9460 Sunrise Lakes Blvd #112 · Sunrise, FL 33322

$120,000

2 bd · 2.0 ba · 850 sqft · Condo public records · 99 Days on market

Built 1979 $585/mo HOA · 27% 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 +29.5/30.0
• 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

BEAUTIFUL first floor waterfront 2 bedrooms 2 baths condo in Sunrise Lakes Phase 3,LOADED with upgrades. Renovated kitchen with custom kitchen cabinets & granite countertops. Gorgeous tile flooring throughout. Tastefully plantation shutters. Screened patio overlooking scenic water view. Tankless water heater and newer A/C 2016. Very active 55+ golf and tennis court community with lots of amenities, including indoor/outdoor swimming pools, clubhouse, Galaxy Theater, exercise, billiard rooms and many social gatherings. Courtesy bus available. Close to Sawgrass mall, restaurants. If you are looking for an active senior lifestyle to enjoy all year round this is your place! PHASE III REQUIRES ALL OCCUPANTS TO BE 55 +.

Key facts

• Custom cabinetry
• Screened patio
• Plantation shutters

Tags

• RENOVATED KITCHEN
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• TILE FLOORING
• PLANTATION SHUTTERS
• SCREENED PATIO

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Has association; Monthly HOA fee; Community amenities include clubhouse, fitness center, pool, storage, community room, courtesy bus, parking, and maintenance; HOA covers insurance, grounds & structure maintenance, trash, water, common areas, elevator, hot water, roof repairs, recreation facility, and pool service; Senior community

Exterior

• Parking: 1 parking space; No carport
• Security: Other security features
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Resale; 3-story building; Entry level: 1; Faces east
• Construction: Built with concrete block system (CBS)
• Exterior features: First-floor entry; Waterfront: Yes (no waterfront features listed)

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Horizon Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 568 students, 74% FRL); Bair Middle School (math 23% / reading 38%, grade F, #465 of 571 statewide, top 82%, 766 students, 72% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-15 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 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 37% 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 $830 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 99 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1979 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.83% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.33%
• DSCR: 1.68
• GRM: 4.6

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: 2.5%
• Equity multiple: 1.09×
• Total profit: $3,050
• Equity at exit: $17,892

10-year hold

• IRR: 8.6%
• Equity multiple: 1.56×
• Total profit: $18,949
• Equity at exit: $10,375

Cash invested: $33,600 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$629
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$50
• HOA: −$585
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $429

Break-even live

Break-even rent $1,651

Max offer price $120,000

Occupancy floor 75%

Sensitivity live

Price	-10% $497	-5% $463	+0% $429	+5% $395	+10% $361
Rent	-10% $256	-5% $343	+0% $429	+5% $516	+10% $603
Rate	-1.0pp $490	-0.5pp $460	base $429	+0.5pp $398	+1.0pp $367

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	25d	1	0.26mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.28mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	25d	1	0.28mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.35mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	8	0.35mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	9	0.35mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	19d	6	0.35mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	25d	1	0.45mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	0.45mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	2d	1	0.71mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	25d	1	0.71mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	21d	2	0.72mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.73mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	25d	1	0.77mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	25d	1	0.78mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	11d	1	0.79mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	15d	1	0.79mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	25d	1	0.81mi
10115 W Sunrise Blvd #104 Plantation, FL	1.0	1.0	806	$1,800	$2.23	2d	1	0.82mi
10115 W Sunrise Blvd #104 Plantation, FL	1.0	1.0	806	$1,850	$2.30	14d	1	0.82mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	8d	1	0.84mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	25d	1	0.84mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	25d	2	0.84mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	25d	1	0.84mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	25d	1	0.85mi
10105 W Sunrise Blvd #306 Plantation, FL	2.0	2.0	963	$2,300	$2.39	25d	1	0.86mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	25d	1	0.88mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	5d	1	0.88mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	0.91mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.91mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	25d	1	0.91mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	25d	1	0.91mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	25d	1	0.94mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	18d	1	0.95mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	15d	1	0.98mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	3d	1	0.98mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	25d	1	0.98mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	0.98mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	0.98mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.98mi

HOA detail condo

• Monthly dues: $585 · $7,020/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $120,000 Active 99 DOM
2. 2026-06-17
   days on market $120,000 Active 98 DOM
3. 2026-06-16
   days on market $120,000 Active 97 DOM
4. 2026-06-15
   days on market $120,000 Active 96 DOM
5. 2026-06-13
   days on market $120,000 Active 94 DOM
6. 2026-06-09
   days on market $120,000 Active 90 DOM
7. 2026-06-07
   days on market $120,000 Active 88 DOM
8. 2026-06-04
   days on market $120,000 Active 85 DOM
9. 2026-06-03
   days on market $120,000 Active 84 DOM
10. 2026-06-02
    days on market $120,000 Active 83 DOM
11. 2026-06-01
    days on market $120,000 Active 82 DOM
12. 2026-05-31
    days on market $120,000 Active 81 DOM
13. 2026-04-08
    price $120,000
14. 2026-01-19
    listed $135,000 Active
15. 2021-05-03
    soldstatus $95,000 Closed 728-char remark

