10434 Sunrise Lakes Blvd #109 · Sunrise, FL 33322

$125,999

2 bd · 2.0 ba · 810 sqft · Condo public records · 138 Days on market

Built 1983 $483/mo HOA · 22% 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 +27.3/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• 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

Stunning all remodeled Golf view 1st floor condo with two bedrooms and 2 bathrooms, new Porcelain tiles in bathrooms and waterproof vinyl flooring in the other areas, new white kitchen cabinets, new stainless-steel sink, modern quartz counter tops, washer/dryer inside the unit. Parking space #25, is in front of unit. Internet/TV-Cable included in assn. fee and already installed. Ready to move in. HOA takes 4 weeks for approval process, 700+ credit, single income $37.5k, this one won't last at this price, must see it! close to Sawgrass mills mall, restaurants, plazas, highways I75, sawgrass expressway, 595.

Key facts

• Golf view
• New porcelain tiles
• $483 HOA

Tags

• GOLF VIEW
• NEW PORCELAIN TILES
• WATERPROOF VINYL FLOORING
• NEW WHITE KITCHEN CABINETS
• NEW STAINLESS-STEEL SINK
• MODERN QUARTZ COUNTER TOPS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee includes common areas, cable TV, insurance, structure maintenance, recreation facilities, reserve fund, roof, sewer, security, trash, and water; Additional monthly association fee; Association amenities include billiard room, clubhouse, elevator(s), fitness center, pickleball, pool, tennis courts, and transportation service; Senior community

Exterior

• Parking: Guest parking; One assigned parking space
• Security: Security guard; Smoke detectors
• Utilities: Cable available
• Home design: Single-story unit (entry level 1); Faces west; Updated/remodeled condition; Attached property; Total 3 stories in building
• Construction: Block construction
• Exterior features: Enclosed porch; Porch with screened area; Located on a golf course; Association pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; First floor entry; Living/dining room combination; Walk-in closet(s); Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $126k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $111k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 560 active listings in the ZIP; 40 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).
• 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 $871 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 138 days — a 12% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y ago; this cycle's ask has dropped $24k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $110,879 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.78% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 4.7

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,139
• Equity at exit: $18,787

10-year hold

• IRR: 4.0%
• Equity multiple: 1.25×
• Total profit: $8,821
• Equity at exit: $10,894

Cash invested: $35,280 (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: 560
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$661
• Tax from tax record: −$209 /mo · $2,510/yr
• Insurance: −$52
• HOA: −$483
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $364

Break-even live

Break-even rent $1,779

Max offer price $125,999

Occupancy floor 79%

Sensitivity live

Price	-10% $436	-5% $400	+0% $364	+5% $329	+10% $293
Rent	-10% $187	-5% $276	+0% $364	+5% $453	+10% $541
Rate	-1.0pp $428	-0.5pp $396	base $364	+0.5pp $332	+1.0pp $298

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	19d	1	0.24mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	26d	1	0.43mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	26d	1	0.46mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	6d	9	0.52mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	20d	6	0.52mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	3d	8	0.52mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	3d	9	0.52mi
2566 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,600	$2.73	0d	1	0.53mi
10053 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	9d	1	0.70mi
10050 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	760	$1,750	$2.30	26d	1	0.72mi
10046 Winding Lake Rd #204 Sunrise, FL	2.0	1.0	760	$1,800	$2.37	26d	1	0.72mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	22d	1	0.73mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	5d	1	0.73mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	26d	1	0.73mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	24d	1	0.73mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	26d	1	0.74mi
10005 Winding Lake Rd #204 Sunrise, FL	2.0	2.0	772	$1,800	$2.33	26d	1	0.74mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,900	$2.46	26d	1	0.75mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,850	$2.40	9d	1	0.75mi
10016 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,100	$2.76	26d	1	0.78mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	26d	1	0.79mi
10025 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$1,700	$2.24	26d	1	0.81mi
3548 NW 111th Ter Sunrise, FL	3.0	2.0	1024	$2,675	$2.61	22d	1	0.85mi
9994 Nob Hill Ct #9994 Sunrise, FL	2.0	2.0	840	$1,975	$2.35	26d	1	0.86mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	14d	1	0.87mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	26d	1	0.88mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	26d	1	0.89mi
10931 NW 39th St Sunrise, FL	1.0	1.0	902	$2,099	$2.33	22d	1	0.90mi
10931 NW 39th St Sunrise, FL	1.0	1.0	902	$2,054	$2.28	4d	1	0.90mi
10931 NW 39th St Sunrise, FL	1.0	1.0	902	$2,001	$2.22	18d	1	0.90mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	26d	1	0.92mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	14d	1	0.92mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	26d	1	0.92mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	26d	1	0.92mi
10901 NW 40th St Sunrise, FL	1.0–2.0	1.0–2.0	900	$2,400	$2.67	0d	8	0.93mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	16d	1	0.94mi
11197 NW 37th St Sunrise, FL	2.0	2.0	936	$2,650	$2.83	26d	1	0.96mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	16d	1	0.96mi
9979 Nob Hill Ln Sunrise, FL	2.0	2.0	986	$2,100	$2.13	20d	1	0.96mi
9964 Nob Hill Pl #9964 Sunrise, FL	2.0	2.0	986	$2,100	$2.13	26d	1	0.99mi

