9321 Sunrise Lakes Blvd #201 · Sunrise, FL 33322

$130,000

2 bd · 2.0 ba · 1,015 sqft · Condo public records · 49 Days on market

Built 1976 $736/mo HOA · 30% 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 +28.7/30.0
• 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

Beautiful 2/2 corner unit. Kitchen with all appliances in excellent conditions and spacious. newer refrigerator. Terrace Views to lake, golf and garden. Unit very spacious and bright with windows through out the apartment. Great for active adult community( 55 Plus)Sunrise Lakes amenities:aerobics, courtesy bus, golf, tennis and security. Near to shops, movies, and good restaurant too. Location, Location, Location Close to Important roads and highways. One of the best in the area; you must see. Ready to move in.

Key facts

• Main clubhouse
• 10 swimming pools
• Pickleball courts

Tags

• CORNER UNIT
• MAIN CLUBHOUSE
• FREE GOLF COURSE
• 10 SWIMMING POOLS
• TENNIS COURTS
• PICKLEBALL COURTS

Property features AI

Finance

• Other: Pets conditional; restrictions or possible restrictions
• Financial info: Association fee is $736 monthly
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball, shuffleboard, billiard room, putting greens, storage, elevators, and golf course access; Association covers amenities, common areas, cable TV, insurance, internet, building maintenance, pest control, reserve fund, sewer, security, trash, and water; Senior community; Golf course community

Exterior

• Parking: Assigned parking; Guest parking; One space per unit
• Security: Security guard
• Utilities: Cable available
• Home design: Attached property; 3-story building; Entry on level 2
• Construction: Block construction; Resale property; 2/2 Luxury model
• Exterior features: Balcony; Screened balcony; On golf course; Exterior lighting; Heated pool; Security guard

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Disposal
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air; Electric cooling
• Interior features: Furnished; Eat-in kitchen; Living/dining room; Main living area on entry level; Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 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 $899 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 49 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $67k; list at $130k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1976 — 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: 1.88% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.30%
• DSCR: 1.64
• GRM: 4.4

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,198
• Equity at exit: $19,383

10-year hold

• IRR: 6.8%
• Equity multiple: 1.43×
• Total profit: $15,711
• Equity at exit: $11,240

Cash invested: $36,400 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,445 high
• Mortgage (P&I): −$682
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$54
• HOA: −$736
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $434

Break-even live

Break-even rent $1,896

Max offer price $130,000

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: $32,500
• Closing costs: $3,900
• 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	1d	1	0.31mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.32mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	21d	1	0.32mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	4d	1	0.33mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	14d	1	0.44mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	10d	1	0.44mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$2,300	$2.29	24d	2	0.47mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	4d	9	0.50mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	8	0.50mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.50mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.50mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,500	$2.01	7d	1	0.52mi
9116 NW 35th Pl Sunrise, FL	3.0	1.5	1244	$2,700	$2.17	16d	1	0.52mi
9116 NW 35th Pl Unit 9116 Sunrise, FL	3.0	2.0	1500	$2,800	$1.87	10d	1	0.52mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	14d	1	0.54mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	1d	1	0.55mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	24d	1	0.55mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	24d	1	0.56mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	24d	1	0.57mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.60mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.60mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.60mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	4d	1	0.61mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	24d	1	0.61mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	2d	1	0.63mi
8550 NW 27th Pl Unit 8550 Sunrise, FL	2.0	2.0	1360	$2,600	$1.91	14d	1	0.63mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	24d	1	0.64mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	24d	1	0.66mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	7d	1	0.66mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	24d	1	0.67mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	21d	1	0.68mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	24d	1	0.68mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	24d	1	0.69mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	2d	1	0.69mi
3571 NW 95th Ter #707 Sunrise, FL	3.0	2.0	1241	$3,100	$2.50	24d	1	0.70mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	24d	1	0.70mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	24d	1	0.71mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	24d	1	0.72mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	2d	1	0.72mi
3730 N Pine Island Rd Sunrise, FL	2.0	1.0	800	$1,899	$2.37	21d	1	0.72mi

