9020 Sunrise Lakes Blvd #201 · Sunrise, FL 33322

$184,500

2 bd · 2.0 ba · 1,146 sqft · Condo public records · 25 Days on market

Built 1977 $736/mo HOA · 30% 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 +16.4/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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

This condominium in Sunrise Lakes Phase III, Inc 2 is a "Luxury" unit. Sunrise Lakes Phase III contains three different types of 2 bedroom, 2 bath condominiums - a "Standard" unit of 850 square feet, a "Deluxe" unit of 1,025 square feet, and a "Luxury" unit of 1,146 square feet. All "Luxury" units are end units (with extra windows). Phase III has 3,500 condominiums. Of those, only 120 are "Luxury" units with the most desirable of them being on the 2nd floor (Perceived security concerns with the 1st floor and stair-climb issues with the 3rd floor). There are only 40 of these most coveted 2nd floor condominiums in all of Phase III. T

Key facts

• New kitchen
• Granite counter tops
• Ceramic backsplash

Tags

• NEW KITCHEN
• CUSTOM ALL-WOOD CABINETS
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTER TOPS
• CERAMIC BACKSPLASH
• NEW ELECTRICAL WIRING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $184k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 41% 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 $1k of loan paydown is wiped out by about $6k 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 25 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $54k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $184k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,732 (1.5% below list)

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: 1.34% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 6.2

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: -16.1%
• Equity multiple: 0.45×
• Total profit: $-28,610
• Equity at exit: $27,510

10-year hold

• IRR: -15.0%
• Equity multiple: 0.27×
• Total profit: $-37,474
• Equity at exit: $15,952

Cash invested: $51,660 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,473 high
• Mortgage (P&I): −$968
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$77
• HOA: −$736
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $106

Break-even live

Break-even rent $2,339

Max offer price $184,500

Occupancy floor 91%

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.22mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	0.22mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	14d	1	0.34mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	10d	1	0.34mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	1d	1	0.35mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	4d	1	0.35mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	24d	2	0.41mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	24d	1	0.46mi
8550 NW 27th Pl Unit 8550 Sunrise, FL	2.0	2.0	1360	$2,600	$1.91	14d	1	0.49mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	2d	1	0.52mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	2d	1	0.57mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,700	$2.17	16d	1	0.58mi
9116 NW 35th Pl Unit 9116 Sunrise, FL	3.0	2.0	1500	$2,800	$1.87	10d	1	0.58mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,500	$2.01	7d	1	0.58mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	24d	1	0.59mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	24d	1	0.62mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	1d	1	0.62mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	24d	1	0.63mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	11d	1	0.63mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	4d	9	0.63mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.63mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	8	0.63mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.63mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.64mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,550	$2.08	24d	2	0.64mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	24d	1	0.64mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	14d	1	0.65mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	24d	1	0.66mi
8361 NW 28th Pl Sunrise, FL	3.0	2.0	1360	$3,200	$2.35	3d	1	0.67mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	24d	1	0.67mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	24d	1	0.68mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	4d	1	0.68mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	24d	1	0.68mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	22d	1	0.68mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	24d	1	0.68mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	24d	1	0.69mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	24d	1	0.69mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$2,200	$2.95	10d	2	0.70mi
3551 NW 85th Way Sunrise, FL	1.0–3.0	1.0–2.0	1247	$2,364	$1.90	3d	23	0.70mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.71mi

HOA detail condo

• Monthly dues: $736 · $8,832/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2024-08-13
   historical
2. 2024-07-11
   price $225,000
3. 2024-05-07
   price $234,900
4. 2024-02-13
   listed $239,000 Active
5. 2023-06-16
   historical
6. 2023-05-18
   listed $240,000 Active
7. 2013-08-07
   soldstatus $48,500
8. 1977-11-01
   soldstatus $36,400

ⓘ 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: $810 · $68/mo
• Projected year-2 tax: $1,531 · $128/mo
• Expected delta: +$721/yr (+$60/mo · 89.0%)

ⓘ 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 5 d/yr ≥106°F today · 17 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: $29,675
• − Mortgage interest: −$10,335
• − Property taxes: −$810
• − Insurance: −$922
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − HOA: −$8,832
• − Depreciation: −$5,367
• Taxable loss: −$1,340
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $1,589/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

+518.1% since first listed

8 events — show timeline

• 2024-08-13 Listing Removed — Beaches MLS
• 2024-07-11 Price Changed $225,000 Beaches MLS
• 2024-05-07 Price Changed $234,900 Beaches MLS
• 2024-02-13 Listed $239,000 Beaches MLS
• 2023-06-16 Listing Removed — Beaches MLS
• 2023-05-18 Listed $240,000 Beaches MLS
• 2013-08-07 Sold (Public Records) $48,500 Public Records
• 1977-11-01 Sold (Public Records) $36,400 Public Records

Property tax history

+13.4%/yr

Latest (2025): $810 · -33.5% YoY. Source: county tax records.