10400 NW 30th Ct #305 · Sunrise, FL 33322

$175,000

2 bd · 2.0 ba · 1,367 sqft · Condo public records · 9 Days on market

Built 1985 $716/mo HOA · 26% 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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• 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 MLS

Motivated Sellers say SELL! Make an offer on this private & huge interior corner unit with a full laundry room. The views are tranquil with golf and water views at the back. The condo features a breakfast nook, large kitchen and the spaciousness to hold large pieces of furniture. This is an active adult community with free golf and activities galore! There are financial requirements so call for those details.

Key facts

• Heated pools
• Fitness center
• Golf

Tags

• NATURAL LIGHT
• TILE FLOORING
• IN UNIT LAUNDRY
• HEATED POOLS
• FITNESS CENTER
• GOLF

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee (includes common areas, insurance, structure maintenance, recreation facilities, sewer, trash, water); Association amenities: billiard room, business center, clubhouse, fitness center, library, pool, elevator(s); Senior community

Exterior

• Parking: One parking space
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on 3rd level; Effective year built
• Construction: Block and stucco construction
• Exterior features: On golf course; Association pool

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range; Disposal; Pantry
• Bedrooms: Bedrooms with split-bedroom layout
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Blinds on windows; Breakfast area; Family/dining room; Living/dining room; Pantry; Split bedroom layout; Tub/shower; Walk-in closet(s); Elevator access; Third-floor entry
• 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 $175k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 9.5% 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $175k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $175,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.60% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 5.2

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: -2.6%
• Equity multiple: 0.91×
• Total profit: $-4,607
• Equity at exit: $26,093

10-year hold

• IRR: 3.4%
• Equity multiple: 1.21×
• Total profit: $10,300
• Equity at exit: $15,131

Cash invested: $49,000 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,795 high
• Mortgage (P&I): −$918
• Tax from tax record: −$31 /mo · $366/yr
• Insurance: −$73
• HOA: −$716
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $471

Break-even live

Break-even rent $2,199

Max offer price $175,000

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: $43,750
• Closing costs: $5,250
• 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	4d	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	2d	1	0.80mi
10931 NW 39th St Sunrise, FL	2.0	2.0	1133	$2,533	$2.24	4d	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: $716 · $8,592/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $175,000 Active 9 DOM
2. 2026-06-17
   days on market $175,000 Active 8 DOM
3. 2026-06-16
   days on market $175,000 Active 7 DOM
4. 2026-06-15
   days on market $175,000 Active 6 DOM
5. 2026-06-13
   days on market $175,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   pricedays on marketlisting id $175,000 Active 1 DOM
8. 2026-06-07
   days on market $185,000 Active 335 DOM
9. 2026-06-04
   days on market $185,000 Active 332 DOM
10. 2026-06-03
    days on market $185,000 Active 331 DOM
11. 2026-06-02
    days on market $185,000 Active 330 DOM
12. 2026-06-01
    days on market $185,000 Active 329 DOM
13. 2026-05-31
    days on market $185,000 Active 328 DOM
14. 2026-01-27
    price $185,000
15. 2025-08-25
    price $195,000
16. 2025-07-07
    listed $200,000 Active
17. 2017-03-22
    soldstatus $82,500
18. 2017-03-20
    soldstatus $82,500 Sold 420-char remark

    Show marketing remark (420 chars)

    Motivated Sellers say SELL! Make an offer on this private & huge interior corner unit with a full laundry room. The views are tranquil with golf and water views at the back. The condo features a breakfast nook, large kitchen and the spaciousness to hold large pieces of furniture. This is an active adult community with free golf and activities galore! There are financial requirements so call for those details.

19. 2017-02-02
    status Backup Contract 420-char remark

    Show marketing remark (420 chars)

    Motivated Sellers say SELL! Make an offer on this private & huge interior corner unit with a full laundry room. The views are tranquil with golf and water views at the back. The condo features a breakfast nook, large kitchen and the spaciousness to hold large pieces of furniture. This is an active adult community with free golf and activities galore! There are financial requirements so call for those details.

20. 2016-12-27
    price $90,000 420-char remark

    Show marketing remark (420 chars)

    Motivated Sellers say SELL! Make an offer on this private & huge interior corner unit with a full laundry room. The views are tranquil with golf and water views at the back. The condo features a breakfast nook, large kitchen and the spaciousness to hold large pieces of furniture. This is an active adult community with free golf and activities galore! There are financial requirements so call for those details.

21. 2016-11-28
    price $98,000 420-char remark

    Show marketing remark (420 chars)

    Motivated Sellers say SELL! Make an offer on this private & huge interior corner unit with a full laundry room. The views are tranquil with golf and water views at the back. The condo features a breakfast nook, large kitchen and the spaciousness to hold large pieces of furniture. This is an active adult community with free golf and activities galore! There are financial requirements so call for those details.

22. 2016-10-22
    listed $110,000 Active 420-char remark

    Show marketing remark (420 chars)

    Motivated Sellers say SELL! Make an offer on this private & huge interior corner unit with a full laundry room. The views are tranquil with golf and water views at the back. The condo features a breakfast nook, large kitchen and the spaciousness to hold large pieces of furniture. This is an active adult community with free golf and activities galore! There are financial requirements so call for those details.

23. 2013-04-30
    soldstatus $59,000
24. 1987-01-01
    soldstatus $64,500

ⓘ 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: $366 · $31/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$1,086/yr (+$91/mo · 296.3%)

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

Taxation est. · year 1

• Rental income: $33,536
• − Mortgage interest: −$9,803
• − Property taxes: −$366
• − Insurance: −$875
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − HOA: −$8,592
• − Depreciation: −$5,091
• Taxable income: $3,443
• Est. tax owed @ 24.0%: −$826
• After-tax cash flow: $4,821/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

+186.8% since first listed

11 events — show timeline

• 2026-01-27 Price Changed $185,000 MARMLS
• 2025-08-25 Price Changed $195,000 MARMLS
• 2025-07-07 Listed $200,000 MARMLS
• 2017-03-22 Sold (Public Records) $82,500 Public Records
• 2017-03-20 Sold (MLS) $82,500 MARMLS
• 2017-02-02 Pending — MARMLS
• 2016-12-27 Price Changed $90,000 MARMLS
• 2016-11-28 Price Changed $98,000 MARMLS
• 2016-10-22 Listed $110,000 MARMLS
• 2013-04-30 Sold (Public Records) $59,000 Public Records
• 1987-01-01 Sold (Public Records) $64,500 Public Records

Property tax history

-1.6%/yr

Latest (2025): $366 · +11.7% YoY. Source: county tax records.