9081 Sunrise Lakes Blvd #113 · Sunrise, FL 33322

$112,000

1 bd · 1.0 ba · 637 sqft · Condo public records · 25 Days on market

Built 1978 $583/mo HOA · 33% 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 +17.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 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 MLS

Motivated Seller!! Bright, Cozy and Extremely Well Kept 1 Bedroom, 1 Bathroom Condo on the First Floor in the Desirable 55+ Adult Community of Sunrise Lakes. Enclosed Patio with Access to the Outdoor Space of the Building. Recently Painted throughout. Updated Bathroom. Enjoy the Wonderful Amenities this Community has to Offer like the Clubhouse with a Heated Pool, Outdoor Pools, Gym, Sauna, Theater, Golf and Many More!!! This is a Must See!!

Key facts

• Ceramic flooring
• Quartz countertops
• Fully remodeled

Tags

• FULLY REMODELED
• CERAMIC FLOORING
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• ELECTRIC COOKTOP
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Association pool (heated)
• Financial info: Pets allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, billiard room, laundry, pool, transportation service; Association covers management, amenities, common areas, hot water, insurance, laundry, legal/accounting, grounds and structure maintenance, pest control, pool(s), recreation facilities, roof, sewer, security, trash, water; Located in a golf course community; Senior community

Exterior

• Parking: Assigned parking (1 space); 1 covered space; 1-car garage
• Security: Security guard; Smoke detector(s)
• Utilities: Association-managed water and sewer available
• Home design: 2-story building; Updated/remodeled condition; Attached property; First-floor entry
• Construction: Block construction; Exterior lighting
• Exterior features: Balcony; Screened balcony

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Bedroom on main level; First floor entry; Ceramic tile flooring
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $112k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $110k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 560 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $774 of loan paydown is wiped out by about $3k 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 25 days — a 2% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $80k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $110,320 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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: 1.57% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 5.3

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: -15.2%
• Equity multiple: 0.48×
• Total profit: $-16,399
• Equity at exit: $16,700

10-year hold

• IRR: -14.8%
• Equity multiple: 0.30×
• Total profit: $-21,955
• Equity at exit: $9,684

Cash invested: $31,360 (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: 560
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$587
• Tax from tax record: −$89 /mo · $1,068/yr
• Insurance: −$47
• HOA: −$583
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $87

Break-even live

Break-even rent $1,653

Max offer price $112,000

Occupancy floor 90%

Sensitivity live

Price	-10% $151	-5% $119	+0% $87	+5% $56	+10% $24
Rent	-10% $-52	-5% $18	+0% $87	+5% $157	+10% $227
Rate	-1.0pp $144	-0.5pp $116	base $87	+0.5pp $58	+1.0pp $29

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: $28,000
• Closing costs: $3,360
• 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	26d	1	0.44mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	3d	1	0.46mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	26d	1	0.46mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	22d	2	0.47mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	26d	1	0.56mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	26d	1	0.60mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	9d	1	0.60mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	26d	1	0.69mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	9d	1	0.71mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	26d	1	0.71mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$1,826	$2.04	9d	1	0.73mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,500	$2.01	26d	2	0.84mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	26d	1	0.85mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	13d	1	0.85mi
9943 Nob Hill Pl #9943 Sunrise, FL	1.0	1.0	744	$1,875	$2.52	12d	1	0.85mi
9968 Nob Hill Ln #9968 Sunrise, FL	1.0	1.0	744	$1,800	$2.42	26d	1	0.85mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,775	$2.39	0d	1	0.85mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	26d	1	0.85mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,790	$2.41	3d	1	0.85mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	26d	1	0.86mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	15d	1	0.86mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	0d	1	0.86mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	18d	1	0.86mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	26d	1	0.86mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	26d	1	0.86mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	4d	1	0.87mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	19d	1	0.87mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,380	$1.85	12d	2	0.88mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	26d	1	0.88mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	9d	1	0.88mi
4044 NW 87th Ave #4044 Sunrise, FL	1.0	1.0	630	$1,649	$2.62	26d	1	0.91mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	26d	1	0.93mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$2,620	$2.48	26d	37	1.02mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	26d	1	1.05mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	26d	1	1.05mi
2347 NW 107th Ave Unit B Sunrise, FL	—	1.0	364	$1,300	$3.57	26d	1	1.31mi
4001 N University Dr Sunrise, FL	—	1.0	600	$1,388	$2.31	14d	1	1.43mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	22d	1	1.49mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	5d	1	1.49mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	23d	1	1.49mi