    Show marketing remark (728 chars)

    BEAUTIFUL first floor waterfront 2 bedrooms 2 baths condo in Sunrise Lakes Phase 3,LOADED with upgrades. Renovated kitchen with custom kitchen cabinets & granite countertops. Gorgeous tile flooring throughout. Tastefully plantation shutters. Screened patio overlooking scenic water view. Tankless water heater and newer A/C 2016. Very active 55+ golf and tennis court community with lots of amenities, including indoor/outdoor swimming pools, clubhouse, Galaxy Theater, exercise, billiard rooms and many social gatherings. Courtesy bus available. Close to Sawgrass mall, restaurants. If you are looking for an active senior lifestyle to enjoy all year round this is your place! PHASE III REQUIRES ALL OCCUPANTS TO BE 55 +.

16. 2021-05-03
    soldstatus $95,000

    Show marketing remark (728 chars)

    BEAUTIFUL first floor waterfront 2 bedrooms 2 baths condo in Sunrise Lakes Phase 3,LOADED with upgrades. Renovated kitchen with custom kitchen cabinets & granite countertops. Gorgeous tile flooring throughout. Tastefully plantation shutters. Screened patio overlooking scenic water view. Tankless water heater and newer A/C 2016. Very active 55+ golf and tennis court community with lots of amenities, including indoor/outdoor swimming pools, clubhouse, Galaxy Theater, exercise, billiard rooms and many social gatherings. Courtesy bus available. Close to Sawgrass mall, restaurants. If you are looking for an active senior lifestyle to enjoy all year round this is your place! PHASE III REQUIRES ALL OCCUPANTS TO BE 55 +.

17. 2021-04-05
    historical Active Under Contract 728-char remark

    Show marketing remark (728 chars)

    BEAUTIFUL first floor waterfront 2 bedrooms 2 baths condo in Sunrise Lakes Phase 3,LOADED with upgrades. Renovated kitchen with custom kitchen cabinets & granite countertops. Gorgeous tile flooring throughout. Tastefully plantation shutters. Screened patio overlooking scenic water view. Tankless water heater and newer A/C 2016. Very active 55+ golf and tennis court community with lots of amenities, including indoor/outdoor swimming pools, clubhouse, Galaxy Theater, exercise, billiard rooms and many social gatherings. Courtesy bus available. Close to Sawgrass mall, restaurants. If you are looking for an active senior lifestyle to enjoy all year round this is your place! PHASE III REQUIRES ALL OCCUPANTS TO BE 55 +.

18. 2021-03-23
    listed $95,000 Active 728-char remark

    Show marketing remark (728 chars)

    BEAUTIFUL first floor waterfront 2 bedrooms 2 baths condo in Sunrise Lakes Phase 3,LOADED with upgrades. Renovated kitchen with custom kitchen cabinets & granite countertops. Gorgeous tile flooring throughout. Tastefully plantation shutters. Screened patio overlooking scenic water view. Tankless water heater and newer A/C 2016. Very active 55+ golf and tennis court community with lots of amenities, including indoor/outdoor swimming pools, clubhouse, Galaxy Theater, exercise, billiard rooms and many social gatherings. Courtesy bus available. Close to Sawgrass mall, restaurants. If you are looking for an active senior lifestyle to enjoy all year round this is your place! PHASE III REQUIRES ALL OCCUPANTS TO BE 55 +.

19. 2003-01-28
    soldstatus $47,500
20. 2002-06-04
    soldstatus $46,500
21. 1979-04-01
    soldstatus $35,500

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$518/yr (+$43/mo · 108.2%)

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

Taxation est. · year 1

• Rental income: $26,332
• − Mortgage interest: −$6,722
• − Property taxes: −$478
• − Insurance: −$600
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − HOA: −$7,020
• − Depreciation: −$3,491
• Taxable income: $3,807
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $4,238/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

+238.0% since first listed

9 events — show timeline

• 2026-04-08 Price Changed $120,000 Beaches MLS
• 2026-01-19 Listed $135,000 Beaches MLS
• 2021-05-03 Sold (Public Records) $95,000 Public Records
• 2021-05-03 Sold (MLS) $95,000 MARMLS
• 2021-04-05 Contingent — MARMLS
• 2021-03-23 Listed $95,000 MARMLS
• 2003-01-28 Sold (Public Records) $47,500 Public Records
• 2002-06-04 Sold (Public Records) $46,500 Public Records
• 1979-04-01 Sold (Public Records) $35,500 Public Records

Property tax history

+9.2%/yr

Latest (2025): $478 · +9.2% YoY. Source: county tax records.