10434 Sunrise Lakes Blvd #102 · Sunrise, FL 33322

$142,000

2 bd · 2.0 ba · 810 sqft · Condo public records · 98 Days on market

Built 1983 $529/mo HOA · 24% 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 +25.6/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• 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

Highly sought after First floor 2 bedroom & 2 bathroom unit has all new tile floors throughout. The unit overlooks the golf course. There is a washer and dryer inside the unit. The property is located in the quiet 55+ community of Sunrise Lakes, where there is activities all year long. The guest bathroom was redone last year while the kitchen has added recessed lighting. The bathroom remodel was completed in 2019.

Key facts

• New kitchen
• Ground floor
• Tranquil community

Tags

• GROUND FLOOR
• NEW KITCHEN
• STAINLESS STEEL STOVE
• GOLF COURSE
• TRANQUIL COMMUNITY

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fees; Association amenities include clubhouse, fitness center, library, billiard room, pool, spa/hot tub, sauna, tennis courts, shuffleboard court, and trash service; Association covers management, common areas, cable TV, legal/accounting, structure maintenance, parking, pools, recreation facilities, roof, sewer, trash, and water; Senior community

Exterior

• Parking: Guest parking available; One assigned parking space
• Utilities: Cable available; Community sewer and water (included in association services)
• Home design: Block construction; 3 total stories; Entry on level 1; North facing; Attached property (unit in a multi-unit building)
• Construction: Block construction
• Exterior features: Balcony; Screened balcony/porch; Community tennis court(s); Association heated pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Primary and other bedrooms include at least one on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Walk-in closet(s); Ceramic tile flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $142k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $129k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 $982 of loan paydown is wiped out by about $4k 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 98 days — a 9% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $68k; list at $142k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $129,220 (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. 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: 1.57% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 5.3

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: -4.5%
• Equity multiple: 0.84×
• Total profit: $-6,456
• Equity at exit: $21,173

10-year hold

• IRR: 1.2%
• Equity multiple: 1.07×
• Total profit: $2,778
• Equity at exit: $12,278

Cash invested: $39,760 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,224 high
• Mortgage (P&I): −$745
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$59
• HOA: −$529
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $338

Break-even live

Break-even rent $1,797

Max offer price $142,000

Occupancy floor 80%

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: $35,500
• Closing costs: $4,260
• 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	17d	1	0.24mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.43mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.46mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.52mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.52mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	8	0.52mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.52mi
10053 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	7d	1	0.70mi
10050 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	760	$1,750	$2.30	24d	1	0.72mi
10046 Winding Lake Rd #204 Sunrise, FL	2.0	1.0	760	$1,800	$2.37	24d	1	0.72mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	3d	1	0.73mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	20d	1	0.73mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	24d	1	0.73mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	22d	1	0.73mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	24d	1	0.74mi
10005 Winding Lake Rd #204 Sunrise, FL	2.0	2.0	772	$1,800	$2.33	24d	1	0.74mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,850	$2.40	7d	1	0.75mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,900	$2.46	24d	1	0.75mi
10016 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,100	$2.76	24d	1	0.78mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.79mi
10025 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$1,700	$2.24	24d	1	0.81mi
3548 NW 111th Ter Sunrise, FL	3.0	2.0	1024	$2,675	$2.61	20d	1	0.85mi
9994 Nob Hill Ct #9994 Sunrise, FL	2.0	2.0	840	$1,975	$2.35	24d	1	0.86mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	13d	1	0.87mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	24d	1	0.88mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	24d	1	0.89mi
10931 NW 39th St Sunrise, FL	1.0	1.0	902	$2,099	$2.33	20d	1	0.90mi
10931 NW 39th St Sunrise, FL	1.0	1.0	902	$2,054	$2.28	3d	1	0.90mi
10931 NW 39th St Sunrise, FL	1.0	1.0	902	$2,001	$2.22	17d	1	0.90mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	0.92mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	24d	1	0.92mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	24d	1	0.92mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	24d	1	0.92mi
10901 NW 40th St Sunrise, FL	1.0–2.0	1.0–2.0	900	$2,400	$2.67	2d	8	0.93mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	15d	1	0.94mi
11197 NW 37th St Sunrise, FL	2.0	2.0	936	$2,650	$2.83	24d	1	0.96mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.96mi
9979 Nob Hill Ln Sunrise, FL	2.0	2.0	986	$2,100	$2.13	19d	1	0.96mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	12d	1	0.99mi
9964 Nob Hill Pl #9964 Sunrise, FL	2.0	2.0	986	$2,100	$2.13	24d	1	0.99mi

