None · Sunrise, FL 33322

$137,500

2 bd · 2.0 ba · 850 sqft · Condo public records · 221 Days on market

Built 1974 $465/mo HOA · 23% of rent

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Why this score? — see what drove the C- 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 +18.4/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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

Step into resort-style living with this beautifully updated 2-bedroom, 2-bath residence in the sought-after 55+ community of Sunrise Lakes 50. With approximately 850 sq ft of well-designed space, you’ll enjoy an upgraded kitchen with generous pantry, modern baths, and a spacious primary bedroom featuring a large walk-in closet. Relax on your balcony overlooking the tranquil lake—ideal for breezy afternoons. Laundry is conveniently located on the same floor, and extra storage space adds practicality. The association requires just 30-day processing, a 700+ credit score and $30K+ income; residents must be 55+. Don’t miss this turn-key opportunity in a quiet, friendly setting&

Key facts

• Extra storage space
• Generous pantry
• Modern baths

Tags

• UPGRADED KITCHEN
• GENEROUS PANTRY
• MODERN BATHS
• LARGE WALK-IN CLOSET
• BALCONY OVERLOOKING LAKE
• EXTRA STORAGE SPACE

Property features AI

Finance

• Financial info: Pets not allowed; Senior community
• HOA & community: Monthly association fee of $465; Association covers amenities, common areas, hot water, laundry, maintenance (grounds & structure), pest control, sewer, water, and cable TV; Association amenities: clubhouse, community kitchen, fitness center, hobby room, laundry, barbecue/picnic area, pool, storage, transportation service, elevators

Exterior

• Parking: One assigned parking space
• Security: Security guard; Smoke detectors
• Utilities: Water service included in association; Sewer service included in association; Cable TV included in association
• Home design: 3-story building; Entry located on level 2; Effective year built
• Construction: Block construction
• Exterior features: Balcony; Screened balcony; Canal and lake frontage; Association pool (heated); Association amenities include pool and clubhouse; Has a view; Property attached (attached unit)

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Trash compactor
• Bedrooms: Bedroom located on the main level
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Second-floor entry; Exterior lighting; Storage room
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 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).
• This rent runs 34% 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 $951 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.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 1→3/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.46% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 5.7

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: -13.9%
• Equity multiple: 0.52×
• Total profit: $-18,561
• Equity at exit: $20,502

10-year hold

• IRR: -11.8%
• Equity multiple: 0.41×
• Total profit: $-22,870
• Equity at exit: $11,888

Cash invested: $38,500 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$721
• Tax from tax record: −$220 /mo · $2,638/yr
• Insurance: −$57
• HOA: −$465
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $128

Break-even live

Break-even rent $1,852

Max offer price $137,500

Occupancy floor 89%

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.05mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	11d	1	0.08mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	15d	1	0.08mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	24d	2	0.09mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.10mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.10mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	24d	1	0.14mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	21d	2	0.15mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	24d	1	0.15mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.16mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.16mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	3d	1	0.19mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.23mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.23mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	24d	1	0.25mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	3d	1	0.29mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	24d	1	0.30mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	24d	1	0.30mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	24d	1	0.32mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	24d	1	0.32mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	12d	1	0.34mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	24d	1	0.35mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	24d	1	0.35mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,550	$2.08	24d	2	0.36mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	2d	1	0.37mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	18d	1	0.37mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$2,200	$2.95	11d	2	0.38mi
3551 NW 85th Way Sunrise, FL	1.0–3.0	1.0–2.0	1247	$2,364	$1.90	4d	23	0.40mi
3730 N Pine Island Rd Sunrise, FL	2.0	1.0	800	$1,899	$2.37	22d	1	0.50mi
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
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	885	$2,000	$2.26	24d	1	0.52mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	987	$2,100	$2.13	14d	1	0.52mi
3686 NW 83rd Ln #3686 Sunrise, FL	2.0	2.0	849	$2,350	$2.77	22d	1	0.52mi
3710 N Pine Island Rd #122 Sunrise, FL	2.0	2.0	989	$2,095	$2.12	20d	1	0.53mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$3,226	$3.06	24d	37	0.58mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	24d	1	0.58mi
8053 W Oakland Park Blvd Unit 1-201 Sunrise, FL	2.0	2.0	1107	$3,223	$2.91	24d	1	0.59mi
8053 W Oakland Park Blvd Unit 5-101 Sunrise, FL	1.0	1.0	986	$3,354	$3.40	24d	1	0.59mi
8053 W Oakland Park Blvd Sunrise, FL	1.0	1.0	846	$2,779	$3.28	24d	1	0.59mi

