10456 NW 24th Pl #206 · Sunrise, FL 33322

$99,500

2 bd · 2.0 ba · 950 sqft · Condo public records · 75 Days on market

Built 1989 $830/mo HOA · 36% of rent ↓ 33% since listing

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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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• 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

JUST REDUCED AND PRICED TO SELL QUICKLY! BRING YOUR QUALIFIED BUYER AND MAKE AN OFFER! FULLY FURNISHED 2/2 2nd Floor Inside Corner Unit In An Active 55 + Community. ONE OF THE BEST LAKE VIEWS IN ALL SUNRISE LAKES! BEAUTIFUL LAKE VIEW and Spectacular Sunsets! Excellent neighbors, Washer and Dryer Inside The Unit. Extra Storage Room. Amenities Include GOLF, Pool, Jacuzzi, Sauna, Tennis, Pickleball. HOME OF THE FAMOUS SUNRISE EPIC THEATER! Movies, Shows, Dances, Concerts, Zumba & Much More. Shuttle Bus. Only 5 Minutes To Sawgrass Mall & 20-25 Minutes To Fort Lauderdale Airport & Beaches.

Key facts

• Tennis
• Sauna
• Lake view

Tags

• LAKE VIEW
• EXTRA STORAGE ROOM
• POOL
• JACUZZI
• SAUNA
• TENNIS

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions (conditional/no); Annual tax amount available
• HOA & community: Monthly association fee of $830; Association covers cable TV, internet, legal/accounting, grounds maintenance, structure maintenance, pest control, reserve fund, roof, sewer, trash, and water; Association amenities include billiard room, clubhouse, fitness center, golf course, barbecue/picnic area, pickleball, pool, sauna, spa/hot tub, storage, tennis courts, trash service, vehicle wash area, and elevators; Golf course community; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Closed-circuit cameras; Smoke detectors
• Utilities: Cable available
• Home design: 4 total stories; Entry located on level 2; Entry level is 2
• Construction: Block construction; Year built unknown
• Exterior features: Balcony; Screened balcony; Association pool; Lakefront; Has a view; Property attached

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator; Icemaker; Disposal
• Bedrooms: Bedroom on main level; Second floor entry
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Blinds on windows; Furnished; Entrance foyer; Living/dining room; Main living area on entry level; Pantry; Walk-in closet(s); Elevator access; Storage room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 25d 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 38% 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 $688 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 75 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 2.29% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 3.6

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: -7.6%
• Equity multiple: 0.73×
• Total profit: $-7,412
• Equity at exit: $14,836

10-year hold

• IRR: -5.4%
• Equity multiple: 0.72×
• Total profit: $-7,723
• Equity at exit: $8,603

Cash invested: $27,860 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,283 high
• Mortgage (P&I): −$522
• Tax from tax record: −$198 /mo · $2,380/yr
• Insurance: −$41
• HOA: −$830
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $212

Break-even live

Break-even rent $2,015

Max offer price $99,500

Occupancy floor 86%

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: $24,875
• Closing costs: $2,985
• 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	0.48mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.49mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	24d	1	0.55mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	18d	1	0.56mi
10115 W Sunrise Blvd #104 Plantation, FL	1.0	1.0	806	$1,850	$2.30	14d	1	0.62mi
10115 W Sunrise Blvd #104 Plantation, FL	1.0	1.0	806	$1,800	$2.23	2d	1	0.62mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.63mi
10105 W Sunrise Blvd #306 Plantation, FL	2.0	2.0	963	$2,300	$2.39	24d	1	0.64mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	24d	1	0.66mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.72mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.72mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	8	0.72mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.72mi
10900 NW 17th St Plantation, FL	1.0–3.0	1.0–2.5	1270	$2,414	$1.90	2d	17	0.78mi
10700 NW 14th St #146 Plantation, FL	2.0	2.0	985	$2,200	$2.23	24d	1	0.97mi
10790 NW 14th St #187 Plantation, FL	3.0	2.0	1120	$2,550	$2.28	24d	1	0.98mi
10053 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	8d	1	1.11mi
10050 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	760	$1,750	$2.30	24d	1	1.13mi
10046 Winding Lake Rd #204 Sunrise, FL	2.0	1.0	760	$1,800	$2.37	24d	1	1.13mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	24d	1	1.13mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	1.14mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	22d	1	1.14mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	21d	1	1.14mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	3d	1	1.14mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	24d	1	1.14mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	22d	1	1.14mi
10005 Winding Lake Rd #204 Sunrise, FL	2.0	2.0	772	$1,800	$2.33	24d	1	1.15mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,900	$2.46	24d	1	1.15mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,850	$2.40	8d	1	1.15mi
10016 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,100	$2.76	24d	1	1.19mi
3548 NW 111th Ter Sunrise, FL	3.0	2.0	1024	$2,675	$2.61	20d	1	1.21mi
10025 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$1,700	$2.24	24d	1	1.22mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	1.23mi
9994 Nob Hill Ct #9994 Sunrise, FL	2.0	2.0	840	$1,975	$2.35	24d	1	1.24mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	13d	1	1.24mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	24d	1	1.25mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	24d	1	1.26mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	24d	1	1.26mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	1.28mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	24d	1	1.28mi

HOA detail condo

• Monthly dues: $830 · $9,960/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-06
   status Pending
2. 2026-04-05
   price $99,500
3. 2026-03-25
   price $119,500
4. 2026-03-04
   price $132,000
5. 2026-02-20
   listed $149,000 Active

ⓘ 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: $2,380 · $198/mo
• Projected year-2 tax: $2,380 · $198/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $27,396
• − Mortgage interest: −$5,574
• − Property taxes: −$2,380
• − Insurance: −$498
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − HOA: −$9,960
• − Depreciation: −$2,895
• Taxable income: $1,708
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $2,135/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

-33.2% since first listed

5 events — show timeline

• 2026-05-06 Pending — MARMLS
• 2026-04-05 Price Changed $99,500 MARMLS
• 2026-03-25 Price Changed $119,500 MARMLS
• 2026-03-04 Price Changed $132,000 MARMLS
• 2026-02-20 Listed $149,000 MARMLS

Property tax history

+7.2%/yr

Latest (2025): $2,380 · -14.5% YoY. Source: county tax records.