8891 Sunrise Lakes Blvd #111 · Sunrise, FL 33322

$95,000

2 bd · 2.0 ba · 850 sqft · Condo public records · 76 Days on market

Built 1977 $700/mo HOA · 35% 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 +26.6/30.0
• 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 MLS

Gorgeous Remodeled Condo Ready for you to move in 2-2 ON THE LAKE. ALL FURNISH, WELL DECORATION. New kitchen, new bathrooms X2 in a Luxury golf and 55+ active community. Spacious living room and rooms with walk in closets, and gorgeous lake view from the master! One of a kind Clubhouse with: Outdoor pool, Heated pool/Spa, Exercise room, business room, Billiards, Movie Theater and Concert Hall! Come and enjoy your favorite Bands, Musicians and Comedy Acts along with the many activities offered! Centrally Located near restaurants, shopping and much more.

Key facts

• $700 HOA
• Community pool
• Built 1977

Property features AI

Finance

• Other: Senior community; Directions noted: Pine Island corner of Sunrise Lakes Blvd. Building 74
• HOA & community: Has association; HOA fee paid monthly; HOA includes maintenance of grounds, sewer, water, common areas, elevator, and recreation facility; Association amenities include clubhouse, fitness center, indoor pool, outdoor pool, billiard room, picnic area, storage, internet included, and maintenance

Exterior

• Parking: Assigned parking
• Security: Closed-circuit cameras; Fire alarm; Security guard; Smoke detectors
• Utilities: Cable available
• Home design: Condominium; Resale property; 3-story building; Entry level: 1; Waterfront: Yes (no specific waterfront features listed)
• Construction: CBS construction
• Exterior features: Screened porch; Porch; First-floor entry; Elevator access; Walk-in closets listed under entry location (built-in closet space)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Walk-in closets; Split bedroom layout
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (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 26d 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 $657 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 76 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1977 — 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: 2.11% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.48%
• DSCR: 1.51
• GRM: 3.9

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-3,470
• Equity at exit: $14,165

10-year hold

• IRR: 0.8%
• Equity multiple: 1.04×
• Total profit: $1,151
• Equity at exit: $8,214

Cash invested: $26,600 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$498
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$40
• HOA: −$700
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $255

Break-even live

Break-even rent $1,685

Max offer price $95,000

Occupancy floor 82%

Sensitivity live

Price	-10% $308	-5% $281	+0% $255	+5% $228	+10% $201
Rent	-10% $96	-5% $175	+0% $255	+5% $334	+10% $413
Rate	-1.0pp $302	-0.5pp $279	base $255	+0.5pp $230	+1.0pp $205

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: $23,750
• Closing costs: $2,850
• 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	25d	1	0.15mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	25d	1	0.15mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	2d	1	0.15mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	21d	2	0.15mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	16d	1	0.19mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	11d	1	0.19mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	25d	2	0.22mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	25d	1	0.24mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.29mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	0.29mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	25d	1	0.31mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	23d	1	0.37mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	25d	1	0.37mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	4d	1	0.37mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.39mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	0.39mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	25d	1	0.44mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	25d	1	0.45mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	4d	1	0.45mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	25d	1	0.48mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	25d	1	0.50mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	25d	1	0.50mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	12d	1	0.51mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	25d	1	0.51mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	25d	1	0.52mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,550	$2.08	25d	2	0.52mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	25d	1	0.54mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	3d	1	0.56mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	18d	1	0.56mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$2,200	$2.95	12d	2	0.56mi
3730 N Pine Island Rd Sunrise, FL	2.0	1.0	800	$1,899	$2.37	23d	1	0.57mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	6d	1	0.58mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	25d	1	0.58mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	16d	1	0.61mi
3710 N Pine Island Rd #122 Sunrise, FL	2.0	2.0	989	$2,095	$2.12	21d	1	0.64mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	25d	1	0.64mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	3d	1	0.64mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	25d	1	0.64mi
3686 NW 83rd Ln #3686 Sunrise, FL	2.0	2.0	849	$2,350	$2.77	23d	1	0.68mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$2,615	$2.93	8d	1	0.69mi

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-11
   price $95,000
2. 2026-03-04
   listed $98,000 Active
3. 2020-03-06
   soldstatus $88,000
4. 2020-02-27
   soldstatus $88,000 Closed 558-char remark

   Show marketing remark (558 chars)

   Gorgeous Remodeled Condo Ready for you to move in 2-2 ON THE LAKE. ALL FURNISH, WELL DECORATION. New kitchen, new bathrooms X2 in a Luxury golf and 55+ active community. Spacious living room and rooms with walk in closets, and gorgeous lake view from the master! One of a kind Clubhouse with: Outdoor pool, Heated pool/Spa, Exercise room, business room, Billiards, Movie Theater and Concert Hall! Come and enjoy your favorite Bands, Musicians and Comedy Acts along with the many activities offered! Centrally Located near restaurants, shopping and much more.

