9041 Sunrise Lakes Blvd #106 · Sunrise, FL 33322

$79,990

1 bd · 1.0 ba · 620 sqft · Condo public records · 10 Days on market

Built 1977 $607/mo HOA · 35% 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 +25.4/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• 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

Welcome to Sunrise Lakes 90! This amazing 1 Bed, 1 Bath corner unit features new A/C, 2021, huge bedroom with walk-in closet, plenty of storages inside and an extra storage on the third floor, well maintained kitchen and new floor, conveniently located on the first floor and the parking space is right in front the unit, Hurricane Shutters. This 55+ community features plenty of amenities, 9 holes Golf course, Club House with interior and exterior pool, laundry room, Movie Theater, Fitness Center, Library, 24 hours Security. Maintenance includes appliances repair contract, water, cable, internet, insurance, sewer, transportation, pets' control, storage This is a perfect place for year-round l

Key facts

• Extra storage
• Walk-in closet
• New a/c

Tags

• CORNER UNIT
• NEW A/C
• WALK-IN CLOSET
• EXTRA STORAGE
• WELL MAINTAINED KITCHEN
• NEW FLOOR

Property features AI

Finance

• Other: Pets allowed with restrictions or possible restrictions; conditional/no
• HOA & community: Monthly association fee; HOA covers amenities, common areas, cable TV, golf, insurance, internet, laundry, grounds maintenance, structure maintenance, parking, pest control, reserve fund, roof, sewer, trash, and water; Association amenities include clubhouse, fitness center, laundry, barbecue and picnic areas, tennis courts, trails, transportation service, and elevators

Exterior

• Parking: Assigned parking; Guest parking; 1 covered/garage space
• Security: Security guard; Smoke detector(s)
• Utilities: Cable available
• Home design: Attached property; Single-story unit within a 3-story building; Exterior lighting
• Construction: Block construction; Resale property
• Exterior features: No additional exterior features listed

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator; Electric water heater
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: First-floor entry; Living/dining room layout; Tub with shower; Walk-in closet(s); Blinds
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 9.1% 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; 39 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $554 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $80k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,990

Questions for the listing agent

1. Built in 1977 — 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: 2.19% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 3.8

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: -6.2%
• Equity multiple: 0.78×
• Total profit: $-4,908
• Equity at exit: $11,927

10-year hold

• IRR: -3.0%
• Equity multiple: 0.84×
• Total profit: $-3,573
• Equity at exit: $6,916

Cash invested: $22,397 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$419
• Tax from tax record: −$141 /mo · $1,688/yr
• Insurance: −$33
• HOA: −$607
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $185

Break-even live

Break-even rent $1,520

Max offer price $79,990

Occupancy floor 84%

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: $19,998
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 39 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	0.32mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.35mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.35mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	20d	2	0.35mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	24d	1	0.44mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	7d	1	0.48mi
8400 Sunrise Lakes Blvd #106 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	24d	1	0.59mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	7d	1	0.59mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$1,826	$2.04	7d	1	0.67mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,500	$2.01	24d	2	0.71mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	2d	1	0.74mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	17d	1	0.74mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.75mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,380	$1.85	10d	2	0.75mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	24d	1	0.78mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	24d	1	0.80mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	16d	1	0.80mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	14d	1	0.80mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	24d	1	0.80mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	24d	1	0.80mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	7d	1	0.81mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	0.81mi
4044 NW 87th Ave #4044 Sunrise, FL	1.0	1.0	630	$1,649	$2.62	24d	1	0.85mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	24d	1	0.88mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$2,620	$2.48	24d	37	0.91mi
9968 Nob Hill Ln #9968 Sunrise, FL	1.0	1.0	744	$1,800	$2.42	24d	1	0.92mi
9943 Nob Hill Pl #9943 Sunrise, FL	1.0	1.0	744	$1,875	$2.52	10d	1	0.92mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	12d	1	0.92mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,790	$2.41	2d	1	0.92mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	24d	1	0.92mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	24d	1	0.93mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	24d	1	0.93mi
4001 N University Dr Sunrise, FL	—	1.0	600	$1,388	$2.31	12d	1	1.33mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	20d	1	1.36mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	22d	1	1.36mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	3d	1	1.36mi
2347 NW 107th Ave Unit B Sunrise, FL	—	1.0	364	$1,300	$3.57	24d	1	1.41mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$2,250	$2.28	2d	41	1.50mi