HOA detail condo

• Monthly dues: $483 · $5,796/yr
• Likely covers: waterinternetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $125,999 Active 138 DOM
2. 2026-06-18
   days on market $125,999 Active 135 DOM
3. 2026-06-17
   days on market $125,999 Active 134 DOM
4. 2026-06-16
   days on market $125,999 Active 133 DOM
5. 2026-06-15
   days on market $125,999 Active 132 DOM
6. 2026-06-13
   pricedays on market $125,999 Active 130 DOM
7. 2026-06-09
   days on market $129,999 Active 126 DOM
8. 2026-06-07
   days on market $129,999 Active 124 DOM
9. 2026-06-04
   days on market $129,999 Active 121 DOM
10. 2026-06-03
    days on market $129,999 Active 120 DOM
11. 2026-06-02
    days on market $129,999 Active 119 DOM
12. 2026-06-01
    days on market $129,999 Active 118 DOM
13. 2026-05-31
    days on market $129,999 Active 117 DOM
14. 2026-05-22
    status Active
15. 2026-05-19
    historical Active Under Contract
16. 2026-05-19
    status Pending
17. 2026-05-08
    price $129,999
18. 2026-04-28
    status Active
19. 2026-04-17
    historical Active Under Contract
20. 2026-03-12
    price $139,900
21. 2026-02-01
    listed $149,900 Active
22. 2026-01-15
    historical
23. 2025-12-13
    status Active
24. 2025-09-11
    historical Active Under Contract
25. 2025-07-16
    listed $139,000 Active
26. 2025-07-15
    historical
27. 2025-07-11
    price $138,998
28. 2025-06-22
    price $138,999
29. 2025-06-05
    price $139,999
30. 2025-05-09
    price $149,900
31. 2025-04-17
    status Active
32. 2025-04-11
    historical
33. 2025-02-19
    price $154,000
34. 2025-02-15
    price $165,000
35. 2025-02-08
    price $188,000
36. 2025-02-07
    status Active
37. 2024-12-16
    price $169,999
38. 2024-09-16
    price $174,999
39. 2024-08-30
    price $177,000
40. 2024-08-13
    listed $182,000 Active
41. 2024-08-09
    historical
42. 2024-06-17
    price $185,000
43. 2024-05-28
    status Active
44. 2024-04-16
    status Pending
45. 2024-03-20
    status Active
46. 2024-03-07
    historical Active Under Contract
47. 2024-02-05
    listed $188,000 Active
48. 2023-09-26
    soldstatus $105,000
49. 2012-12-18
    soldstatus $34,000
50. 1993-09-15
    soldstatus $40,000

ⓘ 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: $2,510 · $209/mo
• Projected year-2 tax: $2,510 · $209/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: $26,881
• − Mortgage interest: −$7,058
• − Property taxes: −$2,510
• − Insurance: −$630
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − HOA: −$5,796
• − Depreciation: −$3,665
• Taxable income: $2,921
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $3,670/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

+205.9% since first listed

38 events — show timeline

• 2026-05-22 Relisted — MARMLS
• 2026-05-19 Contingent — MARMLS
• 2026-05-19 Pending — MARMLS
• 2026-05-08 Price Changed $129,999 MARMLS
• 2026-04-28 Relisted — MARMLS
• 2026-04-17 Contingent — MARMLS
• 2026-03-12 Price Changed $139,900 MARMLS
• 2026-02-01 Listed $149,900 MARMLS
• 2026-01-15 Listing Removed — MARMLS
• 2025-12-13 Relisted — MARMLS
• 2025-09-11 Contingent — MARMLS
• 2025-07-16 Listed $139,000 MARMLS
• 2025-07-15 Listing Removed — MARMLS
• 2025-07-11 Price Changed $138,998 MARMLS
• 2025-06-22 Price Changed $138,999 MARMLS
• 2025-06-05 Price Changed $139,999 MARMLS
• 2025-05-09 Price Changed $149,900 MARMLS
• 2025-04-17 Relisted — MARMLS
• 2025-04-11 Listing Removed — MARMLS
• 2025-02-19 Price Changed $154,000 MARMLS
• 2025-02-15 Price Changed $165,000 MARMLS
• 2025-02-08 Price Changed $188,000 MARMLS
• 2025-02-07 Relisted — MARMLS
• 2024-12-16 Price Changed $169,999 MARMLS
• 2024-09-16 Price Changed $174,999 MARMLS
• 2024-08-30 Price Changed $177,000 MARMLS
• 2024-08-13 Listed $182,000 MARMLS
• 2024-08-09 Listing Removed — MARMLS
• 2024-06-17 Price Changed $185,000 MARMLS
• 2024-05-28 Relisted — MARMLS
• 2024-04-16 Pending — MARMLS
• 2024-03-20 Relisted — MARMLS
• 2024-03-07 Contingent — MARMLS
• 2024-02-05 Listed $188,000 MARMLS
• 2023-09-26 Sold (Public Records) $105,000 Public Records
• 2012-12-18 Sold (Public Records) $34,000 Public Records
• 1993-09-15 Sold (Public Records) $40,000 Public Records
• 1983-09-01 Sold (Public Records) $42,500 Public Records

Property tax history

+22.9%/yr

Latest (2025): $2,510 · +9.9% YoY. Source: county tax records.