HOA detail condo

• Monthly dues: $465 · $5,580/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $137,500 Active 221 DOM
2. 2026-06-17
   days on market $137,500 Active 220 DOM
3. 2026-06-16
   days on market $137,500 Active 219 DOM
4. 2026-06-15
   days on market $137,500 Active 218 DOM
5. 2026-06-13
   days on market $137,500 Active 216 DOM
6. 2026-06-09
   days on market $137,500 Active 212 DOM
7. 2026-06-07
   days on market $137,500 Active 210 DOM
8. 2026-06-04
   days on market $137,500 Active 207 DOM
9. 2026-06-03
   days on market $137,500 Active 206 DOM
10. 2026-06-02
    pricedays on market $137,500 Active 205 DOM
11. 2026-06-01
    days on market $139,900 Active 204 DOM
12. 2026-05-31
    days on market $139,900 Active 203 DOM
13. 2026-04-28
    price $139,900
14. 2026-02-02
    price $140,000
15. 2025-10-24
    listed $152,500 Active
16. 2025-01-31
    historical
17. 2025-01-10
    historical $1,795
18. 2024-10-14
    listed $1,795
19. 2024-09-28
    historical $1,800
20. 2024-09-09
    listed $155,000 Active
21. 2024-08-31
    historical
22. 2024-08-03
    price $152,000
23. 2024-07-03
    listed $1,800
24. 2024-07-02
    price $155,000
25. 2024-06-24
    price $159,000
26. 2024-06-16
    price $159,900
27. 2024-06-11
    price $164,900
28. 2024-05-23
    price $165,000
29. 2024-04-16
    price $169,000
30. 2024-03-19
    price $170,000
31. 2024-02-09
    price $184,900
32. 2024-01-10
    listed $190,000 Active
33. 2023-03-29
    status Pending
34. 2023-03-28
    historical
35. 2023-01-05
    listed $180,000 Active
36. 2020-12-11
    soldstatus $94,000
37. 2020-11-23
    soldstatus $94,000 Closed
38. 2020-09-24
    status Pending
39. 2020-08-27
    listed $110,000 Active
40. 2004-09-09
    soldstatus $53,000
41. 1975-11-01
    soldstatus $29,767

ⓘ 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: $2,638 · $220/mo
• Projected year-2 tax: $2,638 · $220/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 1 d/yr ≥105°F today · 3 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: $24,163
• − Mortgage interest: −$7,702
• − Property taxes: −$2,638
• − Insurance: −$688
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − HOA: −$5,580
• − Depreciation: −$4,000
• Taxable loss: −$311
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $1,605/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

+370.0% since first listed

29 events — show timeline

• 2026-04-28 Price Changed $139,900 MARMLS
• 2026-02-02 Price Changed $140,000 MARMLS
• 2025-10-24 Listed $152,500 MARMLS
• 2025-01-31 Listing Removed — MARMLS
• 2025-01-10 Rental Removed $1,795 MARMLS
• 2024-10-14 Listed for Rent $1,795 MARMLS
• 2024-09-28 Rental Removed $1,800 MARMLS
• 2024-09-09 Listed $155,000 MARMLS
• 2024-08-31 Listing Removed — MARMLS
• 2024-08-03 Price Changed $152,000 MARMLS
• 2024-07-03 Listed for Rent $1,800 MARMLS
• 2024-07-02 Price Changed $155,000 MARMLS
• 2024-06-24 Price Changed $159,000 MARMLS
• 2024-06-16 Price Changed $159,900 MARMLS
• 2024-06-11 Price Changed $164,900 MARMLS
• 2024-05-23 Price Changed $165,000 MARMLS
• 2024-04-16 Price Changed $169,000 MARMLS
• 2024-03-19 Price Changed $170,000 MARMLS
• 2024-02-09 Price Changed $184,900 MARMLS
• 2024-01-10 Listed $190,000 MARMLS
• 2023-03-29 Pending — MARMLS
• 2023-03-28 Listing Removed — MARMLS
• 2023-01-05 Listed $180,000 MARMLS
• 2020-12-11 Sold (Public Records) $94,000 Public Records
• 2020-11-23 Sold (MLS) $94,000 Beaches MLS
• 2020-09-24 Pending — Beaches MLS
• 2020-08-27 Listed $110,000 Beaches MLS
• 2004-09-09 Sold (Public Records) $53,000 Public Records
• 1975-11-01 Sold (Public Records) $29,767 Public Records

Property tax history

+23.4%/yr

Latest (2025): $2,638 · +4.5% YoY. Source: county tax records.