9540 Sunrise Lakes Blvd #309 · Sunrise, FL 33322

$84,900

1 bd · 2.0 ba · 862 sqft · Condo public records · 98 Days on market

Built 1979 $538/mo HOA · 27% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Large 1 bedroom 1 1/2 bathroom plus den unit located on the third floor overlooking a lake. Senior community 55+ with a lot of amenities including tennis court, pool, gym and others. Owner very motivated!!!

Key facts

• $538 HOA
• Community pool
• Built 1979

Property features AI

Finance

• Other: Senior community
• HOA & community: Has association; Monthly HOA fee; Association amenities: Billiard room, Clubhouse, Pool, Trash chute, Security; HOA covers insurance, grounds maintenance, sewer, trash, water, common areas, elevator, reserve funds, roof repairs

Exterior

• Parking: Assigned parking
• Security: Security patrol; Other security features
• Home design: Condominium; Resale; 3-story building
• Construction: CBS construction
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on main level
• Flooring: Carpet; Parquet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Partially furnished

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 25d 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 $587 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 2.39% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.34%
• DSCR: 2.17
• GRM: 3.5

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: 16.4%
• Equity multiple: 1.63×
• Total profit: $15,031
• Equity at exit: $12,659

10-year hold

• IRR: 22.4%
• Equity multiple: 2.62×
• Total profit: $38,538
• Equity at exit: $7,341

Cash invested: $23,772 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,029 high
• Mortgage (P&I): −$445
• Tax from tax record: −$62 /mo · $745/yr
• Insurance: −$35
• HOA: −$538
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $522

Break-even live

Break-even rent $1,368

Max offer price $84,900

Occupancy floor 69%

Sensitivity live

Price	-10% $570	-5% $546	+0% $522	+5% $498	+10% $474
Rent	-10% $362	-5% $442	+0% $522	+5% $602	+10% $682
Rate	-1.0pp $565	-0.5pp $543	base $522	+0.5pp $500	+1.0pp $477

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	25d	1	0.15mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	25d	1	0.15mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,695	$1.91	5d	9	0.24mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,700	$1.91	19d	6	0.24mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,700	$1.91	2d	8	0.24mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,695	$1.91	2d	9	0.24mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.35mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	25d	1	0.59mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.70mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	25d	1	0.78mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	25d	1	0.79mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	8d	1	0.79mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	25d	1	0.79mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	18d	1	0.81mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	2d	1	0.82mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	25d	1	0.82mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	21d	2	0.83mi
10115 W Sunrise Blvd #104 Plantation, FL	1.0	1.0	806	$1,850	$2.30	14d	1	0.83mi
10115 W Sunrise Blvd #104 Plantation, FL	1.0	1.0	806	$1,800	$2.23	2d	1	0.83mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	25d	1	0.85mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	25d	1	0.86mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	25d	1	0.88mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	5d	1	0.88mi
10105 W Sunrise Blvd #306 Plantation, FL	2.0	2.0	963	$2,300	$2.39	25d	1	0.88mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	25d	1	0.88mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	11d	1	0.89mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	15d	1	0.89mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	15d	1	0.90mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	0.90mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	25d	1	0.90mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	25d	1	0.90mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	25d	1	0.91mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	13d	1	0.91mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,900	$2.46	25d	1	0.91mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,850	$2.40	8d	1	0.91mi
9994 Nob Hill Ct #9994 Sunrise, FL	2.0	2.0	840	$1,975	$2.35	25d	1	0.92mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$1,675	$1.67	25d	2	0.92mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	25d	1	0.92mi
10005 Winding Lake Rd #204 Sunrise, FL	2.0	2.0	772	$1,800	$2.33	25d	1	0.92mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	25d	1	0.93mi

HOA detail condo

• Monthly dues: $538 · $6,456/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $84,900 Active 98 DOM
2. 2026-06-17
   days on market $84,900 Active 97 DOM
3. 2026-06-16
   days on market $84,900 Active 96 DOM
4. 2026-06-15
   days on market $84,900 Active 95 DOM
5. 2026-06-13
   days on market $84,900 Active 93 DOM
6. 2026-06-09
   days on market $84,900 Active 89 DOM
7. 2026-06-08
   days on market $84,900 Active 88 DOM
8. 2026-06-07
   days on market $84,900 Active 87 DOM
9. 2026-06-04
   pricedays on market $84,900 Active 84 DOM
10. 2026-06-03
    days on market $99,900 Active 83 DOM
11. 2026-06-02
    days on market $99,900 Active 82 DOM
12. 2026-06-01
    days on market $99,900 Active 81 DOM
13. 2026-05-31
    days on market $99,900 Active 80 DOM
14. 2026-03-12
    listed $99,900 Active
15. 2021-07-02
    soldstatus $68,000
16. 2021-06-30
    soldstatus $68,000 Closed 207-char remark

    Show marketing remark (207 chars)

    Large 1 bedroom 1 1/2 bathroom plus den unit located on the third floor overlooking a lake. Senior community 55+ with a lot of amenities including tennis court, pool, gym and others. Owner very motivated!!!

