8040 N Sunrise Lakes Dr #303 · Sunrise, FL 33322

$88,500

2 bd · 2.0 ba · 850 sqft · Condo public records · 99 Days on market

Built 1973 $644/mo HOA · 29% 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

MOTIVATED SELLER!!! 55+ COMMUNITY, THIS TURN KEY READY UNIT IS ON THE 3rd FLOOR, WELL KEPT BUILDING #26. TILE FLOORING, GREAT VIEW FROM PATIO, NEWER ROOF, NEW AC. 55+ COMMUNITY WITH A MAIN CLUBHOUSE, SAUNAS, BBQ, PICNIC AREAS, BILLIARDS, THEATER, CABANAS, COURTESY BUSSES TO STORES AND SAWGRASS MILLS MALL, INDOOR AND OUTDOOR POOLS AND FITNESS ROOM IN THE SOUGHT AFTER SUNRISE LAKES PHASE II.

Key facts

• Bbq
• Main clubhouse
• Newer roof

Tags

• GREAT VIEW FROM PATIO
• NEWER ROOF
• NEW AC
• MAIN CLUBHOUSE
• SAUNAS
• BBQ

Property features AI

Finance

• Other: Directions provided to building 69, unit 301
• Financial info: No land lease
• HOA & community: Association with monthly fee; Monthly HOA fee: $644; Association amenities include clubhouse, pool, shuffleboard court, parking, trash chute, courtesy bus, internet included, security; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security patrol; Community includes security
• Utilities: Water included in association fees; Electric service (for appliances, heating, cooling); Sewer and power available (standard condo utilities)
• Home design: Condominium; Resale unit; 3-story building; Entry on third floor
• Construction: Block construction
• Exterior features: Waterfront property (no specific waterfront features listed); Third-floor entry

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Electric water heater; Security patrol
• Laundry & utility: Washer/dryer hookups (implied by utilities and condo amenities)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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.
• Zoned schools: Somerset Village Academy (math 27% / reading 42%, grade F, #1,709 of 2,144 statewide, top 81%, 242 students, 93% FRL, charter); Bair Middle School (math 23% / reading 38%, grade F, #465 of 571 statewide, top 82%, 766 students, 72% FRL); Plantation High School (math 14% / reading 36%, grade F, #501 of 667 statewide, top 75%, 1,818 students, 68% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $612 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 99 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $88k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,535 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 2.49% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.29%
• DSCR: 1.81
• GRM: 3.4

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: 5.5%
• Equity multiple: 1.20×
• Total profit: $5,019
• Equity at exit: $13,196

10-year hold

• IRR: 10.8%
• Equity multiple: 1.69×
• Total profit: $17,054
• Equity at exit: $7,652

Cash invested: $24,780 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,201 high
• Mortgage (P&I): −$464
• Tax from tax record: −$216 /mo · $2,594/yr
• Insurance: −$37
• HOA: −$644
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $378

