8465 Sunrise Lakes Blvd #212 · Sunrise, FL 33322

$115,000

2 bd · 2.0 ba · 850 sqft · Condo public records · 48 Days on market

Built 1974 $544/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 +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• 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

Cozy condo 2 beds, 2 baths in the prestigious senior community (55+) Sunrise Lakes, PURCHASE with 5% DOWN (Strong Financials) Corner unit, exquisites canal views from your Sunporch, very bright and clean, All tile throughout, Split layout for your privacy, walking closet in all bedrooms, NEW AC (2025), New Water Heater (2024), New Toilets, Extra storage room and laundry in the same floor, 1 parking space plus guest, water & sewer, basic cable, insurance, roof repairs free transportation and unlimited service calls for all parts and labor repairs on all systems for residents are all included in the monthly fee, Ok to Lease after 2 year (only Phase 2 allows rentals). ALL ASSESMENT HAS B

Key facts

• New water heater
• Walking closet
• Corner unit

Tags

• CANAL VIEWS
• CORNER UNIT
• SPLIT LAYOUT
• WALKING CLOSET
• NEW AC
• NEW WATER HEATER

Property features AI

Finance

• Other: Pets allowed with restrictions or possible restrictions; some units do not allow pets
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, HVAC, insurance, laundry, grounds maintenance, structure maintenance, pest control, pool(s), recreation facilities, sewer, trash and water; Community amenities include clubhouse, fitness center, laundry, pool, storage, and elevator(s); Community of approximately 900 units; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Security guard; Smoke detector(s)
• Utilities: Cable available
• Home design: Attached property; 1-story unit in a 3-story building; Faces north; Entry located on level 2
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Canal-front waterfront; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Bedroom on main level; Storage room
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Ceiling fan(s)
• Interior features: Entrance foyer; First-floor entry; Main living area on entry level; Living/dining room; Pantry; Walk-in closet(s); Blinds; Unfurnished
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 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).
• This rent runs 33% 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 $795 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 48 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $26k; list at $115k implies a 342% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 1.74% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 4.8

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-390
• Equity at exit: $17,147

10-year hold

• IRR: 5.7%
• Equity multiple: 1.36×
• Total profit: $11,617
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$603
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$48
• HOA: −$544
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $356

Break-even live

Break-even rent $1,545

Max offer price $115,000

Occupancy floor 77%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	24d	1	0.03mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	10d	1	0.09mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	15d	1	0.09mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	24d	1	0.10mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	21d	2	0.11mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	0.12mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	0.12mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.13mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.13mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.15mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.15mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	3d	1	0.15mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	24d	1	0.17mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	3d	1	0.20mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	24d	1	0.22mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	24d	2	0.24mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	12d	1	0.25mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,550	$2.08	24d	2	0.26mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$2,200	$2.95	11d	2	0.32mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	2d	1	0.33mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	17d	1	0.33mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	24d	1	0.33mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	24d	1	0.36mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	24d	1	0.38mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	24d	1	0.38mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.46mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	0.46mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	24d	1	0.48mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	24d	1	0.50mi
3551 NW 85th Way Sunrise, FL	1.0–3.0	1.0–2.0	1247	$2,364	$1.90	3d	23	0.54mi
8310 NW 24th Pl Sunrise, FL	2.0	1.0	900	$2,400	$2.67	19d	1	0.60mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	885	$2,000	$2.26	24d	1	0.61mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	987	$2,100	$2.13	14d	1	0.61mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	24d	1	0.61mi
8053 W Oakland Park Blvd Unit 1-201 Sunrise, FL	2.0	2.0	1107	$3,223	$2.91	24d	1	0.61mi
8053 W Oakland Park Blvd Sunrise, FL	1.0	1.0	846	$2,779	$3.28	24d	1	0.61mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	24d	1	0.61mi
8053 W Oakland Park Blvd Unit 6-301 Sunrise, FL	2.0	2.0	1124	$3,411	$3.03	24d	1	0.61mi
8053 W Oakland Park Blvd Unit 5-305 Sunrise, FL	1.0	1.0	846	$2,702	$3.19	24d	1	0.61mi
8053 W Oakland Park Blvd Unit 5-101 Sunrise, FL	1.0	1.0	986	$3,354	$3.40	24d	1	0.61mi

HOA detail condo

• Monthly dues: $544 · $6,528/yr
• Likely covers: watersewercableroof
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $115,000 Active 48 DOM
2. 2026-06-17
   days on market $115,000 Active 47 DOM
3. 2026-06-16
   days on market $115,000 Active 46 DOM
4. 2026-06-15
   days on market $115,000 Active 45 DOM
5. 2026-06-13
   days on market $115,000 Active 43 DOM
6. 2026-06-09
   days on market $115,000 Active 39 DOM
7. 2026-06-08
   days on market $115,000 Active 38 DOM
8. 2026-06-07
   days on market $115,000 Active 37 DOM
9. 2026-06-04
   days on market $115,000 Active 34 DOM
10. 2026-06-03
    days on market $115,000 Active 33 DOM
11. 2026-06-02
    days on market $115,000 Active 32 DOM
12. 2026-06-01
    days on market $115,000 Active 31 DOM
13. 2026-05-31
    days on market $115,000 Active 30 DOM
14. 2026-05-01
    listed $115,000 Active
15. 2026-04-30
    historical
16. 2026-04-27
    status Active
17. 2026-04-17
    historical Active Under Contract
18. 2026-02-12
    price $117,500
19. 2025-10-27
    listed $120,000 Active
20. 2025-08-31
    historical
21. 2025-08-11
    price $124,000
22. 2025-04-14
    price $132,500
23. 2025-02-24
    listed $142,500 Active
24. 1999-08-04
    soldstatus $26,000
25. 1979-08-01
    soldstatus $37,500

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$645/yr (+$54/mo · 208.4%)

ⓘ 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 6 d/yr ≥105°F today · 21 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: $23,948
• − Mortgage interest: −$6,442
• − Property taxes: −$310
• − Insurance: −$575
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − HOA: −$6,528
• − Depreciation: −$3,345
• Taxable income: $2,916
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $3,569/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

+206.7% since first listed

12 events — show timeline

• 2026-05-01 Listed $115,000 MARMLS
• 2026-04-30 Listing Removed — MARMLS
• 2026-04-27 Relisted — MARMLS
• 2026-04-17 Contingent — MARMLS
• 2026-02-12 Price Changed $117,500 MARMLS
• 2025-10-27 Listed $120,000 MARMLS
• 2025-08-31 Listing Removed — MARMLS
• 2025-08-11 Price Changed $124,000 MARMLS
• 2025-04-14 Price Changed $132,500 MARMLS
• 2025-02-24 Listed $142,500 MARMLS
• 1999-08-04 Sold (Public Records) $26,000 Public Records
• 1979-08-01 Sold (Public Records) $37,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $310 · +10.7% YoY. Source: county tax records.