9721 Sunrise Lakes Blvd #305 · Sunrise, FL 33322

$165,000

2 bd · 2.0 ba · 1,025 sqft · Condo public records · 99 Days on market

Built 1979 $516/mo HOA · 21% 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 +26.9/30.0
• 1% rule +9.9/10.0
• DSCR +9.3/10.0
• 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

Welcome to remodeled 2brs 2 baths condo on 3rd floor close to elevator & laundry room. This unit is ready to move in with exceptional high end wood cabinets and appliances. New laminate wood floors, new granite counter tops, stainless steel appliances, modern light fixtures, beautiful renovated bathrooms with wood vanities with granite counter tops and square undermount sinks. Amazing Golf view from master bedroom and living room. Senior's community with beautiful clubhouse, courtesy bus, billiards, multiple pools, exercise facility, tennis and golf is included in monthly maintenance, 55+ community, buyer must have $2400 net monthly income and 675+ credit score.

Key facts

• Upgraded electrical
• Newer a/c
• Granite countertops

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• ENGINEERED PLANK FLOORING
• NEWER A/C
• UPGRADED ELECTRICAL

Property features AI

Finance

• HOA & community: Monthly HOA fee; Association amenities include billiard room, clubhouse, fitness center, indoor pool, pool, storage, trash chute, community room, and maintenance; HOA covers grounds and structure maintenance, trash, water, common areas, elevator, hot water, reserve funds, and roof repairs; Senior community; Pets allowed with breed restrictions

Exterior

• Parking: Community parking (marked spaces)
• Utilities: Cable available
• Home design: Condominium; Resale; 3rd-floor entry; Faces south; 4-story building
• Construction: CBS construction
• Exterior features: Third-floor entry with elevator and foyer entry; Waterfront property (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s); Blinds
• Laundry & utility: Furnished negotiable

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 22d 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 $5k 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 99 days — a 9% lower offer ($150k) 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.
• Current owner paid $118k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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. 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: 1.49% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.90%
• DSCR: 1.53
• GRM: 5.6

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,108
• Equity at exit: $24,602

10-year hold

• IRR: 4.5%
• Equity multiple: 1.29×
• Total profit: $13,205
• Equity at exit: $14,266

Cash invested: $46,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,458 high
• Mortgage (P&I): −$865
• Tax from tax record: −$33 /mo · $402/yr
• Insurance: −$69
• HOA: −$516
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $458

Break-even live

Break-even rent $1,878

Max offer price $165,000

Occupancy floor 76%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.15mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	8	0.15mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.15mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.15mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.26mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.27mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	2d	1	0.32mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	2d	1	0.33mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	24d	1	0.33mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	5d	1	0.36mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.48mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.54mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	0.58mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.58mi
3571 NW 95th Ter #707 Sunrise, FL	3.0	2.0	1241	$3,100	$2.50	24d	1	0.61mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	24d	1	0.62mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	22d	1	0.62mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	24d	1	0.64mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	8d	1	0.65mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	24d	1	0.65mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,700	$2.17	17d	1	0.67mi
9116 NW 35th Pl Unit 9116 Sunrise, FL	3.0	2.0	1500	$2,800	$1.87	11d	1	0.67mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,500	$2.01	8d	1	0.67mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	24d	1	0.70mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	8d	1	0.71mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	22d	1	0.71mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	5d	1	0.73mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	24d	1	0.73mi
9827 NW 37th St Unit 4F Sunrise, FL	2.0	2.0	1190	$2,400	$2.02	24d	1	0.74mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	15d	1	0.76mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	0.77mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	24d	1	0.77mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	24d	1	0.77mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	24d	1	0.78mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	24d	1	0.78mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	24d	1	0.79mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	13d	1	0.79mi
9994 Nob Hill Ct #9994 Sunrise, FL	2.0	2.0	840	$1,975	$2.35	24d	1	0.80mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	10d	1	0.81mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	15d	1	0.81mi