Break-even live

Break-even rent $1,723

Max offer price $88,500

Occupancy floor 78%

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7891 Sunrise Lakes Dr N Sunrise, FL	2.0	2.0	850	$2,500	$2.94	24d	1	0.17mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	22d	1	0.19mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	20d	1	0.19mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	3d	1	0.19mi
8100 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$2,200	$2.95	11d	2	0.43mi
8053 W Oakland Park Blvd Unit 1-204 Sunrise, FL	1.0	1.0	735	$2,450	$3.33	24d	1	0.44mi
8053 W Oakland Park Blvd Unit 6-307 Sunrise, FL	1.0	1.0	727	$2,618	$3.60	24d	1	0.44mi
8053 W Oakland Park Blvd Unit 5-101 Sunrise, FL	1.0	1.0	986	$3,354	$3.40	24d	1	0.44mi
8053 W Oakland Park Blvd Unit 6-301 Sunrise, FL	2.0	2.0	1124	$3,411	$3.03	24d	1	0.44mi
8053 W Oakland Park Blvd Unit 1-201 Sunrise, FL	2.0	2.0	1107	$3,223	$2.91	24d	1	0.44mi
8053 W Oakland Park Blvd Unit 5-305 Sunrise, FL	1.0	1.0	846	$2,702	$3.19	24d	1	0.44mi
8053 W Oakland Park Blvd Sunrise, FL	1.0	1.0	846	$2,779	$3.28	24d	1	0.44mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	2d	1	0.44mi
8110 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,500	$2.34	17d	1	0.44mi
8135 Sunrise Lakes Blvd Sunrise, FL	1.0–2.0	1.0–2.0	745	$1,550	$2.08	24d	2	0.49mi
8135 Sunrise Lakes Blvd #302 Sunrise, FL	2.0	2.0	850	$1,550	$1.82	11d	1	0.50mi
8083-8093 W Oakland Park Blvd Sunrise, FL	1.0–3.0	1.0–2.0	1054	$3,226	$3.06	24d	37	0.52mi
3220 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,150	$1.93	24d	1	0.55mi
8225 Sunrise Lakes Blvd #303 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	3d	1	0.55mi
8220 Sunrise Lakes Blvd #309 Sunrise, FL	2.0	2.0	850	$1,650	$1.94	24d	1	0.56mi
3232 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,000	$1.79	24d	1	0.60mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.60mi
8285 Sunrise Lakes Blvd #208 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	7d	1	0.60mi
3200 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,100	$1.88	24d	1	0.60mi
3244 NW 84th Ave Sunrise, FL	2.0	2.0	1115	$2,300	$2.06	24d	1	0.60mi
8300 Sunrise Lakes Blvd #212 Sunrise, FL	2.0	2.0	850	$1,900	$2.24	3d	1	0.62mi
8310 NW 24th Pl Sunrise, FL	2.0	1.0	900	$2,400	$2.67	18d	1	0.66mi
3900 NW 76th Ave #107 Sunrise, FL	2.0	2.0	1030	$1,750	$1.70	24d	1	0.68mi
8350 Sunrise Lakes Blvd #204 Sunrise, FL	2.0	2.0	850	$1,600	$1.88	24d	1	0.69mi
2534 NW 73rd Ave Sunrise, FL	1.0	1.0	950	$1,750	$1.84	24d	1	0.69mi
7461 NW 23rd St Sunrise, FL	2.0	1.0	896	$2,550	$2.85	14d	1	0.70mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	885	$2,000	$2.26	24d	1	0.71mi
3648 NW 83rd Ln Sunrise, FL	2.0	1.0	987	$2,100	$2.13	14d	1	0.71mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	24d	1	0.71mi
8400 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	7d	1	0.71mi
6885 NW 27th Ct Sunrise, FL	2.0	1.0	923	$2,090	$2.26	12d	1	0.71mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	7d	1	0.77mi
2921 NW 68th Ter #1 Sunrise, FL	2.0	2.0	975	$1,900	$1.95	24d	1	0.77mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	24d	1	0.77mi
3686 NW 83rd Ln #3686 Sunrise, FL	2.0	2.0	849	$2,350	$2.77	22d	1	0.78mi

HOA detail condo

• Monthly dues: $644 · $7,728/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $88,500 Active 99 DOM
2. 2026-06-17
   days on market $88,500 Active 98 DOM
3. 2026-06-16
   days on market $88,500 Active 97 DOM
4. 2026-06-15
   days on market $88,500 Active 96 DOM
5. 2026-06-13
   days on market $88,500 Active 94 DOM
6. 2026-06-09
   days on market $88,500 Active 90 DOM
7. 2026-06-07
   pricedays on market $88,500 Active 88 DOM
8. 2026-06-04
   days on market $92,777 Active 85 DOM
9. 2026-06-03
   days on market $92,777 Active 84 DOM
10. 2026-06-02
    days on market $92,777 Active 83 DOM
11. 2026-06-01
    days on market $92,777 Active 82 DOM
12. 2026-05-31
    days on market $92,777 Active 81 DOM
13. 2026-02-18
    listed $92,777 Active
14. 2009-07-27
    soldstatus $46,100
15. 2003-02-27
    soldstatus $39,900
16. 2002-07-01
    soldstatus $36,000
17. 1992-04-27
    soldstatus $35,000
18. 1982-05-01
    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: $2,594 · $216/mo
• Projected year-2 tax: $2,594 · $216/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $26,413
• − Mortgage interest: −$4,957
• − Property taxes: −$2,594
• − Insurance: −$442
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − HOA: −$7,728
• − Depreciation: −$2,575
• Taxable income: $3,891
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $3,599/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

+110.9% since first listed

6 events — show timeline

• 2026-02-18 Listed $92,777 Beaches MLS
• 2009-07-27 Sold (Public Records) $46,100 Public Records
• 2003-02-27 Sold (Public Records) $39,900 Public Records
• 2002-07-01 Sold (Public Records) $36,000 Public Records
• 1992-04-27 Sold (Public Records) $35,000 Public Records
• 1982-05-01 Sold (Public Records) $44,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $2,594 · +148.5% YoY. Source: county tax records.