8861 Sunrise Lakes Blvd Unit 301 · Sunrise, FL 33322

$110,000

2 bd · 2.0 ba · 850 sqft · Condo public records · 98 Days on market

Built 1976 $652/mo HOA · 32% 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 +10.0/10.0
• 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

Come see Corner Unit on the Top floor with no neighbors above. Condo features Modern flooring throughout. Very Clean & bright. The kitchen features wood cabinetry, stainless steel appliances & granite countertops. Full size pantry for all groceries & cleaning supplies. Large bedrooms with good size closets. Screened in balcony overlooks the lake. Quiet community, with plenty of guest parking throughout. HOA fee includes water, cable, pest control, master insurance & shuttle bus. Clubhouse, pools, tennis, gym, theater & library. Per HOA this is a 55+ Community, Credit Score needs to be 650 or better. no leasing & only registered service/support animals wil

Key facts

• Corner unit
• Full size pantry
• Wood cabinetry

Tags

• CORNER UNIT
• TOP FLOOR
• WOOD CABINETRY
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• FULL SIZE PANTRY

Property features AI

Finance

• HOA & community: Monthly association dues; Association amenities include clubhouse, elevators, onsite management, manager on site, picnic area, parking, and sidewalks; Association fee covers cable TV, insurance, pest control, sewer, trash, water, and roof repairs; Senior community

Exterior

• Parking: 1 parking space; Guest and open parking available
• Utilities: Public water; Public sewer; Cable available; Sewer available; Water available
• Home design: Condominium; One-level living; Accessible entrance; Faces south; Entry level 1
• Construction: Built with CBS construction; 4-story building
• Exterior features: Waterfront property; Other waterfront features; Flat roof

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Freezer
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Closet cabinetry; Blinds on windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% 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 24d 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 $761 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 98 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1976 — 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: 1.84% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 4.5

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-15,633
• Equity at exit: $16,401

10-year hold

• IRR: -15.8%
• Equity multiple: 0.29×
• Total profit: $-21,969
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$577
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$46
• HOA: −$652
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $102

Break-even live

Break-even rent $1,895

Max offer price $110,000

Occupancy floor 90%

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: $27,500
• Closing costs: $3,300
• 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	0.20mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.20mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.20mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	20d	2	0.21mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	14d	1	0.25mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	10d	1	0.25mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	24d	2	0.27mi
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	7d	1	0.36mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.36mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.36mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	0.36mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	24d	1	0.37mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	2d	1	0.43mi
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	7d	1	0.45mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	24d	1	0.47mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	24d	1	0.50mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	2d	1	0.51mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	24d	1	0.51mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	24d	1	0.52mi
3551 NW 85th Way Sunrise, FL	1.0–3.0	1.0–2.0	1247	$2,364	$1.90	3d	23	0.55mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	24d	1	0.55mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	4d	1	0.56mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	24d	1	0.56mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	24d	1	0.56mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	24d	1	0.57mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	11d	1	0.57mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	24d	1	0.57mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	14d	1	0.57mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,550	$2.08	24d	2	0.58mi
3730 N Pine Island Rd Sunrise, FL	2.0	1.0	800	$1,899	$2.37	22d	1	0.58mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	2d	1	0.62mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	17d	1	0.62mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	24d	1	0.62mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$2,200	$2.95	10d	2	0.62mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	2d	1	0.63mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	24d	1	0.63mi
3710 N Pine Island Rd #122 Sunrise, FL	2.0	2.0	989	$2,095	$2.12	20d	1	0.66mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	8	0.67mi

