9660 Sunrise Lakes Blvd #208 · Sunrise, FL 33322

$95,000

1 bd · 1.0 ba · 640 sqft · Condo public records · 102 Days on market

Built 1979 $467/mo HOA · 27% 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 +28.5/30.0
• 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

Impeccable, Exquisite and SPECTACULAR, remodeled 1/1 condo in Sunrise Lakes phase III, the premier adult community. This beautifully decorated open and modern home is ready for move in. Tile throughout main room, with wood floor in the entrance and bedroom. Newer appliances, this home holds a lot of value. Furniture can be included. The spacious waterfront condo has tons of storage space. Lots of natural light, very spacious and bright. Enjoy a peaceful lakeview. 20 minutes from the beach and Ft. Lauderdale Airport. Close to shopping, entertainment, restaurants, and much more. This is an active 55+ community

Key facts

• Tennis
• Array of amenities
• Golf

Tags

• 55 COMMUNITY
• ARRAY OF AMENITIES
• GOLF
• POOL
• TENNIS
• CLUBHOUSE

Property features AI

Finance

• HOA & community: HOA (monthly) includes maintenance of grounds and structure, water, common areas, golf, recreation facilities and pool service; Association amenities: clubhouse, fitness center, golf course, jogging path, picnic area, parking, pool, shuffleboard court, community room, courtesy bus, internet included, maintenance; Senior community

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space
• Security: Security guard
• Utilities: Cable available
• Home design: Condominium; Resale; Second-floor entry; 3-story building; Not waterfront
• Construction: CBS construction
• Exterior features: Porch (glass enclosed)

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Ceramic tile; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Built-in features; Kitchen island; Walk-in closet(s); Drapes and rods

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Zoned schools: Horizon Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 568 students, 74% FRL); Bair Middle School (math 23% / reading 38%, grade F, #465 of 571 statewide, top 82%, 766 students, 72% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-15 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 559 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.82% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 4.6

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $524
• Equity at exit: $14,165

10-year hold

• IRR: 6.5%
• Equity multiple: 1.41×
• Total profit: $10,993
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$498
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$40
• HOA: −$467
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $310

Break-even live

Break-even rent $1,341

Max offer price $95,000

Occupancy floor 77%

Sensitivity live

Price	-10% $364	-5% $337	+0% $310	+5% $283	+10% $256
Rent	-10% $173	-5% $241	+0% $310	+5% $378	+10% $447
Rate	-1.0pp $358	-0.5pp $334	base $310	+0.5pp $285	+1.0pp $260

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.28mi
2347 NW 107th Ave Unit B Sunrise, FL	—	1.0	364	$1,300	$3.57	25d	1	0.81mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	2d	1	0.83mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	25d	1	0.83mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	22d	2	0.84mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	25d	1	0.88mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	25d	1	0.93mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	9d	1	1.03mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	1.03mi
11135 NW 25th Ct Unit 1 Sunrise, FL	—	1.0	350	$1,399	$4.00	25d	1	1.07mi
11135 NW 25th Ct Unit 1 Sunrise, FL	—	1.0	350	$1,000	$2.86	6d	1	1.07mi
9943 Nob Hill Pl #9943 Sunrise, FL	1.0	1.0	744	$1,875	$2.52	12d	1	1.07mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	13d	1	1.07mi
9968 Nob Hill Ln #9968 Sunrise, FL	1.0	1.0	744	$1,800	$2.42	25d	1	1.07mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,775	$2.39	0d	1	1.07mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,790	$2.41	3d	1	1.07mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	25d	1	1.07mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	9d	1	1.10mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	1.10mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,500	$2.01	25d	2	1.21mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$1,826	$2.04	9d	1	1.23mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,380	$1.85	12d	2	1.27mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	18d	1	1.28mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	3d	1	1.28mi
3935 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,600	$2.69	25d	1	1.35mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	25d	1	1.36mi
8775 NW 39th St #8775 Sunrise, FL	2.0	1.0	731	$1,845	$2.52	15d	1	1.36mi
4028 NW 87th Ave #4028 Sunrise, FL	1.0	1.0	595	$1,700	$2.86	0d	1	1.36mi
4072 NW 87th Ave Unit 4072 Sunrise, FL	1.0	1.0	595	$1,690	$2.84	18d	1	1.36mi
3973 NW 87th Ave #3973 Sunrise, FL	2.0	1.0	731	$1,899	$2.60	25d	1	1.36mi
4071 NW 87th Ave Sunrise, FL	1.0	1.0	595	$1,699	$2.86	25d	1	1.36mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	9d	1	1.38mi
3968 NW 87th Ave #3968 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	25d	1	1.38mi
4044 NW 87th Ave #4044 Sunrise, FL	1.0	1.0	630	$1,649	$2.62	25d	1	1.40mi
4096 N Pine Island Rd #2102 Sunrise, FL	1.0	1.0	595	$1,625	$2.73	25d	1	1.42mi