HOA detail condo

• Monthly dues: $516 · $6,192/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $165,000 Active 99 DOM
2. 2026-06-17
   days on market $165,000 Active 98 DOM
3. 2026-06-16
   days on market $165,000 Active 97 DOM
4. 2026-06-15
   days on market $165,000 Active 96 DOM
5. 2026-06-13
   days on market $165,000 Active 94 DOM
6. 2026-06-09
   days on market $165,000 Active 90 DOM
7. 2026-06-07
   days on market $165,000 Active 88 DOM
8. 2026-06-04
   days on market $165,000 Active 85 DOM
9. 2026-06-03
   days on market $165,000 Active 84 DOM
10. 2026-06-02
    days on market $165,000 Active 83 DOM
11. 2026-06-01
    days on market $165,000 Active 82 DOM
12. 2026-05-31
    days on market $165,000 Active 81 DOM
13. 2026-02-16
    listed $165,000 Active
14. 2019-12-10
    soldstatus $117,500 674-char remark

    Show marketing remark (674 chars)

    Welcome to remodeled 2brs 2 baths condo on 3rd floor close to elevator & laundry room. This unit is ready to move in with exceptional high end wood cabinets and appliances. New laminate wood floors, new granite counter tops, stainless steel appliances, modern light fixtures, beautiful renovated bathrooms with wood vanities with granite counter tops and square undermount sinks. Amazing Golf view from master bedroom and living room. Senior's community with beautiful clubhouse, courtesy bus, billiards, multiple pools, exercise facility, tennis and golf is included in monthly maintenance, 55+ community, buyer must have $2400 net monthly income and 675+ credit score.

15. 2019-12-10
    soldstatus $117,500

    Show marketing remark (674 chars)

    Welcome to remodeled 2brs 2 baths condo on 3rd floor close to elevator & laundry room. This unit is ready to move in with exceptional high end wood cabinets and appliances. New laminate wood floors, new granite counter tops, stainless steel appliances, modern light fixtures, beautiful renovated bathrooms with wood vanities with granite counter tops and square undermount sinks. Amazing Golf view from master bedroom and living room. Senior's community with beautiful clubhouse, courtesy bus, billiards, multiple pools, exercise facility, tennis and golf is included in monthly maintenance, 55+ community, buyer must have $2400 net monthly income and 675+ credit score.

16. 2019-07-15
    listed $124,900 674-char remark

    Show marketing remark (674 chars)

    Welcome to remodeled 2brs 2 baths condo on 3rd floor close to elevator & laundry room. This unit is ready to move in with exceptional high end wood cabinets and appliances. New laminate wood floors, new granite counter tops, stainless steel appliances, modern light fixtures, beautiful renovated bathrooms with wood vanities with granite counter tops and square undermount sinks. Amazing Golf view from master bedroom and living room. Senior's community with beautiful clubhouse, courtesy bus, billiards, multiple pools, exercise facility, tennis and golf is included in monthly maintenance, 55+ community, buyer must have $2400 net monthly income and 675+ credit score.

17. 2018-10-26
    soldstatus $61,500
18. 1993-05-05
    soldstatus $55,000

ⓘ 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: $402 · $33/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$968/yr (+$81/mo · 241.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,493
• − Mortgage interest: −$9,243
• − Property taxes: −$402
• − Insurance: −$825
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − HOA: −$6,192
• − Depreciation: −$4,800
• Taxable income: $3,313
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $4,702/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

+200.0% since first listed

6 events — show timeline

• 2026-02-16 Listed $165,000 Beaches MLS
• 2019-12-10 Sold (Public Records) $117,500 Public Records
• 2019-12-10 Sold (MLS) $117,500 Beaches MLS
• 2019-07-15 Listed $124,900 Beaches MLS
• 2018-10-26 Sold (Public Records) $61,500 Public Records
• 1993-05-05 Sold (Public Records) $55,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $402 · +10.8% YoY. Source: county tax records.