9330 E Sunrise Lakes Blvd E #104 · Sunrise, FL 33322

$129,000

2 bd · 2.0 ba · 1,025 sqft · Condo public records · 70 Days on market

Built 1979 $735/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 +26.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• 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

Recently renovated 2bedroom/2bath spacious condo Located in Sunrise Lakes Condominium Phase 3, a vibrant 55+ community. This spacious unit features a modern kitchen w/ brand-new appliances, wood cabinetry, and stylish finishes, complemented by new tile flooring throughout for a clean, contemporary feel, w/ tastefully updated baths. Enjoy peaceful mornings and relaxing evenings on the enclosed terrace, complete with new hurricane impact windows and serene golf course views. Conveniently located on first-floor with designated parking. Water heater + a/c 4 yrs old. Enjoy amenities for an active and social lifestyle, incl clubhouse, heated pools, fitness center, golf course, tennis courts, &am

Key facts

• New tile flooring
• New appliances
• Modern kitchen

Tags

• MODERN KITCHEN
• NEW APPLIANCES
• WOOD CABINETRY
• NEW TILE FLOORING
• ENCLOSED TERRACE
• HURRICANE IMPACT WINDOWS

Property features AI

Finance

• Other: Pets allowed with restrictions (breed, number, size; call for details); Approximately 600 units in the community
• Financial info: Not a land lease
• HOA & community: Community association (monthly fee); Association amenities include: clubhouse, fitness center, indoor pool, heated pool, spa/hot tub, sauna, tennis and pickleball courts, shuffleboard, bocce, putting green, billiard and game rooms, hobby room, kitchen facilities, community room, lobby, management, on-site manager, laundry, parking, storage, bike storage, sidewalks, street lights, trash service, pool service, maintenance, security, courtesy bus, recreation facilities, internet included, cable TV; Association fee: monthly

Exterior

• Parking: Assigned parking; Guest parking; Total parking spaces: 1
• Security: Building security; Security guard; Security lights; Managed community with on-site manager
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Condominium; One level (entry level 1); Faces east; Resale unit; Three-story building
• Construction: CBS construction; Flat roof
• Exterior features: Terrace; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Freezer; Electric water heater (owned)
• Bedrooms: Two bedrooms on the main level
• Flooring: Tile; Blinds; Double-pane windows; Storm windows
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Walk-in closets; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 19d 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 42% 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 $892 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 70 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $129k implies a 239% 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 4→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.96% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 4.2

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,517
• Equity at exit: $19,234

10-year hold

• IRR: 1.4%
• Equity multiple: 1.08×
• Total profit: $2,904
• Equity at exit: $11,154

Cash invested: $36,120 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,534 high
• Mortgage (P&I): −$676
• Tax from tax record: −$194 /mo · $2,326/yr
• Insurance: −$54
• HOA: −$735
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $343

Break-even live

Break-even rent $2,100

Max offer price $129,000

Occupancy floor 81%

Sensitivity live

Price	-10% $416	-5% $380	+0% $343	+5% $307	+10% $270
Rent	-10% $143	-5% $243	+0% $343	+5% $443	+10% $543
Rate	-1.0pp $408	-0.5pp $376	base $343	+0.5pp $310	+1.0pp $276

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	0.20mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	25d	1	0.20mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	2d	1	0.21mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	5d	1	0.21mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	15d	1	0.48mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	11d	1	0.48mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	2d	1	0.48mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	25d	1	0.48mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.50mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	9	0.54mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.54mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	8	0.54mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.54mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	25d	2	0.55mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	25d	1	0.56mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	22d	1	0.56mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	25d	1	0.57mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	25d	1	0.59mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	25d	1	0.60mi
8550 NW 27th Pl Unit 8550 Sunrise, FL	2.0	2.0	1360	$2,600	$1.91	15d	1	0.60mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,500	$2.01	8d	1	0.65mi
9116 NW 35th Pl Unit 9116 Sunrise, FL	3.0	2.0	1500	$2,800	$1.87	11d	1	0.65mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,700	$2.17	17d	1	0.65mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	3d	1	0.66mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.67mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	25d	1	0.71mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	3d	1	0.71mi
9015 W Sunrise Blvd Plantation, FL	3.0	3.0	1318	$3,200	$2.43	13d	1	0.72mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	25d	1	0.73mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	25d	1	0.74mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	5d	1	0.74mi
9151 W Sunrise Blvd #9151 Plantation, FL	3.0	2.0	1482	$2,750	$1.86	25d	1	0.74mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	25d	1	0.75mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	12d	1	0.76mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,550	$2.08	25d	2	0.77mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	25d	1	0.79mi
8361 NW 28th Pl Sunrise, FL	3.0	2.0	1360	$3,200	$2.35	4d	1	0.79mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	25d	1	0.79mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	8d	1	0.79mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	25d	1	0.81mi

HOA detail condo

• Monthly dues: $735 · $8,820/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $129,000 Active 70 DOM
2. 2026-06-17
   days on market $129,000 Active 69 DOM
3. 2026-06-16
   days on market $129,000 Active 68 DOM
4. 2026-06-15
   days on market $129,000 Active 67 DOM
5. 2026-06-13
   days on market $129,000 Active 65 DOM
6. 2026-06-09
   days on market $129,000 Active 61 DOM
7. 2026-06-08
   days on market $129,000 Active 60 DOM
8. 2026-06-07
   days on market $129,000 Active 59 DOM
9. 2026-06-04
   days on market $129,000 Active 56 DOM
10. 2026-06-03
    days on market $129,000 Active 55 DOM
11. 2026-06-02
    days on market $129,000 Active 54 DOM
12. 2026-06-01
    days on market $129,000 Active 53 DOM
13. 2026-05-31
    days on market $129,000 Active 52 DOM
14. 2026-05-08
    price $129,000
15. 2026-04-09
    listed $139,000 Active
16. 2001-07-19
    soldstatus $38,000
17. 1978-07-01
    soldstatus $39,900

ⓘ 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: $2,326 · $194/mo
• Projected year-2 tax: $2,326 · $194/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 4 d/yr ≥106°F today · 16 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: $30,414
• − Mortgage interest: −$7,226
• − Property taxes: −$2,326
• − Insurance: −$645
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − HOA: −$8,820
• − Depreciation: −$3,753
• Taxable income: $2,777
• Est. tax owed @ 24.0%: −$667
• After-tax cash flow: $3,451/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

+223.3% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $129,000 Beaches MLS
• 2026-04-09 Listed $139,000 Beaches MLS
• 2001-07-19 Sold (Public Records) $38,000 Public Records
• 1978-07-01 Sold (Public Records) $39,900 Public Records

Property tax history

+22.3%/yr

Latest (2025): $2,326 · -8.8% YoY. Source: county tax records.