HOA detail condo

• Monthly dues: $467 · $5,604/yr
• Likely covers: watercable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $95,000 Active 102 DOM
2. 2026-06-18
   days on market $95,000 Active 99 DOM
3. 2026-06-17
   days on market $95,000 Active 98 DOM
4. 2026-06-16
   days on market $95,000 Active 97 DOM
5. 2026-06-15
   days on market $95,000 Active 96 DOM
6. 2026-06-13
   days on market $95,000 Active 94 DOM
7. 2026-06-09
   days on market $95,000 Active 90 DOM
8. 2026-06-07
   days on market $95,000 Active 88 DOM
9. 2026-06-04
   days on market $95,000 Active 85 DOM
10. 2026-06-03
    days on market $95,000 Active 84 DOM
11. 2026-06-02
    days on market $95,000 Active 83 DOM
12. 2026-06-01
    days on market $95,000 Active 82 DOM
13. 2026-05-31
    days on market $95,000 Active 81 DOM
14. 2025-08-23
    listed $95,000 Active
15. 2022-03-24
    soldstatus $98,900
16. 2022-03-21
    soldstatus $98,900 Closed 615-char remark

    Show marketing remark (615 chars)

    Impeccable, Exquisite and SPECTACULAR, remodeled 1/1 condo in Sunrise Lakes phase III, the premier adult community. This beautifully decorated open and modern home is ready for move in. Tile throughout main room, with wood floor in the entrance and bedroom. Newer appliances, this home holds a lot of value. Furniture can be included. The spacious waterfront condo has tons of storage space. Lots of natural light, very spacious and bright. Enjoy a peaceful lakeview. 20 minutes from the beach and Ft. Lauderdale Airport. Close to shopping, entertainment, restaurants, and much more. This is an active 55+ community

17. 2022-02-03
    status Pending 615-char remark

    Show marketing remark (615 chars)

    Impeccable, Exquisite and SPECTACULAR, remodeled 1/1 condo in Sunrise Lakes phase III, the premier adult community. This beautifully decorated open and modern home is ready for move in. Tile throughout main room, with wood floor in the entrance and bedroom. Newer appliances, this home holds a lot of value. Furniture can be included. The spacious waterfront condo has tons of storage space. Lots of natural light, very spacious and bright. Enjoy a peaceful lakeview. 20 minutes from the beach and Ft. Lauderdale Airport. Close to shopping, entertainment, restaurants, and much more. This is an active 55+ community

18. 2022-01-19
    price $98,900 615-char remark

    Show marketing remark (615 chars)

    Impeccable, Exquisite and SPECTACULAR, remodeled 1/1 condo in Sunrise Lakes phase III, the premier adult community. This beautifully decorated open and modern home is ready for move in. Tile throughout main room, with wood floor in the entrance and bedroom. Newer appliances, this home holds a lot of value. Furniture can be included. The spacious waterfront condo has tons of storage space. Lots of natural light, very spacious and bright. Enjoy a peaceful lakeview. 20 minutes from the beach and Ft. Lauderdale Airport. Close to shopping, entertainment, restaurants, and much more. This is an active 55+ community

19. 2021-11-18
    listed $99,000 Active 615-char remark

    Show marketing remark (615 chars)

    Impeccable, Exquisite and SPECTACULAR, remodeled 1/1 condo in Sunrise Lakes phase III, the premier adult community. This beautifully decorated open and modern home is ready for move in. Tile throughout main room, with wood floor in the entrance and bedroom. Newer appliances, this home holds a lot of value. Furniture can be included. The spacious waterfront condo has tons of storage space. Lots of natural light, very spacious and bright. Enjoy a peaceful lakeview. 20 minutes from the beach and Ft. Lauderdale Airport. Close to shopping, entertainment, restaurants, and much more. This is an active 55+ community

20. 2021-06-30
    historical
21. 2021-05-13
    price $90,000
22. 2021-04-07
    price $86,900
23. 2021-04-01
    status Active
24. 2021-04-01
    price $88,912
25. 2021-03-29
    historical Active Under Contract
26. 2021-03-08
    price $89,912
27. 2021-02-16
    listed $92,500 Active
28. 2019-02-01
    soldstatus $34,700
29. 1990-03-27
    soldstatus $25,500
30. 1986-11-01
    soldstatus $29,500

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$136/yr (+$11/mo · 20.8%)

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

Taxation est. · year 1

• Rental income: $20,794
• − Mortgage interest: −$5,321
• − Property taxes: −$652
• − Insurance: −$475
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − HOA: −$5,604
• − Depreciation: −$2,764
• Taxable income: $2,651
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,082/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

+222.0% since first listed

17 events — show timeline

• 2025-08-23 Listed $95,000 Beaches MLS
• 2022-03-24 Sold (Public Records) $98,900 Public Records
• 2022-03-21 Sold (MLS) $98,900 MARMLS
• 2022-02-03 Pending — MARMLS
• 2022-01-19 Price Changed $98,900 MARMLS
• 2021-11-18 Listed $99,000 MARMLS
• 2021-06-30 Listing Removed — MARMLS
• 2021-05-13 Price Changed $90,000 MARMLS
• 2021-04-07 Price Changed $86,900 MARMLS
• 2021-04-01 Relisted — MARMLS
• 2021-04-01 Price Changed $88,912 MARMLS
• 2021-03-29 Contingent — MARMLS
• 2021-03-08 Price Changed $89,912 MARMLS
• 2021-02-16 Listed $92,500 MARMLS
• 2019-02-01 Sold (Public Records) $34,700 Public Records
• 1990-03-27 Sold (Public Records) $25,500 Public Records
• 1986-11-01 Sold (Public Records) $29,500 Public Records

Property tax history

+11.6%/yr

Latest (2025): $652 · +8.8% YoY. Source: county tax records.