10405 Sunrise Lakes Blvd #202 · Sunrise, FL 33322

$160,000

2 bd · 2.0 ba · 850 sqft · Condo public records · 143 Days on market

Built 1983 $667/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 +16.9/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

Motivated Seller! Step into comfort and easy living in this tastefully renovated 2 bedroom, 2 bath home nestled within the sought after 55+ Sunrise Lakes community. Every detail has been refreshed, including a modern kitchen, updated bathrooms, custom closet systems, new flooring, and brand new laundry appliances, creating a move-in ready space designed for convenience and style. Wake up to calming golf course and lake views from the primary suite and enjoy them even more from your screened in balcony an ideal spot to unwind at any time of day. This vibrant community offers an impressive selection of amenities, from walking paths and serene lakes to a swimming pool and a fully equipped r

Key facts

• Remodeled kitchen
• New flooring
• Screened in balcony

Tags

• REMODELED KITCHEN
• UPDATED PRIMARY BATHROOM
• CUSTOM CLOSET CABINETRY
• NEW FLOORING
• SCREENED IN BALCONY
• GOLF COURSE VIEWS

Property features AI

Finance

• Other: Pets: No (notes indicate no pet restrictions/possible pet restrictions; pets comments: None)
• HOA & community: Monthly association fee; Association covers common areas, cable TV, golf, internet, grounds maintenance, building maintenance, parking, pools, recreation facilities, sewer, trash and water; Community amenities include clubhouse, fitness center, billiard room, elevator(s), storage, pool, barbecue and picnic areas, and golf course; Located in a golf course community; Senior community

Exterior

• Parking: Guest parking available; One assigned parking space
• Security: Storm/security shutters
• Utilities: Cable available
• Home design: Attached property; Three-story building; Entry on 2nd level
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony/porch; Storm/security shutters; Association pool; Lakefront location; On golf course; Has view

Interior

• Kitchen: Electric range; Microwave; Disposal; Icemaker; Refrigerator; Wine cooler
• Bedrooms: Entry located on 2nd floor
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Second-floor entry; Living/dining room layout; Split-bedroom floor plan; Furnishing negotiable
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 37% 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 143 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $160k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.39% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 6.0

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: -15.6%
• Equity multiple: 0.46×
• Total profit: $-24,173
• Equity at exit: $23,857

10-year hold

• IRR: -14.5%
• Equity multiple: 0.30×
• Total profit: $-31,516
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$839
• Tax from tax record: −$79 /mo · $951/yr
• Insurance: −$67
• HOA: −$667
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $104

Break-even live

Break-even rent $2,091

Max offer price $160,000

Occupancy floor 90%

Sensitivity live

Price	-10% $195	-5% $149	+0% $104	+5% $59	+10% $13
Rent	-10% $-72	-5% $16	+0% $104	+5% $192	+10% $280
Rate	-1.0pp $185	-0.5pp $145	base $104	+0.5pp $63	+1.0pp $20

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	18d	1	0.30mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	25d	1	0.37mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	25d	1	0.40mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	8	0.46mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	19d	6	0.46mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	9	0.46mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.46mi
10053 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	8d	1	0.70mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	25d	1	0.72mi
10050 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	760	$1,750	$2.30	25d	1	0.72mi
10046 Winding Lake Rd #204 Sunrise, FL	2.0	1.0	760	$1,800	$2.37	25d	1	0.72mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	21d	1	0.73mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	3d	1	0.73mi
10005 Winding Lake Rd #204 Sunrise, FL	2.0	2.0	772	$1,800	$2.33	25d	1	0.73mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,850	$2.40	8d	1	0.74mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,900	$2.46	25d	1	0.74mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	25d	1	0.74mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	22d	1	0.74mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.74mi
10016 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,100	$2.76	25d	1	0.78mi
10025 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$1,700	$2.24	25d	1	0.81mi
9994 Nob Hill Ct #9994 Sunrise, FL	2.0	2.0	840	$1,975	$2.35	25d	1	0.83mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	13d	1	0.84mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	25d	1	0.85mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	25d	1	0.86mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	25d	1	0.88mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	0.88mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	25d	1	0.88mi
3548 NW 111th Ter Sunrise, FL	3.0	2.0	1024	$2,675	$2.61	20d	1	0.89mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	15d	1	0.90mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	25d	1	0.91mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.91mi
10931 NW 39th St Sunrise, FL	1.0	1.0	902	$2,001	$2.22	17d	1	0.92mi
10931 NW 39th St Sunrise, FL	1.0	1.0	902	$2,099	$2.33	21d	1	0.92mi
10931 NW 39th St Sunrise, FL	1.0	1.0	902	$2,054	$2.28	3d	1	0.92mi
10901 NW 40th St Sunrise, FL	1.0–2.0	1.0–2.0	900	$2,400	$2.67	2d	8	0.94mi
9979 Nob Hill Ln Sunrise, FL	2.0	2.0	986	$2,100	$2.13	19d	1	0.94mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	25d	1	0.95mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	8d	1	0.95mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	12d	1	0.96mi

HOA detail condo

• Monthly dues: $667 · $8,004/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $160,000 Active 143 DOM
2. 2026-06-17
   days on market $160,000 Active 142 DOM
3. 2026-06-16
   days on market $160,000 Active 141 DOM
4. 2026-06-15
   days on market $160,000 Active 140 DOM
5. 2026-06-13
   days on market $160,000 Active 138 DOM
6. 2026-06-09
   days on market $160,000 Active 134 DOM
7. 2026-06-07
   days on market $160,000 Active 132 DOM
8. 2026-06-04
   days on market $160,000 Active 129 DOM
9. 2026-06-03
   days on market $160,000 Active 128 DOM
10. 2026-06-02
    days on market $160,000 Active 127 DOM
11. 2026-06-01
    days on market $160,000 Active 126 DOM
12. 2026-05-31
    days on market $160,000 Active 125 DOM
13. 2026-03-18
    price $160,000
14. 2026-01-23
    listed $165,000 Active
15. 2019-05-03
    soldstatus $69,900
16. 1994-10-26
    soldstatus $50,000
17. 1983-11-01
    soldstatus $44,000

ⓘ 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: $951 · $79/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$377/yr (+$31/mo · 39.6%)

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

Taxation est. · year 1

• Rental income: $26,674
• − Mortgage interest: −$8,962
• − Property taxes: −$951
• − Insurance: −$800
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − HOA: −$8,004
• − Depreciation: −$4,655
• Taxable loss: −$966
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $1,481/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

+263.6% since first listed

5 events — show timeline

• 2026-03-18 Price Changed $160,000 MARMLS
• 2026-01-23 Listed $165,000 MARMLS
• 2019-05-03 Sold (Public Records) $69,900 Public Records
• 1994-10-26 Sold (Public Records) $50,000 Public Records
• 1983-11-01 Sold (Public Records) $44,000 Public Records

Property tax history

+14.7%/yr

Latest (2025): $951 · +4.5% YoY. Source: county tax records.