10400 NW 30th Ct #202 · Sunrise, FL 33322

$215,000

2 bd · 2.0 ba · 1,367 sqft · Condo public records · 255 Days on market

Built 1985 $713/mo HOA · 26% of rent

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Why this score? — see what drove the C- 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 +18.6/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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

Gorgeous completely renovated 2 bedroom , 2 bath condo with over 1,300 sq. ft. of spacious living! This home features waterproof vinyl flooring, a beautifully redone kitchen with quartz countertops and subway tile backsplash, elegant light fixtures, and silhouette window treatments that enhance the abundant natural light throughout. Enjoy the convenience of an in-unit washer and dryer. Located in a vibrant 55+ community just minutes from Sawgrass Mall, offering incredible amenities -multiple pools, sauna, hot tub, golf, arts and crafts, live shows, bus service and so much more!

Key facts

• Quartz countertops
• Completely renovated
• Redone kitchen

Tags

• COMPLETELY RENOVATED
• WATERPROOF VINYL FLOORING
• REDONE KITCHEN
• QUARTZ COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• IN-UNIT WASHER AND DRYER

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, billiard room, hobby room, library, pool, sauna, spa/hot tub, tennis courts, shuffleboard court, golf course access, transportation service, elevators; Association covers amenities, cable TV, golf, internet, grounds maintenance, recreation facilities, roof, sewer, trash, and water; Senior community; Golf course community

Exterior

• Parking: Assigned parking; Guest parking; 1 covered/assigned space (garage)
• Security: Smoke detector(s)
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on level 2; Resale unit; Block construction
• Construction: Block construction
• Exterior features: Smoke detector(s); Association pool (heated)

Interior

• Kitchen: Electric range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Icemaker; Refrigerator
• Bedrooms: Includes a bedroom on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Blinds on windows; Accessible elevator installed; Entrance foyer; Living/dining room; Eat-in kitchen; Breakfast area; Pantry; Closet cabinetry; Dual sinks; Split bedrooms; Walk-in closets; Second floor entry; Bedroom on main level; Elevator
• Laundry & utility: Washer; Dryer; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $208 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 $2,795/mo this rent would consume 47% 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 $1k of loan paydown is wiped out by about $6k 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 255 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; list at $215k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 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: 1.30% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.18
• GRM: 6.4

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-27,795
• Equity at exit: $32,057

10-year hold

• IRR: -9.9%
• Equity multiple: 0.48×
• Total profit: $-31,429
• Equity at exit: $18,589

Cash invested: $60,200 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,795 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$90
• HOA: −$713
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $208