5. 2019-12-04
   status Pending 558-char remark

   Show marketing remark (558 chars)

   Gorgeous Remodeled Condo Ready for you to move in 2-2 ON THE LAKE. ALL FURNISH, WELL DECORATION. New kitchen, new bathrooms X2 in a Luxury golf and 55+ active community. Spacious living room and rooms with walk in closets, and gorgeous lake view from the master! One of a kind Clubhouse with: Outdoor pool, Heated pool/Spa, Exercise room, business room, Billiards, Movie Theater and Concert Hall! Come and enjoy your favorite Bands, Musicians and Comedy Acts along with the many activities offered! Centrally Located near restaurants, shopping and much more.

6. 2019-11-25
   price $106,999 558-char remark

   Show marketing remark (558 chars)

   Gorgeous Remodeled Condo Ready for you to move in 2-2 ON THE LAKE. ALL FURNISH, WELL DECORATION. New kitchen, new bathrooms X2 in a Luxury golf and 55+ active community. Spacious living room and rooms with walk in closets, and gorgeous lake view from the master! One of a kind Clubhouse with: Outdoor pool, Heated pool/Spa, Exercise room, business room, Billiards, Movie Theater and Concert Hall! Come and enjoy your favorite Bands, Musicians and Comedy Acts along with the many activities offered! Centrally Located near restaurants, shopping and much more.

7. 2019-11-08
   price $81,900 558-char remark

   Show marketing remark (558 chars)

   Gorgeous Remodeled Condo Ready for you to move in 2-2 ON THE LAKE. ALL FURNISH, WELL DECORATION. New kitchen, new bathrooms X2 in a Luxury golf and 55+ active community. Spacious living room and rooms with walk in closets, and gorgeous lake view from the master! One of a kind Clubhouse with: Outdoor pool, Heated pool/Spa, Exercise room, business room, Billiards, Movie Theater and Concert Hall! Come and enjoy your favorite Bands, Musicians and Comedy Acts along with the many activities offered! Centrally Located near restaurants, shopping and much more.

8. 2019-05-20
   listed $89,999 Active 558-char remark

   Show marketing remark (558 chars)

   Gorgeous Remodeled Condo Ready for you to move in 2-2 ON THE LAKE. ALL FURNISH, WELL DECORATION. New kitchen, new bathrooms X2 in a Luxury golf and 55+ active community. Spacious living room and rooms with walk in closets, and gorgeous lake view from the master! One of a kind Clubhouse with: Outdoor pool, Heated pool/Spa, Exercise room, business room, Billiards, Movie Theater and Concert Hall! Come and enjoy your favorite Bands, Musicians and Comedy Acts along with the many activities offered! Centrally Located near restaurants, shopping and much more.

9. 2007-10-09
   soldstatus $56,000
10. 2000-10-03
    soldstatus $30,000
11. 1998-07-23
    soldstatus $23,000
12. 1977-10-01
    soldstatus $26,100

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,116 · $93/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: $24,081
• − Mortgage interest: −$5,321
• − Property taxes: −$1,116
• − Insurance: −$475
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$8,400
• − Depreciation: −$2,764
• Taxable income: $2,152
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $2,538/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

+264.0% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $95,000 Beaches MLS
• 2026-03-04 Listed $98,000 Beaches MLS
• 2020-03-06 Sold (Public Records) $88,000 Public Records
• 2020-02-27 Sold (MLS) $88,000 MARMLS
• 2019-12-04 Pending — MARMLS
• 2019-11-25 Price Changed $106,999 MARMLS
• 2019-11-08 Price Changed $81,900 MARMLS
• 2019-05-20 Listed $89,999 MARMLS
• 2007-10-09 Sold (Public Records) $56,000 Public Records
• 2000-10-03 Sold (Public Records) $30,000 Public Records
• 1998-07-23 Sold (Public Records) $23,000 Public Records
• 1977-10-01 Sold (Public Records) $26,100 Public Records

Property tax history

+16.0%/yr

Latest (2025): $1,116 · +6.2% YoY. Source: county tax records.