HOA detail condo

• Monthly dues: $736 · $8,832/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $130,000 Active 49 DOM
2. 2026-06-17
   days on market $130,000 Active 48 DOM
3. 2026-06-16
   days on market $130,000 Active 47 DOM
4. 2026-06-15
   days on market $130,000 Active 46 DOM
5. 2026-06-13
   days on market $130,000 Active 44 DOM
6. 2026-06-09
   days on market $130,000 Active 40 DOM
7. 2026-06-08
   days on market $130,000 Active 39 DOM
8. 2026-06-07
   days on market $130,000 Active 38 DOM
9. 2026-06-04
   days on market $130,000 Active 35 DOM
10. 2026-06-03
    days on market $130,000 Active 34 DOM
11. 2026-06-02
    days on market $130,000 Active 33 DOM
12. 2026-06-01
    days on market $130,000 Active 32 DOM
13. 2026-05-31
    days on market $130,000 Active 31 DOM
14. 2026-04-29
    listed $130,000 Active
15. 2014-04-09
    soldstatus $66,900 Sold 517-char remark

    Show marketing remark (517 chars)

    Beautiful 2/2 corner unit. Kitchen with all appliances in excellent conditions and spacious. newer refrigerator. Terrace Views to lake, golf and garden. Unit very spacious and bright with windows through out the apartment. Great for active adult community( 55 Plus)Sunrise Lakes amenities:aerobics, courtesy bus, golf, tennis and security. Near to shops, movies, and good restaurant too. Location, Location, Location Close to Important roads and highways. One of the best in the area; you must see. Ready to move in.

16. 2014-04-09
    soldstatus $66,900

    Show marketing remark (517 chars)

    Beautiful 2/2 corner unit. Kitchen with all appliances in excellent conditions and spacious. newer refrigerator. Terrace Views to lake, golf and garden. Unit very spacious and bright with windows through out the apartment. Great for active adult community( 55 Plus)Sunrise Lakes amenities:aerobics, courtesy bus, golf, tennis and security. Near to shops, movies, and good restaurant too. Location, Location, Location Close to Important roads and highways. One of the best in the area; you must see. Ready to move in.

17. 2014-03-03
    status Pending 517-char remark

    Show marketing remark (517 chars)

    Beautiful 2/2 corner unit. Kitchen with all appliances in excellent conditions and spacious. newer refrigerator. Terrace Views to lake, golf and garden. Unit very spacious and bright with windows through out the apartment. Great for active adult community( 55 Plus)Sunrise Lakes amenities:aerobics, courtesy bus, golf, tennis and security. Near to shops, movies, and good restaurant too. Location, Location, Location Close to Important roads and highways. One of the best in the area; you must see. Ready to move in.

18. 2014-01-27
    listed $69,500 Active 517-char remark

    Show marketing remark (517 chars)

    Beautiful 2/2 corner unit. Kitchen with all appliances in excellent conditions and spacious. newer refrigerator. Terrace Views to lake, golf and garden. Unit very spacious and bright with windows through out the apartment. Great for active adult community( 55 Plus)Sunrise Lakes amenities:aerobics, courtesy bus, golf, tennis and security. Near to shops, movies, and good restaurant too. Location, Location, Location Close to Important roads and highways. One of the best in the area; you must see. Ready to move in.

19. 2013-10-25
    soldstatus $68,000
20. 2008-09-25
    soldstatus $55,000
21. 2000-03-16
    soldstatus $29,500
22. 1976-12-01
    soldstatus $34,400

ⓘ 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: $1,079 · $90/mo
• Expected delta: +$770/yr (+$64/mo · 248.6%)

ⓘ 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 ≥106°F today · 20 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: $29,338
• − Mortgage interest: −$7,282
• − Property taxes: −$310
• − Insurance: −$650
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − HOA: −$8,832
• − Depreciation: −$3,782
• Taxable income: $3,789
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $4,295/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

+277.9% since first listed

9 events — show timeline

• 2026-04-29 Listed $130,000 MARMLS
• 2014-04-09 Sold (MLS) $66,900 MARMLS
• 2014-04-09 Sold (Public Records) $66,900 Public Records
• 2014-03-03 Pending — MARMLS
• 2014-01-27 Listed $69,500 MARMLS
• 2013-10-25 Sold (Public Records) $68,000 Public Records
• 2008-09-25 Sold (Public Records) $55,000 Public Records
• 2000-03-16 Sold (Public Records) $29,500 Public Records
• 1976-12-01 Sold (Public Records) $34,400 Public Records

Property tax history

+5.9%/yr

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