10444 NW 30th Ct #105 · Sunrise, FL 33322

$105,000

1 bd · 1.0 ba · 631 sqft · Condo public records · 27 Days on market

Built 1982 $484/mo HOA · 28% 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 +25.5/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• 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

CHARMING GROUND FLOOR 1/1 OPEN BALCONY-NEW AC, HOT WATER HEATER, STOVE, BUILT IN MICRO WAVE, NEW SINK & TOILET IN BATHROOM. GREAT VIEW STEPS TO POOL. ENJOY ALL THE AMENITIES, BUS , GYM, POOLS AND MUCH MORE....MOTIVATED SELLER.....

Key facts

• $484 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets allowed (pet restrictions possible)
• Financial info: Land lease in place (monthly $105, expires 2030-01-01)
• HOA & community: Association with monthly fee (includes cable, internet, grounds and structure maintenance, security, sewer, trash, water, common areas, elevator, roof repairs, pool service); Community amenities: Clubhouse, elevator(s), fitness center, jogging path, parking, pool, sauna, storage, tennis court(s), pickleball court(s); Senior community

Exterior

• Parking: Open/asphalt parking; Guest parking available; 1 open parking space
• Security: Smoke detector(s); Other security features
• Utilities: Public water; Public sewer; Cable connected; Electricity available; Phone available
• Home design: Condominium; Resale property; Entry level: 1; Faces east; 4 total stories
• Construction: Block construction; Flat/other roof
• Exterior features: Covered patio; Screened patio; Patio; Waterfront (features listed as none/other)

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet; Blinds
• Laundry & utility: In-unit laundry (laundry closet inside, located in kitchen); Furnished negotiable

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Zoned schools: Nob Hill Elementary School (math 52% / reading 54%, grade C, #963 of 2,144 statewide, top 45%, 541 students, 57% FRL); Bair Middle School (math 23% / reading 38%, grade F, #465 of 571 statewide, top 82%, 766 students, 72% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL).
• Market conditions: Rents flat; 559 active listings in the ZIP; 16 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 27 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $105k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $103,425 (1.5% below list)

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: 1.68% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 5.0

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,238
• Equity at exit: $15,656

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $504
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$551
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$44
• HOA: −$484
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $246

Break-even live

Break-even rent $1,449

Max offer price $105,000

Occupancy floor 81%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11135 NW 25th Ct Unit 1 Sunrise, FL	—	1.0	350	$1,000	$2.86	5d	1	0.72mi
11135 NW 25th Ct Unit 1 Sunrise, FL	—	1.0	350	$1,399	$4.00	24d	1	0.72mi
2347 NW 107th Ave Unit B Sunrise, FL	—	1.0	364	$1,300	$3.57	24d	1	0.74mi
9943 Nob Hill Pl #9943 Sunrise, FL	1.0	1.0	744	$1,875	$2.52	11d	1	0.87mi
9968 Nob Hill Ln #9968 Sunrise, FL	1.0	1.0	744	$1,800	$2.42	24d	1	0.87mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	12d	1	0.87mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,790	$2.41	2d	1	0.87mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	24d	1	0.87mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.88mi
8590 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,475	$2.30	24d	1	1.38mi
8595 Sunrise Lakes Blvd #207 Sunrise, FL	1.0	1.0	640	$1,700	$2.66	24d	1	1.38mi
8595 Sunrise Lakes Blvd #307 Sunrise, FL	1.0	1.0	640	$1,400	$2.19	1d	1	1.38mi
8595 Sunrise Lakes Blvd Sunrise, FL	1.0	1.0	640	$1,550	$2.42	20d	2	1.38mi
12153 NW 36th Pl Sunrise, FL	1.0	1.0	614	$1,975	$3.22	24d	1	1.46mi
8798 NW 38th St Sunrise, FL	1.0–2.0	1.0–2.0	893	$1,826	$2.04	7d	1	1.47mi
8465 Sunrise Lakes Blvd #106 Sunrise, FL	1.0	1.0	640	$1,450	$2.27	24d	1	1.47mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-18
   days on market $105,000 Active 27 DOM
2. 2026-06-17
   days on market $105,000 Active 26 DOM
3. 2026-06-16
   days on market $105,000 Active 25 DOM
4. 2026-06-15
   days on market $105,000 Active 24 DOM
5. 2026-06-13
   days on market $105,000 Active 22 DOM
6. 2026-06-10
   remarks 503-char remark
7. 2026-06-10
   price $105,000 Active 18 DOM
8. 2026-06-09
   days on market $111,000 Active 18 DOM
9. 2026-06-08
   days on market $111,000 Active 17 DOM
10. 2026-06-07
    days on market $111,000 Active 16 DOM
11. 2026-06-04
    days on market $111,000 Active 13 DOM
12. 2026-06-03
    days on market $111,000 Active 12 DOM
13. 2026-06-02
    days on market $111,000 Active 11 DOM
14. 2026-06-01
    days on market $111,000 Active 10 DOM
15. 2026-05-31
    days on market $111,000 Active 9 DOM
16. 2026-05-22
    listed $111,000 Active
17. 2026-05-14
    historical
18. 2026-03-26
    price $114,000
19. 2026-02-19
    listed $119,000 Active
20. 2019-02-19
    soldstatus $46,000
21. 2015-10-07
    soldstatus $31,000
22. 2015-10-02
    soldstatus $31,000 238-char remark

    Show marketing remark (238 chars)

    CHARMING GROUND FLOOR 1/1 OPEN BALCONY-NEW AC, HOT WATER HEATER, STOVE, BUILT IN MICRO WAVE, NEW SINK & TOILET IN BATHROOM. GREAT VIEW STEPS TO POOL. ENJOY ALL THE AMENITIES, BUS , GYM, POOLS AND MUCH MORE....MOTIVATED SELLER.....

23. 2015-06-22
    listed $37,900 238-char remark

    Show marketing remark (238 chars)

    CHARMING GROUND FLOOR 1/1 OPEN BALCONY-NEW AC, HOT WATER HEATER, STOVE, BUILT IN MICRO WAVE, NEW SINK & TOILET IN BATHROOM. GREAT VIEW STEPS TO POOL. ENJOY ALL THE AMENITIES, BUS , GYM, POOLS AND MUCH MORE....MOTIVATED SELLER.....

24. 2013-09-23
    soldstatus $21,000
25. 1998-03-17
    soldstatus $23,000
26. 1995-06-07
    soldstatus $26,900

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$76/yr (+$6/mo · 9.6%)

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

Taxation est. · year 1

• Rental income: $21,118
• − Mortgage interest: −$5,882
• − Property taxes: −$795
• − Insurance: −$525
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − HOA: −$5,808
• − Depreciation: −$3,055
• Taxable income: $1,675
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,545/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

+312.6% since first listed

11 events — show timeline

• 2026-05-22 Listed $111,000 Beaches MLS
• 2026-05-14 Listing Removed — MARMLS
• 2026-03-26 Price Changed $114,000 MARMLS
• 2026-02-19 Listed $119,000 MARMLS
• 2019-02-19 Sold (Public Records) $46,000 Public Records
• 2015-10-07 Sold (Public Records) $31,000 Public Records
• 2015-10-02 Sold (MLS) $31,000 Beaches MLS
• 2015-06-22 Listed $37,900 Beaches MLS
• 2013-09-23 Sold (Public Records) $21,000 Public Records
• 1998-03-17 Sold (Public Records) $23,000 Public Records
• 1995-06-07 Sold (Public Records) $26,900 Public Records

Property tax history

+13.2%/yr

Latest (2025): $795 · +7.6% YoY. Source: county tax records.