17. 2021-06-09
    status Pending 207-char remark

    Show marketing remark (207 chars)

    Large 1 bedroom 1 1/2 bathroom plus den unit located on the third floor overlooking a lake. Senior community 55+ with a lot of amenities including tennis court, pool, gym and others. Owner very motivated!!!

18. 2021-02-23
    listed $78,880 Active 207-char remark

    Show marketing remark (207 chars)

    Large 1 bedroom 1 1/2 bathroom plus den unit located on the third floor overlooking a lake. Senior community 55+ with a lot of amenities including tennis court, pool, gym and others. Owner very motivated!!!

19. 2018-09-21
    soldstatus $60,000
20. 2018-09-05
    soldstatus $60,000 Sold 183-char remark

    Show marketing remark (183 chars)

    BEAUTIFUL UNIT IN A SENIOR COMMUNITY 50+, UPDATED, READY TO MOVE IN!. 1 BED/2BATH, DEN CAN BE CONVERTED INTO AN OFFICE OR A SECOND BEDROOM. EXCELLENT CONDITION!, OWNER VERY MOTIVATED.

21. 2018-07-06
    status Pending 183-char remark

    Show marketing remark (183 chars)

    BEAUTIFUL UNIT IN A SENIOR COMMUNITY 50+, UPDATED, READY TO MOVE IN!. 1 BED/2BATH, DEN CAN BE CONVERTED INTO AN OFFICE OR A SECOND BEDROOM. EXCELLENT CONDITION!, OWNER VERY MOTIVATED.

22. 2018-06-22
    listed $61,000 Active 183-char remark

    Show marketing remark (183 chars)

    BEAUTIFUL UNIT IN A SENIOR COMMUNITY 50+, UPDATED, READY TO MOVE IN!. 1 BED/2BATH, DEN CAN BE CONVERTED INTO AN OFFICE OR A SECOND BEDROOM. EXCELLENT CONDITION!, OWNER VERY MOTIVATED.

23. 2016-09-02
    historical
24. 2016-09-02
    status Pending
25. 2016-08-23
    listed $53,000 Active
26. 2016-08-23
    historical
27. 2016-03-22
    listed $55,000 Active
28. 2016-02-10
    historical
29. 2015-09-01
    price $53,000
30. 2015-08-09
    listed $55,000 Active
31. 2015-06-11
    historical
32. 2015-02-09
    listed $75,000 Active
33. 2013-10-04
    soldstatus $34,900
34. 2000-01-12
    soldstatus $23,000
35. 1979-05-01
    soldstatus $34,900

ⓘ 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: $745 · $62/mo
• Projected year-2 tax: $745 · $62/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: $24,342
• − Mortgage interest: −$4,756
• − Property taxes: −$745
• − Insurance: −$424
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − HOA: −$6,456
• − Depreciation: −$2,470
• Taxable income: $5,597
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $4,919/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

+186.2% since first listed

22 events — show timeline

• 2026-03-12 Listed $99,900 Beaches MLS
• 2021-07-02 Sold (Public Records) $68,000 Public Records
• 2021-06-30 Sold (MLS) $68,000 MARMLS
• 2021-06-09 Pending — MARMLS
• 2021-02-23 Listed $78,880 MARMLS
• 2018-09-21 Sold (Public Records) $60,000 Public Records
• 2018-09-05 Sold (MLS) $60,000 MARMLS
• 2018-07-06 Pending — MARMLS
• 2018-06-22 Listed $61,000 MARMLS
• 2016-09-02 Listing Removed — MARMLS
• 2016-09-02 Pending — MARMLS
• 2016-08-23 Listed $53,000 MARMLS
• 2016-08-23 Listing Removed — MARMLS
• 2016-03-22 Listed $55,000 MARMLS
• 2016-02-10 Listing Removed — MARMLS
• 2015-09-01 Price Changed $53,000 MARMLS
• 2015-08-09 Listed $55,000 MARMLS
• 2015-06-11 Listing Removed — MARMLS
• 2015-02-09 Listed $75,000 MARMLS
• 2013-10-04 Sold (Public Records) $34,900 Public Records
• 2000-01-12 Sold (Public Records) $23,000 Public Records
• 1979-05-01 Sold (Public Records) $34,900 Public Records

Property tax history

+2.1%/yr

Latest (2025): $745 · +6.7% YoY. Source: county tax records.