10217 NW 24th Pl #310 · Sunrise, FL 33322

$245,000

3 bd · 2.0 ba · 1,370 sqft · Condo public records · 291 Days on market

Built 1993 $711/mo HOA · 22% of rent

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Why this score? — see what drove the D+ 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 +15.6/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 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

Rarely Available Corner Unit | 3 Beds | 2 Baths | 1,370 Sq Ft | Lakefront Views Don’t miss this spacious 3-bedroom, 2-bath corner unit in the highly sought-after Sunrise Lakes Phase IV, a gated 55+ community. Enjoy lakefront views from the open-concept living space. Condo includes a dedicated indoor laundry room with washer and dryer. The primary suite features a walk-in closet and private ensuite bathroom. Two guest bedrooms share a full bathroom with a tub. Located just steps from the clubhouse and pool. Sunrise Lakes offers exceptional amenities including a clubhouse with theater, a fitness center, golf course, tennis and racquetball courts, as well as multiple pools. Conveniently

Key facts

• Fitness center
• Clubhouse
• Walk-in closet

Tags

• LAKEFRONT VIEWS
• DEDICATED INDOOR LAUNDRY ROOM
• WALK-IN CLOSET
• PRIVATE ENSUITE BATHROOM
• CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, pool, spa/hot tub, tennis courts, elevators; Association covers common areas, grounds maintenance, structure maintenance, recreation facilities, reserve fund, roof, sewer, security, and trash; Senior community

Exterior

• Parking: Assigned parking; Guest parking; Golf cart garage
• Security: Security guard; Smoke detector(s)
• Utilities: Has cooling; Has heating
• Home design: Attached property; 4-story building; Entry on 3rd level
• Construction: Block and stucco construction; Resale property
• Exterior features: Association pool; Has view; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator; Breakfast bar; Eat-in kitchen
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower; Jetted tub
• Heating & cooling: Central air; Ceiling fan(s); Electric heating
• Interior features: Drapes; Breakfast bar; Breakfast area; Eat-in kitchen; Living/dining room; Dual sinks; Separate shower; Jetted tub; Walk-in closet(s); Elevator installed; Third-floor entry; Bedroom on main level
• Laundry & utility: Washer; Dryer; Laundry/utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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).
• At $3,226/mo this rent would consume 54% of the median local household income ($72k/yr) (locally 931% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 291 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $115k; list at $245k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.32% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 6.3

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-40,354
• Equity at exit: $36,530

10-year hold

• IRR: -16.9%
• Equity multiple: 0.21×
• Total profit: $-54,519
• Equity at exit: $21,183

Cash invested: $68,600 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,226 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$350 /mo · $4,198/yr
• Insurance: −$102
• HOA: −$711
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $101

Break-even live

Break-even rent $3,098

Max offer price $245,000

Occupancy floor 92%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.28mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.30mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	24d	1	0.37mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	2d	1	0.37mi
10691 NW 28th St Sunrise, FL	4.0	2.0	1603	$4,500	$2.81	24d	1	0.39mi
10691 NW 28th St Sunrise, FL	4.0	2.0	1438	$4,500	$3.13	18d	1	0.39mi
2920 NW 99th Ter Sunrise, FL	3.0	2.5	1680	$4,800	$2.86	24d	1	0.43mi
9970 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,199	$1.85	24d	1	0.50mi
10784 NW 23rd Ct Sunrise, FL	3.0	2.0	1430	$3,150	$2.20	12d	1	0.51mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	8d	1	0.53mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	24d	1	0.53mi
9840 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,395	$1.97	24d	1	0.54mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	24d	1	0.54mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.55mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	8	0.55mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.55mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.55mi
10900 NW 28th St Sunrise, FL	4.0	2.0	1459	$4,250	$2.91	24d	1	0.56mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	24d	1	0.58mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	22d	1	0.58mi
9521 NW 25th St Sunrise, FL	3.0	2.0	1616	$2,965	$1.83	8d	1	0.59mi
3160 NW 101st Ave Sunrise, FL	3.0	2.0	1780	$4,000	$2.25	24d	1	0.60mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	18d	1	0.60mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	2d	1	0.64mi
10105 W Sunrise Blvd #306 Plantation, FL	2.0	2.0	963	$2,300	$2.39	24d	1	0.65mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	5d	1	0.66mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	24d	1	0.67mi
9551 NW 19th Pl Fort Lauderdale, FL	3.0	2.0	1577	$3,700	$2.35	22d	1	0.69mi
3344 NW 103rd Ave Sunrise, FL	3.0	2.0	1512	$3,100	$2.05	8d	1	0.74mi
10240 NW 33rd Pl Sunrise, FL	3.0	2.0	1512	$2,950	$1.95	24d	1	0.75mi
11100 NW 21st St Sunrise, FL	4.0	3.0	1529	$4,000	$2.62	24d	1	0.80mi
10991 NW 30th Pl #10991 Sunrise, FL	3.0	2.0	1144	$2,950	$2.58	24d	1	0.81mi
10900 NW 17th St Plantation, FL	1.0–3.0	1.0–2.5	1270	$3,088	$2.43	2d	17	0.92mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	0.94mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.94mi
9151 W Sunrise Blvd #9151 Plantation, FL	3.0	2.0	1482	$2,750	$1.86	24d	1	0.94mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	8d	1	1.02mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	22d	1	1.02mi
9321 W Sunrise Blvd Plantation, FL	2.0	2.0	1342	$2,700	$2.01	2d	1	1.03mi
9015 W Sunrise Blvd Plantation, FL	3.0	3.0	1318	$3,200	$2.43	13d	1	1.06mi

HOA detail condo

• Monthly dues: $711 · $8,532/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-09
   days on market $245,000 Active 291 DOM
2. 2026-06-07
   days on market $245,000 Active 289 DOM
3. 2026-06-04
   days on market $245,000 Active 286 DOM
4. 2026-06-03
   days on market $245,000 Active 285 DOM
5. 2026-06-02
   days on market $245,000 Active 284 DOM
6. 2026-06-01
   days on market $245,000 Active 283 DOM
7. 2026-05-31
   days on market $245,000 Active 282 DOM

ⓘ 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: $4,198 · $350/mo
• Projected year-2 tax: $4,198 · $350/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $38,717
• − Mortgage interest: −$13,724
• − Property taxes: −$4,198
• − Insurance: −$1,225
• − Repairs & maintenance: −$3,097
• − Management: −$3,097
• − HOA: −$8,532
• − Depreciation: −$7,127
• Taxable loss: −$2,284
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $1,762/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

+100.0% since first listed

10 events — show timeline

• 2026-05-30 Relisted — MARMLS
• 2026-05-01 Relisted — MARMLS
• 2025-08-19 Price Changed $245,000 MARMLS
• 2025-06-26 Listed $255,500 MARMLS
• 2025-06-09 Listing Removed — MARMLS
• 2025-03-31 Price Changed $278,000 MARMLS
• 2025-02-05 Listed $285,000 MARMLS
• 2018-10-15 Sold (Public Records) $115,000 Public Records
• 2012-08-02 Sold (Public Records) $75,000 Public Records
• 2002-09-19 Sold (Public Records) $122,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,198 · +9.0% YoY. Source: county tax records.