9201 Sunrise Lakes Blvd #302 · Sunrise, FL 33322

$93,000

2 bd · 2.0 ba · 1,025 sqft · Condo public records · 116 Days on market

Built 1979 $710/mo HOA · 29% 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

Totally livable but waiting for your decorative talents if you wish to update this large condo which is situated just behind and a very short walk from the main clubhouse and all activities. In front of your balcony, a fountain entertains and changes colors at night. The unit includes a storage closet and assigned parking. This unit comes with all furniture and decorations as seen when visiting except for personal items. Sunrise Lakes is a golf course 55+ community with cable, water, sewer, trash, insurance and pest control included in the low maintenance fee of $367 per month. Easy to view.

Key facts

• Walking paths
• Social activities
• $710 HOA

Tags

• RESORT STYLE AMENITIES
• WALKING PATHS
• SOCIAL ACTIVITIES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes cable TV, golf, insurance, building maintenance, pest control, pool(s), recreation facilities, sewer, security, trash, water; Community amenities include clubhouse, pool, spa/hot tub, tennis courts, basketball court, putting green, billiard room, elevators, laundry; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Closed-circuit cameras; Security guard
• Utilities: Cable available
• Home design: Condominium (attached); 3-story building; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; On golf course; Canal access; Association heated pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wheelchair access; Entrance foyer; Living/dining room; Pantry; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $93k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $85k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 23d 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 42% 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 $643 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 $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $32k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,630 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 2.67% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.29%
• DSCR: 1.95
• GRM: 3.1

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: 9.3%
• Equity multiple: 1.35×
• Total profit: $9,058
• Equity at exit: $13,867

10-year hold

• IRR: 14.7%
• Equity multiple: 1.97×
• Total profit: $25,140
• Equity at exit: $8,041

Cash invested: $26,040 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,487 high
• Mortgage (P&I): −$488
• Tax from tax record: −$266 /mo · $3,197/yr
• Insurance: −$39
• HOA: −$710
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $462

Break-even live

Break-even rent $1,902

Max offer price $93,000

Occupancy floor 76%

Sensitivity live

Price	-10% $515	-5% $488	+0% $462	+5% $436	+10% $409
Rent	-10% $266	-5% $364	+0% $462	+5% $560	+10% $659
Rate	-1.0pp $509	-0.5pp $486	base $462	+0.5pp $438	+1.0pp $413

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	2d	1	0.26mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	5d	1	0.29mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	8	0.37mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.37mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.37mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.37mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	25d	1	0.39mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	0.39mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	2d	1	0.45mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	25d	1	0.45mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	25d	1	0.48mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	25d	1	0.49mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.51mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.54mi
9116 NW 35th Pl Unit 9116 Sunrise, FL	3.0	2.0	1500	$2,800	$1.87	11d	1	0.55mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,500	$2.01	8d	1	0.55mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,700	$2.17	17d	1	0.55mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	11d	1	0.56mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	15d	1	0.56mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	25d	2	0.58mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	25d	1	0.59mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	5d	1	0.63mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	25d	1	0.63mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	8d	1	0.63mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	25d	1	0.63mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	25d	1	0.63mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	22d	1	0.63mi
3571 NW 95th Ter #707 Sunrise, FL	3.0	2.0	1241	$3,100	$2.50	25d	1	0.65mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	25d	1	0.67mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	25d	1	0.69mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	25d	1	0.69mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	25d	1	0.72mi
3811 NW 91st Ter Sunrise, FL	3.0	3.0	1444	$2,900	$2.01	25d	1	0.74mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	3d	1	0.75mi
8550 NW 27th Pl Unit 8550 Sunrise, FL	2.0	2.0	1360	$2,600	$1.91	15d	1	0.75mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	25d	1	0.75mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	3d	1	0.75mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	25d	1	0.78mi
3730 N Pine Island Rd Sunrise, FL	2.0	1.0	800	$1,899	$2.37	22d	1	0.78mi
3551 NW 85th Way Sunrise, FL	1.0–3.0	1.0–2.0	1247	$2,364	$1.90	4d	23	0.81mi

