9581 Sunrise Lakes Blvd #208 · Sunrise, FL 33322

$74,900

1 bd · 2.0 ba · 862 sqft · Condo public records · 123 Days on market

Built 1981 $597/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 +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

THIS COZY 1 BEDROOM/ 1.5 BATHROOM UNIT , METICULOUSLY MAINTAINED, OFFERS A COMFORTABLE, OPEN LAYOUT, PERFECT FOR EVERYDAY LIVING * 55+ COMMUNITY WITH A LOT OF AMENITIES * VERY EASY TO SHOW, VACANT ON LOCKBOX *

Key facts

• $597 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association covers amenities, laundry, grounds maintenance, parking, pool(s), recreation facilities, sewer and water; Community amenities include clubhouse, fitness center, golf course, laundry, pickleball, pool, and tennis courts; Located in a golf course community; Senior community

Exterior

• Parking: Assigned parking
• Utilities: Water and sewer included in association; Electric service
• Home design: 3-story building; Entry on second level; Attached property
• Construction: Block construction; Resale property
• Exterior features: Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Electric cooling
• Interior features: Bedroom on main level; Second-floor entry
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 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).
• This rent runs 33% 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $75k implies a 74% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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: 2.65% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.91%
• DSCR: 2.29
• 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: 19.3%
• Equity multiple: 1.75×
• Total profit: $15,724
• Equity at exit: $11,168

10-year hold

• IRR: 25.1%
• Equity multiple: 2.83×
• Total profit: $38,303
• Equity at exit: $6,476

Cash invested: $20,972 (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: $1,985 high
• Mortgage (P&I): −$393
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$31
• HOA: −$597
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $505

Break-even live

Break-even rent $1,345

Max offer price $74,900

Occupancy floor 70%

Sensitivity live

Price	-10% $548	-5% $526	+0% $505	+5% $484	+10% $463
Rent	-10% $348	-5% $427	+0% $505	+5% $584	+10% $662
Rate	-1.0pp $543	-0.5pp $524	base $505	+0.5pp $486	+1.0pp $466

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,695	$1.91	6d	9	0.30mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,700	$1.91	19d	6	0.30mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,700	$1.91	3d	8	0.30mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$1,695	$1.91	2d	9	0.30mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	16d	1	0.44mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	25d	1	0.45mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	25d	1	0.46mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	25d	1	0.48mi
3598 NW 91st Ln #3598 Sunrise, FL	2.0	2.0	886	$1,895	$2.14	25d	1	0.55mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	8d	1	0.56mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	25d	1	0.56mi
2566 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,600	$2.73	0d	1	0.57mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	25d	1	0.57mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	2d	1	0.57mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	25d	1	0.57mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	21d	2	0.57mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.58mi
3562 NW 91st Ln #3562 Sunrise, FL	2.0	2.0	886	$1,900	$2.14	25d	1	0.58mi
3624 NW 91st Ln #3624 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	6d	1	0.58mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	25d	1	0.58mi
3100 N Pine Island Rd Sunrise, FL	1.0–2.0	1.5–2.0	1002	$1,675	$1.67	25d	2	0.61mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	16d	1	0.62mi
8500 Sunrise Lakes Blvd #111 Sunrise, FL	2.0	2.0	850	$1,850	$2.18	11d	1	0.62mi
3776 NW 91st Ln #3776 Sunrise, FL	2.0	2.0	886	$2,000	$2.26	25d	1	0.64mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	25d	1	0.66mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	25d	1	0.72mi
3825 NW 90th Ave #3825 Sunrise, FL	2.0	1.0	865	$2,000	$2.31	3d	1	0.72mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	25d	1	0.73mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	8d	1	0.73mi
3432 NW 86th Way Unit D204 Sunrise, FL	2.0	2.0	1040	$1,900	$1.83	25d	1	0.73mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	16d	1	0.74mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	25d	1	0.74mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	25d	1	0.75mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	13d	1	0.75mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	25d	1	0.77mi
3730 N Pine Island Rd Sunrise, FL	2.0	1.0	800	$1,899	$2.37	23d	1	0.77mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	25d	1	0.78mi
8601 NW 34th Pl Apt A102 Sunrise, FL	2.0	2.0	1080	$2,200	$2.04	25d	1	0.79mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	13d	1	0.80mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	4d	1	0.81mi