HOA detail condo

• Monthly dues: $652 · $7,824/yr
• Likely covers: watercableinsurancepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $110,000 Active 98 DOM
2. 2026-06-17
   days on market $110,000 Active 97 DOM
3. 2026-06-16
   days on market $110,000 Active 96 DOM
4. 2026-06-15
   days on market $110,000 Active 95 DOM
5. 2026-06-13
   days on market $110,000 Active 93 DOM
6. 2026-06-09
   days on market $110,000 Active 89 DOM
7. 2026-06-08
   days on market $110,000 Active 88 DOM
8. 2026-06-07
   days on market $110,000 Active 87 DOM
9. 2026-06-04
   days on market $110,000 Active 84 DOM
10. 2026-06-03
    days on market $110,000 Active 83 DOM
11. 2026-06-02
    days on market $110,000 Active 82 DOM
12. 2026-06-01
    days on market $110,000 Active 81 DOM
13. 2026-05-31
    days on market $110,000 Active 80 DOM
14. 2026-04-29
    price $110,000
15. 2026-03-12
    listed $125,000 Active
16. 2025-12-30
    historical
17. 2025-06-05
    price $130,000
18. 2025-03-18
    price $145,000
19. 2024-12-24
    listed $150,000 Active
20. 2024-05-30
    historical
21. 2024-04-03
    price $155,000
22. 2024-02-20
    price $169,000
23. 2024-02-07
    price $170,000
24. 2024-01-16
    listed $180,000 Active
25. 2024-01-11
    historical
26. 2023-12-01
    price $180,000
27. 2023-11-08
    price $185,000
28. 2023-10-07
    listed $190,000 Active
29. 2021-12-03
    historical
30. 2021-11-19
    listed $155,000 Active
31. 2019-08-28
    soldstatus $78,000
32. 2019-08-16
    status Pending
33. 2019-07-03
    listed $82,900 Active
34. 2019-06-29
    historical
35. 2019-04-15
    price $84,900
36. 2019-03-06
    price $89,900
37. 2018-09-07
    price $95,900
38. 2018-09-07
    status Active
39. 2018-09-05
    historical
40. 2018-04-30
    listed $99,900
41. 2003-04-17
    soldstatus $38,000

ⓘ 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: $2,669 · $222/mo
• Projected year-2 tax: $2,669 · $222/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: $24,287
• − Mortgage interest: −$6,162
• − Property taxes: −$2,669
• − Insurance: −$550
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − HOA: −$7,824
• − Depreciation: −$3,200
• Taxable loss: −$4
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $1,222/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

+189.5% since first listed

28 events — show timeline

• 2026-04-29 Price Changed $110,000 Beaches MLS
• 2026-03-12 Listed $125,000 Beaches MLS
• 2025-12-30 Listing Removed — MARMLS
• 2025-06-05 Price Changed $130,000 MARMLS
• 2025-03-18 Price Changed $145,000 MARMLS
• 2024-12-24 Listed $150,000 MARMLS
• 2024-05-30 Listing Removed — MARMLS
• 2024-04-03 Price Changed $155,000 MARMLS
• 2024-02-20 Price Changed $169,000 MARMLS
• 2024-02-07 Price Changed $170,000 MARMLS
• 2024-01-16 Listed $180,000 MARMLS
• 2024-01-11 Listing Removed — MARMLS
• 2023-12-01 Price Changed $180,000 MARMLS
• 2023-11-08 Price Changed $185,000 MARMLS
• 2023-10-07 Listed $190,000 MARMLS
• 2021-12-03 Listing Removed — MARMLS
• 2021-11-19 Listed $155,000 MARMLS
• 2019-08-28 Sold (Public Records) $78,000 Public Records
• 2019-08-16 Pending — MARMLS
• 2019-07-03 Listed $82,900 MARMLS
• 2019-06-29 Listing Removed — MARMLS
• 2019-04-15 Price Changed $84,900 MARMLS
• 2019-03-06 Price Changed $89,900 MARMLS
• 2018-09-07 Price Changed $95,900 MARMLS
• 2018-09-07 Relisted — MARMLS
• 2018-09-05 Listing Removed — MARMLS
• 2018-04-30 Listed $99,900 MARMLS
• 2003-04-17 Sold (Public Records) $38,000 Public Records

Property tax history

+23.5%/yr

Latest (2025): $2,669 · +6.1% YoY. Source: county tax records.