2950 Sunrise Lakes Dr W #305 · Sunrise, FL 33322

$65,000

1 bd · 1.0 ba · 620 sqft · Condo public records · 43 Days on market

Built 1972 $507/mo HOA · 29% 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

ABSOLUTELY FABULOUS WIDE VIEW FROM THE ENCLOSED BALCONY W/ NEW WINDOWS. RIGHT OFF UNIVERSITY DR AND STEPS TO THE CLUBHOUSE & POOL. WOOD FLOORING IN LIVING AREAS. SERVICE CONTRACT W/ PRIME. LAUNDRY ROOM NEXT DOOR TO THE UNIT. COMMUNITY OFFERS MANY AMENITIES AND COURTESY TRANSPORTATION. ASSOCIATION REQUIRES: 20% DOWN PAYMENT, 5 MONTHS MAINTENANCE IN ESCROW AND MINIMUM annual INCOME OF $15,000. AGENTS SEE BROKERS REMARKS.

Key facts

• Billiards
• Lake views
• Tennis courts

Tags

• GARDEN VIEWS
• LAKE VIEWS
• MULTIPLE POOLS
• TENNIS COURTS
• BILLIARDS
• CLUBHOUSE WITH KITCHEN

Property features AI

Finance

• Other: Public records list living area of 620 (building area); Association present
• Financial info: Pets not allowed
• HOA & community: Monthly HOA fee of $507; HOA covers cable TV, grounds and structure maintenance, pest control, sewer, trash, water, elevator, legal/accounting, and recreation facilities; Community amenities include billiard room, clubhouse, fitness center, jogging path, pool, storage, community room, security, and maintenance; Senior community

Exterior

• Parking: Assigned parking and guest parking (1 total space); No carport
• Security: Community security
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; One level; South-facing; Resale unit; 3-story building
• Construction: CBS construction
• Exterior features: Not waterfront; Flat and mansard roof

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Laminate; Parquet
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closet; Accessible common areas and ramp access
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

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: Somerset Village Academy (math 27% / reading 42%, grade F, #1,709 of 2,144 statewide, top 81%, 242 students, 93% FRL, charter); Bair Middle School (math 23% / reading 38%, grade F, #465 of 571 statewide, top 82%, 766 students, 72% FRL); Plantation High School (math 14% / reading 36%, grade F, #501 of 667 statewide, top 75%, 1,818 students, 68% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 559 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $39k; list at $65k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 2.70% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.94%
• DSCR: 2.33
• GRM: 3.1

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: 20.6%
• Equity multiple: 1.80×
• Total profit: $14,577
• Equity at exit: $9,692

10-year hold

• IRR: 26.3%
• Equity multiple: 2.93×
• Total profit: $35,070
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$341
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$27
• HOA: −$507
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $454

Break-even live

Break-even rent $1,180

Max offer price $65,000

Occupancy floor 69%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	22d	1	0.30mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	3d	1	0.30mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	20d	1	0.30mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,380	$1.85	11d	2	0.31mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	2d	1	0.33mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	17d	1	0.33mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,500	$2.01	24d	2	0.36mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	24d	1	0.43mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	24d	1	0.43mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.48mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	7d	1	0.48mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$2,620	$2.48	24d	37	0.51mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	7d	1	0.59mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.59mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	24d	1	0.64mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	20d	2	0.74mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.74mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.74mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	24d	1	0.75mi
4001 N University Dr Sunrise, FL	—	1.0	600	$1,388	$2.31	12d	1	0.88mi
2330 NW 72nd Ave Sunrise, FL	1.0–2.0	1.0	742	$1,650	$2.22	24d	1	0.91mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	24d	1	1.06mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$1,826	$2.04	7d	1	1.08mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	1.08mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	7d	1	1.08mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$2,250	$2.28	2d	41	1.12mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	24d	1	1.13mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	17d	1	1.13mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	24d	1	1.13mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	24d	1	1.13mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	14d	1	1.13mi
7300 NW 17th St #318 Plantation, FL	1.0	1.0	660	$1,550	$2.35	24d	1	1.14mi
4044 NW 87th Ave #4044 Sunrise, FL	1.0	1.0	630	$1,649	$2.62	24d	1	1.16mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	1.21mi
6901 W Sunrise Blvd Plantation, FL	1.0–3.0	1.0–2.0	1037	$2,062	$1.99	3d	42	1.22mi
6580 NW 22nd St Unit 2 Sunrise, FL	1.0	1.0	650	$1,000	$1.54	3d	1	1.26mi
1681 NW 70th Ave #418 Plantation, FL	1.0	1.0	660	$1,600	$2.42	24d	1	1.27mi
1681 NW 70th Ave #418 Plantation, FL	1.0	1.0	660	$1,700	$2.58	5d	1	1.27mi
3501 Inverrary Blvd Fort Lauderdale, FL	—	1.0	400	$1,349	$3.37	3d	1	1.30mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$1,675	$1.81	1d	42	1.39mi

