a multitude of shopping and dining experiences nearby. The community offers exciting amenities for all to enjoy. This unit boast a bedroom large enough for a king size bed and a perfect amount of comfort and space. Relax with a book by the enclose balcony and enjoy the water view! Not 55? No need to wait, you can buy this unit if you are 54 years young. Don't miss this one!

22. 2017-03-09
    listed $37,000 Active 442-char remark

    Show marketing remark (442 chars)

    Senior Living in South Florida! Great Sunrise community affording a multitude of shopping and dining experiences nearby. The community offers exciting amenities for all to enjoy. This unit boast a bedroom large enough for a king size bed and a perfect amount of comfort and space. Relax with a book by the enclose balcony and enjoy the water view! Not 55? No need to wait, you can buy this unit if you are 54 years young. Don't miss this one!

23. 2016-03-21
    soldstatus $30,500
24. 2016-03-11
    soldstatus $32,500 Sold
25. 2016-02-07
    status Pending
26. 2016-02-01
    listed $33,500 Active
27. 2010-01-27
    soldstatus $16,000
28. 2008-07-29
    historical
29. 2007-07-30
    listed $39,900
30. 1991-12-03
    soldstatus $26,000
31. 1991-12-03
    soldstatus $26,000

ⓘ 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: $1,799 · $150/mo
• Projected year-2 tax: $1,799 · $150/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $20,804
• − Mortgage interest: −$4,313
• − Property taxes: −$1,799
• − Insurance: −$385
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − HOA: −$6,348
• − Depreciation: −$2,240
• Taxable income: $2,390
• Est. tax owed @ 24.0%: −$574
• After-tax cash flow: $2,484/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

+196.2% since first listed

18 events — show timeline

• 2026-05-20 Listed $77,000 MARMLS
• 2026-05-10 Listing Removed — Beaches MLS
• 2025-10-20 Listed $77,777 Beaches MLS
• 2019-11-08 Sold (Public Records) $43,000 Public Records
• 2017-07-06 Sold (MLS) $32,500 MARMLS
• 2017-06-22 Sold (Public Records) $32,500 Public Records
• 2017-05-17 Pending — MARMLS
• 2017-05-04 Price Changed $34,000 MARMLS
• 2017-03-09 Listed $37,000 MARMLS
• 2016-03-21 Sold (Public Records) $30,500 Public Records
• 2016-03-11 Sold (MLS) $32,500 MARMLS
• 2016-02-07 Pending — MARMLS
• 2016-02-01 Listed $33,500 MARMLS
• 2010-01-27 Sold (MLS) $16,000 MARMLS
• 2008-07-29 Listing Removed — Beaches MLS
• 2007-07-30 Listed $39,900 Beaches MLS
• 1991-12-03 Sold (Public Records) $26,000 Public Records
• 1991-12-03 Sold (Public Records) $26,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,799 · +3.8% YoY. Source: county tax records.