HOA detail condo

• Monthly dues: $583 · $6,996/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $112,000 Active 25 DOM
2. 2026-06-18
   days on market $112,000 Active 22 DOM
3. 2026-06-17
   days on market $112,000 Active 21 DOM
4. 2026-06-16
   days on market $112,000 Active 20 DOM
5. 2026-06-15
   days on market $112,000 Active 19 DOM
6. 2026-06-13
   pricedays on market $112,000 Active 17 DOM
7. 2026-06-09
   days on market $115,000 Active 13 DOM
8. 2026-06-08
   days on market $115,000 Active 12 DOM
9. 2026-06-07
   days on market $115,000 Active 11 DOM
10. 2026-06-04
    days on market $115,000 Active 8 DOM
11. 2026-06-03
    days on market $115,000 Active 7 DOM
12. 2026-06-02
    days on market $115,000 Active 6 DOM
13. 2026-06-01
    days on market $115,000 Active 5 DOM
14. 2026-05-31
    days on market $115,000 Active 4 DOM
15. 2026-05-27
    listed $115,000 Active
16. 2024-05-07
    soldstatus $80,000
17. 2024-03-25
    soldstatus $80,000 Closed 445-char remark

    Show marketing remark (445 chars)

    Motivated Seller!! Bright, Cozy and Extremely Well Kept 1 Bedroom, 1 Bathroom Condo on the First Floor in the Desirable 55+ Adult Community of Sunrise Lakes. Enclosed Patio with Access to the Outdoor Space of the Building. Recently Painted throughout. Updated Bathroom. Enjoy the Wonderful Amenities this Community has to Offer like the Clubhouse with a Heated Pool, Outdoor Pools, Gym, Sauna, Theater, Golf and Many More!!! This is a Must See!!

18. 2024-03-01
    historical Active Under Contract 445-char remark

    Show marketing remark (445 chars)

    Motivated Seller!! Bright, Cozy and Extremely Well Kept 1 Bedroom, 1 Bathroom Condo on the First Floor in the Desirable 55+ Adult Community of Sunrise Lakes. Enclosed Patio with Access to the Outdoor Space of the Building. Recently Painted throughout. Updated Bathroom. Enjoy the Wonderful Amenities this Community has to Offer like the Clubhouse with a Heated Pool, Outdoor Pools, Gym, Sauna, Theater, Golf and Many More!!! This is a Must See!!

19. 2024-02-23
    price $99,500 445-char remark

    Show marketing remark (445 chars)

    Motivated Seller!! Bright, Cozy and Extremely Well Kept 1 Bedroom, 1 Bathroom Condo on the First Floor in the Desirable 55+ Adult Community of Sunrise Lakes. Enclosed Patio with Access to the Outdoor Space of the Building. Recently Painted throughout. Updated Bathroom. Enjoy the Wonderful Amenities this Community has to Offer like the Clubhouse with a Heated Pool, Outdoor Pools, Gym, Sauna, Theater, Golf and Many More!!! This is a Must See!!

20. 2024-02-13
    price $105,000 445-char remark

    Show marketing remark (445 chars)

    Motivated Seller!! Bright, Cozy and Extremely Well Kept 1 Bedroom, 1 Bathroom Condo on the First Floor in the Desirable 55+ Adult Community of Sunrise Lakes. Enclosed Patio with Access to the Outdoor Space of the Building. Recently Painted throughout. Updated Bathroom. Enjoy the Wonderful Amenities this Community has to Offer like the Clubhouse with a Heated Pool, Outdoor Pools, Gym, Sauna, Theater, Golf and Many More!!! This is a Must See!!

21. 2024-02-06
    listed $120,000 Active 445-char remark

    Show marketing remark (445 chars)

    Motivated Seller!! Bright, Cozy and Extremely Well Kept 1 Bedroom, 1 Bathroom Condo on the First Floor in the Desirable 55+ Adult Community of Sunrise Lakes. Enclosed Patio with Access to the Outdoor Space of the Building. Recently Painted throughout. Updated Bathroom. Enjoy the Wonderful Amenities this Community has to Offer like the Clubhouse with a Heated Pool, Outdoor Pools, Gym, Sauna, Theater, Golf and Many More!!! This is a Must See!!

22. 2013-06-10
    soldstatus $17,000

ⓘ 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: $1,068 · $89/mo
• Projected year-2 tax: $1,068 · $89/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
• 💨 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: $21,162
• − Mortgage interest: −$6,274
• − Property taxes: −$1,068
• − Insurance: −$560
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − HOA: −$6,996
• − Depreciation: −$3,258
• Taxable loss: −$379
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $1,138/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

+576.5% since first listed

8 events — show timeline

• 2026-05-27 Listed $115,000 MARMLS
• 2024-05-07 Sold (Public Records) $80,000 Public Records
• 2024-03-25 Sold (MLS) $80,000 MARMLS
• 2024-03-01 Contingent — MARMLS
• 2024-02-23 Price Changed $99,500 MARMLS
• 2024-02-13 Price Changed $105,000 MARMLS
• 2024-02-06 Listed $120,000 MARMLS
• 2013-06-10 Sold (Public Records) $17,000 Public Records

Property tax history

+15.6%/yr

Latest (2025): $1,068 · -49.5% YoY. Source: county tax records.