10180 NW 30th Ct #101 · Sunrise, FL 33322

$161,777

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

Built 1980 $484/mo HOA · 22% 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 +19.7/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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

55+ COMMUNITY, THIS TURN KEY READY UNIT IS ON THE 1st FLOOR, WELL KEPT BUILDING #170. THIS CONDO HAS IT ALL, ROOMY & AIRY. ALL TILE FLOORING. IT IS LOCATED RIGHT NEXT TO A SATELLITE CLUBHOUSE STEPS TO THE POOL, SAUNA, BILLARD, TENNIS AND PICKLEBALL COURT. FULL HURRICANE SHUTTERS, NEWER AC UNIT, REMODELED OPEN KITCHEN. ASSOCIATION REQUIRES $37,500 A YEAR NET INCOME AND 700 CREDIT SCORE.

Key facts

• 1st floor
• Sauna
• Well kept building

Tags

• 1ST FLOOR
• WELL KEPT BUILDING
• SATELLITE CLUBHOUSE
• STEPS TO THE POOL
• SAUNA
• BILLIARD

Property features AI

Finance

• Other: Listing began showings on 2023-12-08
• Financial info: No land lease
• HOA & community: Monthly HOA fee; Association amenities include pool, clubhouse, billiard room, sauna, shuffleboard court, jogging path, picnic area, bike storage, community room, courtesy bus, security, and parking; HOA covers maintenance of grounds, common areas, elevator, HVAC maintenance, and roof repairs; Is a senior community

Exterior

• Parking: Assigned parking
• Security: Security patrol; Community security
• Utilities: Has heating and cooling; HVAC maintenance covered by association
• Home design: Condominium; Resale property; 4-story building; Entry level: 1
• Construction: Block construction
• Exterior features: Porch (open); First-floor entry; Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Security patrol; Open porch
• Laundry & utility: HVAC maintenance included in association

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $162k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $147k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 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 $1k of loan paydown is wiped out by about $5k 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 ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $147,217 (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. 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: 1.37% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 6.1

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: -11.9%
• Equity multiple: 0.58×
• Total profit: $-19,000
• Equity at exit: $24,121

10-year hold

• IRR: -8.2%
• Equity multiple: 0.56×
• Total profit: $-20,097
• Equity at exit: $13,988

Cash invested: $45,298 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$848
• Tax from tax record: −$157 /mo · $1,885/yr
• Insurance: −$67
• HOA: −$484
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $190

Break-even live

Break-even rent $1,971

Max offer price $161,777

Occupancy floor 86%

Sensitivity live

Price	-10% $282	-5% $236	+0% $190	+5% $145	+10% $99
Rent	-10% $16	-5% $103	+0% $190	+5% $278	+10% $365
Rate	-1.0pp $272	-0.5pp $232	base $190	+0.5pp $148	+1.0pp $106

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: $40,444
• Closing costs: $4,853
• 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	$2,200	$2.47	2d	8	0.26mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.26mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.26mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.26mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	25d	1	0.26mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	25d	1	0.31mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	18d	1	0.47mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	25d	1	0.62mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,900	$2.46	25d	1	0.65mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,850	$2.40	8d	1	0.65mi
10005 Winding Lake Rd #204 Sunrise, FL	2.0	2.0	772	$1,800	$2.33	25d	1	0.65mi
10053 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	8d	1	0.67mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	25d	1	0.67mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	3d	1	0.68mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	21d	1	0.68mi
10050 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	760	$1,750	$2.30	25d	1	0.69mi
10046 Winding Lake Rd #204 Sunrise, FL	2.0	1.0	760	$1,800	$2.37	25d	1	0.70mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	25d	1	0.71mi
9994 Nob Hill Ct #9994 Sunrise, FL	2.0	2.0	840	$1,975	$2.35	25d	1	0.71mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	13d	1	0.71mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.72mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	25d	1	0.72mi
10016 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,100	$2.76	25d	1	0.72mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	25d	1	0.73mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	22d	1	0.73mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	25d	1	0.73mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	25d	1	0.74mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	0.74mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	15d	1	0.75mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	8d	1	0.77mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	25d	1	0.77mi
10025 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$1,700	$2.24	25d	1	0.77mi
9979 Nob Hill Ln Sunrise, FL	2.0	2.0	986	$2,100	$2.13	19d	1	0.82mi
9964 Nob Hill Pl #9964 Sunrise, FL	2.0	2.0	986	$2,000	$2.03	8d	1	0.83mi
9943 Nob Hill Pl #9943 Sunrise, FL	1.0	1.0	744	$1,875	$2.52	11d	1	0.83mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	12d	1	0.83mi
9968 Nob Hill Ln #9968 Sunrise, FL	1.0	1.0	744	$1,800	$2.42	25d	1	0.83mi
9964 Nob Hill Pl #9964 Sunrise, FL	2.0	2.0	986	$2,100	$2.13	25d	1	0.83mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,790	$2.41	2d	1	0.83mi
9981 Nob Hill Ct Unit 9981 Sunrise, FL	2.0	2.0	986	$2,300	$2.33	25d	1	0.83mi

HOA detail condo

• Monthly dues: $484 · $5,808/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $161,777 Active 99 DOM
2. 2026-06-17
   days on market $161,777 Active 98 DOM
3. 2026-06-16
   days on market $161,777 Active 97 DOM
4. 2026-06-15
   days on market $161,777 Active 96 DOM
5. 2026-06-13
   days on market $161,777 Active 94 DOM
6. 2026-06-09
   days on market $161,777 Active 90 DOM
7. 2026-06-07
   days on market $161,777 Active 88 DOM
8. 2026-06-04
   days on market $161,777 Active 85 DOM
9. 2026-06-03
   days on market $161,777 Active 84 DOM
10. 2026-06-02
    days on market $161,777 Active 83 DOM
11. 2026-06-01
    days on market $161,777 Active 82 DOM
12. 2026-05-31
    days on market $161,777 Active 81 DOM
13. 2023-11-18
    listed $161,777 Active
14. 2023-03-13
    soldstatus $176,000
15. 2004-11-22
    soldstatus $67,000

ⓘ 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: $1,885 · $157/mo
• Projected year-2 tax: $1,885 · $157/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: $26,541
• − Mortgage interest: −$9,062
• − Property taxes: −$1,885
• − Insurance: −$809
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − HOA: −$5,808
• − Depreciation: −$4,706
• Taxable income: $24
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $2,279/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

+141.5% since first listed

3 events — show timeline

• 2023-11-18 Listed $161,777 Beaches MLS
• 2023-03-13 Sold (Public Records) $176,000 Public Records
• 2004-11-22 Sold (Public Records) $67,000 Public Records

Property tax history

+19.8%/yr

Latest (2025): $1,885 · -29.0% YoY. Source: county tax records.