HOA detail condo

• Monthly dues: $529 · $6,348/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $142,000 Active 98 DOM
2. 2026-06-17
   days on market $142,000 Active 97 DOM
3. 2026-06-16
   days on market $142,000 Active 96 DOM
4. 2026-06-15
   days on market $142,000 Active 95 DOM
5. 2026-06-13
   pricedays on market $142,000 Active 93 DOM
6. 2026-06-09
   days on market $145,000 Active 89 DOM
7. 2026-06-08
   days on market $145,000 Active 88 DOM
8. 2026-06-07
   days on market $145,000 Active 87 DOM
9. 2026-06-04
   days on market $145,000 Active 84 DOM
10. 2026-06-03
    days on market $145,000 Active 83 DOM
11. 2026-06-02
    days on market $145,000 Active 82 DOM
12. 2026-06-01
    days on market $145,000 Active 81 DOM
13. 2026-05-31
    days on market $145,000 Active 80 DOM
14. 2026-02-27
    listed $145,000 Active
15. 2025-08-25
    historical
16. 2025-01-28
    price $169,900
17. 2024-11-25
    listed $176,000 Active
18. 2019-07-17
    soldstatus $68,000
19. 2019-07-15
    soldstatus $68,000 Sold 423-char remark

    Show marketing remark (423 chars)

    Highly sought after First floor 2 bedroom & 2 bathroom unit has all new tile floors throughout. The unit overlooks the golf course. There is a washer and dryer inside the unit. The property is located in the quiet 55+ community of Sunrise Lakes, where there is activities all year long. The guest bathroom was redone last year while the kitchen has added recessed lighting. The bathroom remodel was completed in 2019.

20. 2019-05-29
    status Pending 423-char remark

    Show marketing remark (423 chars)

    Highly sought after First floor 2 bedroom & 2 bathroom unit has all new tile floors throughout. The unit overlooks the golf course. There is a washer and dryer inside the unit. The property is located in the quiet 55+ community of Sunrise Lakes, where there is activities all year long. The guest bathroom was redone last year while the kitchen has added recessed lighting. The bathroom remodel was completed in 2019.

21. 2019-05-23
    listed $69,995 Active 423-char remark

    Show marketing remark (423 chars)

    Highly sought after First floor 2 bedroom & 2 bathroom unit has all new tile floors throughout. The unit overlooks the golf course. There is a washer and dryer inside the unit. The property is located in the quiet 55+ community of Sunrise Lakes, where there is activities all year long. The guest bathroom was redone last year while the kitchen has added recessed lighting. The bathroom remodel was completed in 2019.

22. 2017-05-16
    soldstatus $55,000
23. 2017-05-12
    soldstatus $55,000 Sold
24. 2017-03-07
    status Pending
25. 2017-02-23
    listed $59,900 Active
26. 1996-08-01
    soldstatus $40,000

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,179 · $98/mo
• Expected delta: +$142/yr (+$12/mo · 13.6%)

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

Taxation est. · year 1

• Rental income: $26,685
• − Mortgage interest: −$7,954
• − Property taxes: −$1,037
• − Insurance: −$710
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − HOA: −$6,348
• − Depreciation: −$4,131
• Taxable income: $2,235
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,514/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

+262.5% since first listed

13 events — show timeline

• 2026-02-27 Listed $145,000 MARMLS
• 2025-08-25 Listing Removed — MARMLS
• 2025-01-28 Price Changed $169,900 MARMLS
• 2024-11-25 Listed $176,000 MARMLS
• 2019-07-17 Sold (Public Records) $68,000 Public Records
• 2019-07-15 Sold (MLS) $68,000 MARMLS
• 2019-05-29 Pending — MARMLS
• 2019-05-23 Listed $69,995 MARMLS
• 2017-05-16 Sold (Public Records) $55,000 Public Records
• 2017-05-12 Sold (MLS) $55,000 MARMLS
• 2017-03-07 Pending — MARMLS
• 2017-02-23 Listed $59,900 MARMLS
• 1996-08-01 Sold (Public Records) $40,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $1,037 · +6.5% YoY. Source: county tax records.