HOA detail condo

• Monthly dues: $507 · $6,084/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $65,000 Active 43 DOM
2. 2026-06-17
   days on market $65,000 Active 42 DOM
3. 2026-06-16
   days on market $65,000 Active 41 DOM
4. 2026-06-15
   days on market $65,000 Active 40 DOM
5. 2026-06-13
   days on market $65,000 Active 38 DOM
6. 2026-06-09
   days on market $65,000 Active 34 DOM
7. 2026-06-08
   days on market $65,000 Active 33 DOM
8. 2026-06-07
   days on market $65,000 Active 32 DOM
9. 2026-06-04
   days on market $65,000 Active 29 DOM
10. 2026-06-03
    days on market $65,000 Active 28 DOM
11. 2026-06-02
    days on market $65,000 Active 27 DOM
12. 2026-06-01
    days on market $65,000 Active 26 DOM
13. 2026-05-31
    days on market $65,000 Active 25 DOM
14. 2026-05-06
    listed $65,000 Active
15. 2026-05-05
    historical
16. 2025-11-06
    listed $70,000 Active
17. 2019-04-08
    soldstatus $39,000
18. 2009-07-20
    soldstatus $15,000
19. 2009-07-01
    soldstatus $15,000 429-char remark

    Show marketing remark (429 chars)

    ABSOLUTELY FABULOUS WIDE VIEW FROM THE ENCLOSED BALCONY W/ NEW WINDOWS. RIGHT OFF UNIVERSITY DR AND STEPS TO THE CLUBHOUSE & POOL. WOOD FLOORING IN LIVING AREAS. SERVICE CONTRACT W/ PRIME. LAUNDRY ROOM NEXT DOOR TO THE UNIT. COMMUNITY OFFERS MANY AMENITIES AND COURTESY TRANSPORTATION. ASSOCIATION REQUIRES: 20% DOWN PAYMENT, 5 MONTHS MAINTENANCE IN ESCROW AND MINIMUM annual INCOME OF $15,000. AGENTS SEE BROKERS REMARKS.

20. 2008-10-15
    listed $24,900 429-char remark

    Show marketing remark (429 chars)

    ABSOLUTELY FABULOUS WIDE VIEW FROM THE ENCLOSED BALCONY W/ NEW WINDOWS. RIGHT OFF UNIVERSITY DR AND STEPS TO THE CLUBHOUSE & POOL. WOOD FLOORING IN LIVING AREAS. SERVICE CONTRACT W/ PRIME. LAUNDRY ROOM NEXT DOOR TO THE UNIT. COMMUNITY OFFERS MANY AMENITIES AND COURTESY TRANSPORTATION. ASSOCIATION REQUIRES: 20% DOWN PAYMENT, 5 MONTHS MAINTENANCE IN ESCROW AND MINIMUM annual INCOME OF $15,000. AGENTS SEE BROKERS REMARKS.

21. 1995-12-11
    soldstatus $28,000
22. 1990-08-08
    soldstatus $25,000

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $683 · $57/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 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $21,053
• − Mortgage interest: −$3,641
• − Property taxes: −$683
• − Insurance: −$325
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − HOA: −$6,084
• − Depreciation: −$1,891
• Taxable income: $5,061
• Est. tax owed @ 24.0%: −$1,215
• After-tax cash flow: $4,235/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

+160.0% since first listed

9 events — show timeline

• 2026-05-06 Listed $65,000 Beaches MLS
• 2026-05-05 Listing Removed — Beaches MLS
• 2025-11-06 Listed $70,000 Beaches MLS
• 2019-04-08 Sold (Public Records) $39,000 Public Records
• 2009-07-20 Sold (Public Records) $15,000 Public Records
• 2009-07-01 Sold (MLS) $15,000 MARMLS
• 2008-10-15 Listed $24,900 MARMLS
• 1995-12-11 Sold (Public Records) $28,000 Public Records
• 1990-08-08 Sold (Public Records) $25,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $683 · +8.4% YoY. Source: county tax records.