HOA detail condo

• Monthly dues: $597 · $7,164/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $74,900 Active 123 DOM
2. 2026-06-18
   days on market $74,900 Active 120 DOM
3. 2026-06-17
   days on market $74,900 Active 119 DOM
4. 2026-06-16
   days on market $74,900 Active 118 DOM
5. 2026-06-15
   days on market $74,900 Active 117 DOM
6. 2026-06-13
   days on market $74,900 Active 115 DOM
7. 2026-06-09
   days on market $74,900 Active 111 DOM
8. 2026-06-07
   days on market $74,900 Active 109 DOM
9. 2026-06-04
   days on market $74,900 Active 106 DOM
10. 2026-06-03
    days on market $74,900 Active 105 DOM
11. 2026-06-02
    days on market $74,900 Active 104 DOM
12. 2026-06-01
    days on market $74,900 Active 103 DOM
13. 2026-05-31
    days on market $74,900 Active 102 DOM
14. 2026-04-30
    price $79,000
15. 2026-02-18
    listed $85,000 Active
16. 2025-05-20
    historical
17. 2024-11-11
    listed $119,900 Active
18. 2024-11-06
    historical
19. 2024-07-08
    listed $135,000 Active
20. 2024-07-01
    historical
21. 2024-06-14
    price $135,000
22. 2024-05-03
    price $139,000
23. 2024-04-08
    price $140,000
24. 2024-02-28
    price $135,000
25. 2024-01-28
    listed $140,000 Active
26. 2018-03-26
    soldstatus $43,000
27. 2018-03-21
    soldstatus $43,000 Sold
28. 2018-02-05
    status Backup Contract
29. 2018-02-01
    price $45,000
30. 2017-12-21
    status Active
31. 2017-11-09
    status Backup Contract
32. 2017-10-26
    listed $50,000 Active
33. 2009-02-11
    soldstatus $30,000
34. 2000-08-17
    soldstatus $27,500
35. 1997-06-04
    soldstatus $37,000
36. 1985-06-01
    soldstatus $36,500

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $622 · $52/mo
• Expected delta: +$122/yr (+$10/mo · 24.3%)

ⓘ 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
• 💨 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: $23,816
• − Mortgage interest: −$4,196
• − Property taxes: −$500
• − Insurance: −$374
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − HOA: −$7,164
• − Depreciation: −$2,179
• Taxable income: $5,592
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $4,720/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

+116.4% since first listed

23 events — show timeline

• 2026-04-30 Price Changed $79,000 MARMLS
• 2026-02-18 Listed $85,000 MARMLS
• 2025-05-20 Listing Removed — MARMLS
• 2024-11-11 Listed $119,900 MARMLS
• 2024-11-06 Listing Removed — MARMLS
• 2024-07-08 Listed $135,000 MARMLS
• 2024-07-01 Listing Removed — MARMLS
• 2024-06-14 Price Changed $135,000 MARMLS
• 2024-05-03 Price Changed $139,000 MARMLS
• 2024-04-08 Price Changed $140,000 MARMLS
• 2024-02-28 Price Changed $135,000 MARMLS
• 2024-01-28 Listed $140,000 MARMLS
• 2018-03-26 Sold (Public Records) $43,000 Public Records
• 2018-03-21 Sold (MLS) $43,000 MARMLS
• 2018-02-05 Pending — MARMLS
• 2018-02-01 Price Changed $45,000 MARMLS
• 2017-12-21 Relisted — MARMLS
• 2017-11-09 Pending — MARMLS
• 2017-10-26 Listed $50,000 MARMLS
• 2009-02-11 Sold (MLS) $30,000 MARMLS
• 2000-08-17 Sold (Public Records) $27,500 Public Records
• 1997-06-04 Sold (Public Records) $37,000 Public Records
• 1985-06-01 Sold (Public Records) $36,500 Public Records

Property tax history

-0.0%/yr

Latest (2025): $500 · +8.6% YoY. Source: county tax records.