HOA detail condo

• Monthly dues: $607 · $7,284/yr
• Likely covers: watersewerinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $79,990 Active 10 DOM
2. 2026-06-17
   days on market $79,990 Active 9 DOM
3. 2026-06-16
   days on market $79,990 Active 8 DOM
4. 2026-06-15
   days on market $79,990 Active 7 DOM
5. 2026-06-13
   days on market $79,990 Active 5 DOM
6. 2026-06-08
   remarks 699-char remark
7. 2026-06-08
   pricedays on marketlisting id $79,990 Active 1 DOM
8. 2026-05-31
   days on market $88,000 Active 54 DOM
9. 2026-03-31
   listed $88,000 Active
10. 2026-03-26
    historical
11. 2025-12-07
    price $88,000
12. 2025-09-14
    listed $93,000 Active
13. 2025-08-26
    historical
14. 2025-03-17
    listed $93,000 Active
15. 2025-03-14
    historical
16. 2025-01-29
    price $99,999
17. 2024-10-17
    price $113,000
18. 2024-10-14
    status Active
19. 2024-08-26
    price $118,000
20. 2024-05-15
    listed $120,000 Active
21. 2019-02-21
    soldstatus $43,500
22. 2019-02-20
    soldstatus $43,500 Sold
23. 2019-01-22
    status Backup Contract
24. 2019-01-09
    listed $44,500 Active
25. 2005-01-27
    soldstatus $37,000
26. 2003-07-18
    soldstatus $30,100
27. 1999-01-04
    soldstatus $23,000
28. 1997-06-19
    soldstatus $23,500
29. 1997-06-01
    soldstatus $23,500

ⓘ 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: $1,688 · $141/mo
• Projected year-2 tax: $1,688 · $141/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 6 d/yr ≥106°F today · 21 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: $21,041
• − Mortgage interest: −$4,481
• − Property taxes: −$1,688
• − Insurance: −$400
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − HOA: −$7,284
• − Depreciation: −$2,327
• Taxable income: $1,495
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $1,858/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

+274.5% since first listed

21 events — show timeline

• 2026-03-31 Listed $88,000 MARMLS
• 2026-03-26 Listing Removed — MARMLS
• 2025-12-07 Price Changed $88,000 MARMLS
• 2025-09-14 Listed $93,000 MARMLS
• 2025-08-26 Listing Removed — MARMLS
• 2025-03-17 Listed $93,000 MARMLS
• 2025-03-14 Listing Removed — MARMLS
• 2025-01-29 Price Changed $99,999 MARMLS
• 2024-10-17 Price Changed $113,000 MARMLS
• 2024-10-14 Relisted — MARMLS
• 2024-08-26 Price Changed $118,000 MARMLS
• 2024-05-15 Listed $120,000 MARMLS
• 2019-02-21 Sold (Public Records) $43,500 Public Records
• 2019-02-20 Sold (MLS) $43,500 MARMLS
• 2019-01-22 Pending — MARMLS
• 2019-01-09 Listed $44,500 MARMLS
• 2005-01-27 Sold (Public Records) $37,000 Public Records
• 2003-07-18 Sold (Public Records) $30,100 Public Records
• 1999-01-04 Sold (Public Records) $23,000 Public Records
• 1997-06-19 Sold (Public Records) $23,500 Public Records
• 1997-06-01 Sold (Public Records) $23,500 Public Records

Property tax history

+11.0%/yr

Latest (2025): $1,688 · +3.7% YoY. Source: county tax records.