Break-even live

Break-even rent $2,531

Max offer price $215,000

Occupancy floor 88%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3344 NW 103rd Ave Sunrise, FL	3.0	2.0	1512	$3,100	$2.05	7d	1	0.26mi
3160 NW 101st Ave Sunrise, FL	3.0	2.0	1780	$4,000	$2.25	24d	1	0.27mi
10240 NW 33rd Pl Sunrise, FL	3.0	2.0	1512	$2,950	$1.95	24d	1	0.28mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	17d	1	0.28mi
2920 NW 99th Ter Sunrise, FL	3.0	2.5	1680	$4,800	$2.86	24d	1	0.38mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.44mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	8	0.45mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.45mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.45mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.45mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.48mi
10991 NW 30th Pl #10991 Sunrise, FL	3.0	2.0	1144	$2,950	$2.58	24d	1	0.53mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	7d	1	0.60mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	22d	1	0.60mi
9827 NW 37th St Unit 4F Sunrise, FL	2.0	2.0	1190	$2,400	$2.02	24d	1	0.66mi
3749 NW 107th Way Unit 3749 Sunrise, FL	3.0	2.0	1656	$3,200	$1.93	24d	1	0.67mi
3749 NW 107th Way Sunrise, FL	3.0	2.0	1656	$3,400	$2.05	24d	1	0.67mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	1d	1	0.67mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	24d	1	0.67mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	12d	1	0.71mi
3504 NW 111th Ave #3504 Sunrise, FL	3.0	2.0	1508	$2,900	$1.92	4d	1	0.72mi
3504 NW 111th Ave #3504 Sunrise, FL	3.0	2.0	1508	$2,950	$1.96	22d	1	0.72mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	24d	1	0.73mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	24d	1	0.74mi
3832 NW 107th Way Sunrise, FL	3.0	2.0	1230	$3,150	$2.56	24d	1	0.75mi
11338 NW 33rd St Sunrise, FL	3.0	2.5	1801	$5,000	$2.78	24d	1	0.76mi
3571 NW 95th Ter #707 Sunrise, FL	3.0	2.0	1241	$3,100	$2.50	24d	1	0.76mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	0.77mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	24d	1	0.77mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	24d	1	0.79mi
3548 NW 111th Ter Sunrise, FL	3.0	2.0	1024	$2,675	$2.61	20d	1	0.79mi
11386 NW 33rd St Unit 11386 Sunrise, FL	2.0	2.5	1498	$2,900	$1.94	17d	1	0.79mi
10931 NW 39th St Sunrise, FL	2.0	2.0	1133	$2,509	$2.21	19d	1	0.80mi
10931 NW 39th St Sunrise, FL	1.0	1.0	902	$2,099	$2.33	20d	1	0.80mi
10931 NW 39th St Sunrise, FL	1.0	1.0	902	$2,054	$2.28	3d	1	0.80mi
10931 NW 39th St Sunrise, FL	2.0	2.0	1133	$2,533	$2.24	5d	1	0.80mi
10931 NW 39th St Sunrise, FL	1.0	1.0	902	$2,001	$2.22	16d	1	0.80mi
10931 NW 39th St Sunrise, FL	2.0	2.0	1133	$2,565	$2.26	24d	1	0.80mi
10901 NW 40th St Sunrise, FL	1.0–2.0	1.0–2.0	900	$2,400	$2.67	2d	8	0.80mi
10784 NW 23rd Ct Sunrise, FL	3.0	2.0	1430	$3,150	$2.20	12d	1	0.81mi

HOA detail condo

• Monthly dues: $713 · $8,556/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $215,000 Active 255 DOM
2. 2026-06-17
   days on market $215,000 Active 254 DOM
3. 2026-06-16
   days on market $215,000 Active 253 DOM
4. 2026-06-15
   days on market $215,000 Active 252 DOM
5. 2026-06-13
   days on market $215,000 Active 250 DOM
6. 2026-06-09
   days on market $215,000 Active 246 DOM
7. 2026-06-07
   days on market $215,000 Active 244 DOM
8. 2026-06-04
   days on market $215,000 Active 241 DOM
9. 2026-06-03
   days on market $215,000 Active 240 DOM
10. 2026-06-02
    days on market $215,000 Active 239 DOM
11. 2026-06-01
    days on market $215,000 Active 238 DOM
12. 2026-05-31
    days on market $215,000 Active 237 DOM
13. 2026-04-09
    price $215,000
14. 2026-01-26
    price $225,000
15. 2025-12-14
    price $240,000
16. 2025-10-06
    listed $245,000 Active
17. 2024-03-13
    historical
18. 2023-11-20
    price $259,900
19. 2023-11-01
    listed $269,500 Active
20. 2020-06-01
    soldstatus $112,000
21. 1986-11-01
    soldstatus $63,500

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$953/yr (+$79/mo · 114.6%)

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

Taxation est. · year 1

• Rental income: $33,536
• − Mortgage interest: −$12,043
• − Property taxes: −$831
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − HOA: −$8,556
• − Depreciation: −$6,255
• Taxable loss: −$590
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $2,643/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

+238.6% since first listed

9 events — show timeline

• 2026-04-09 Price Changed $215,000 MARMLS
• 2026-01-26 Price Changed $225,000 MARMLS
• 2025-12-14 Price Changed $240,000 MARMLS
• 2025-10-06 Listed $245,000 MARMLS
• 2024-03-13 Listing Removed — MARMLS
• 2023-11-20 Price Changed $259,900 MARMLS
• 2023-11-01 Listed $269,500 MARMLS
• 2020-06-01 Sold (Public Records) $112,000 Public Records
• 1986-11-01 Sold (Public Records) $63,500 Public Records

Property tax history

+7.7%/yr

Latest (2025): $831 · +4.7% YoY. Source: county tax records.