HOA detail condo

• Monthly dues: $710 · $8,520/yr
• Likely covers: watersewertrashcableparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $93,000 Active 116 DOM
2. 2026-06-17
   days on market $93,000 Active 115 DOM
3. 2026-06-16
   days on market $93,000 Active 114 DOM
4. 2026-06-15
   days on market $93,000 Active 113 DOM
5. 2026-06-13
   days on market $93,000 Active 111 DOM
6. 2026-06-09
   days on market $93,000 Active 107 DOM
7. 2026-06-07
   days on market $93,000 Active 105 DOM
8. 2026-06-04
   days on market $93,000 Active 102 DOM
9. 2026-06-03
   days on market $93,000 Active 101 DOM
10. 2026-06-02
    days on market $93,000 Active 100 DOM
11. 2026-06-01
    days on market $93,000 Active 99 DOM
12. 2026-05-31
    days on market $93,000 Active 98 DOM
13. 2026-05-11
    price $93,000
14. 2026-04-23
    price $114,999
15. 2026-03-18
    price $120,999
16. 2026-02-22
    listed $124,999 Active
17. 2022-05-03
    soldstatus $120,000
18. 2022-04-22
    soldstatus $120,000 Closed 598-char remark

    Show marketing remark (598 chars)

    Totally livable but waiting for your decorative talents if you wish to update this large condo which is situated just behind and a very short walk from the main clubhouse and all activities. In front of your balcony, a fountain entertains and changes colors at night. The unit includes a storage closet and assigned parking. This unit comes with all furniture and decorations as seen when visiting except for personal items. Sunrise Lakes is a golf course 55+ community with cable, water, sewer, trash, insurance and pest control included in the low maintenance fee of $367 per month. Easy to view.

19. 2022-04-20
    status Pending 598-char remark

    Show marketing remark (598 chars)

    Totally livable but waiting for your decorative talents if you wish to update this large condo which is situated just behind and a very short walk from the main clubhouse and all activities. In front of your balcony, a fountain entertains and changes colors at night. The unit includes a storage closet and assigned parking. This unit comes with all furniture and decorations as seen when visiting except for personal items. Sunrise Lakes is a golf course 55+ community with cable, water, sewer, trash, insurance and pest control included in the low maintenance fee of $367 per month. Easy to view.

20. 2022-03-24
    historical Active Under Contract 598-char remark

    Show marketing remark (598 chars)

    Totally livable but waiting for your decorative talents if you wish to update this large condo which is situated just behind and a very short walk from the main clubhouse and all activities. In front of your balcony, a fountain entertains and changes colors at night. The unit includes a storage closet and assigned parking. This unit comes with all furniture and decorations as seen when visiting except for personal items. Sunrise Lakes is a golf course 55+ community with cable, water, sewer, trash, insurance and pest control included in the low maintenance fee of $367 per month. Easy to view.

21. 2022-03-13
    listed $124,900 Active 598-char remark

    Show marketing remark (598 chars)

    Totally livable but waiting for your decorative talents if you wish to update this large condo which is situated just behind and a very short walk from the main clubhouse and all activities. In front of your balcony, a fountain entertains and changes colors at night. The unit includes a storage closet and assigned parking. This unit comes with all furniture and decorations as seen when visiting except for personal items. Sunrise Lakes is a golf course 55+ community with cable, water, sewer, trash, insurance and pest control included in the low maintenance fee of $367 per month. Easy to view.

22. 2000-01-06
    soldstatus $46,500

ⓘ 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: $3,197 · $266/mo
• Projected year-2 tax: $3,197 · $266/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 💨 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: $29,847
• − Mortgage interest: −$5,209
• − Property taxes: −$3,197
• − Insurance: −$465
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − HOA: −$8,520
• − Depreciation: −$2,705
• Taxable income: $4,974
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $4,351/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

+100.0% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $93,000 MARMLS
• 2026-04-23 Price Changed $114,999 MARMLS
• 2026-03-18 Price Changed $120,999 MARMLS
• 2026-02-22 Listed $124,999 MARMLS
• 2022-05-03 Sold (Public Records) $120,000 Public Records
• 2022-04-22 Sold (MLS) $120,000 MARMLS
• 2022-04-20 Pending — MARMLS
• 2022-03-24 Contingent — MARMLS
• 2022-03-13 Listed $124,900 MARMLS
• 2000-01-06 Sold (Public Records) $46,500 Public Records

Property tax history

+25.1%/yr

Latest (2025): $3,197 · +1.1% YoY. Source: county tax records.