10111 NW 24th Pl #105 · Sunrise, FL 33322

$275,000

2 bd · 2.0 ba · 1,300 sqft · Condo public records · 62 Days on market

Built 1994 $726/mo HOA · 25% of rent

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Why this score? — see what drove the D 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 +12.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful condo on desirable ground floor corner unit with a lake view. Patio enclosed and converted to Den/Office. There is tile throughout at the entrance and carpet in other rooms. The master bathroom has dual sinks and shower. Full Sized Laundry room with Washer and Dryer are in unit. Association provides cable TV. Pool and clubhouse nearby. A/C new in 2018. Community is for 55+ individuals. Parking space in front of unit.

Key facts

• Serene lake views
• Updated kitchen
• Enclosed patio

Tags

• FULLY RENOVATED INTERIOR
• UPDATED KITCHEN
• ENORMOUS IN-UNIT LAUNDRY ROOM
• ENCLOSED PATIO
• SERENE LAKE VIEWS
• LAKEFRONT BACKYARD

Property features AI

Finance

• Financial info: Not a land lease community; Pets not allowed
• HOA & community: Part of Sunrise Lakes Phase IV; Monthly HOA fee; Association amenities: billiard room, clubhouse, elevators, fitness center, game room, picnic area, parking, pool, shuffleboard court, spa/hot tub, tennis courts, cafe/restaurant, community room, courtesy bus, library, maintenance, recreation facilities; HOA fee covers: cable TV, insurance, grounds maintenance, sewer, trash, water, common areas, reserve funds, roof repairs, pool service

Exterior

• Parking: Assigned open parking (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone available; Sewer connected; Underground utilities; Water connected
• Home design: Condominium; One level; Updated/remodeled; Faces south
• Construction: Built with stucco and concrete block (CBS); Flat concrete roof; 4-story building; Entry level 1
• Exterior features: Waterfront; Asphalt road surface; Entry at level 1

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater (owned)
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (individual controls); Central air conditioning (individual controls); Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s); Blinds
• Laundry & utility: Laundry room with inside washer and dryer hookups; Electric dryer hookup; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-52 ($-627/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (3.4% below list).
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $258k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.9% in Sunrise — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 560 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,890/mo this rent would consume 48% 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 $2k of loan paydown is wiped out by about $8k 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 62 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $140k; list at $275k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $258,499 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.05% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 7.9

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: -20.9%
• Equity multiple: 0.29×
• Total profit: $-54,397
• Equity at exit: $41,003

10-year hold

• IRR: -22.7%
• Equity multiple: -0.00×
• Total profit: $-77,049
• Equity at exit: $23,777

Cash invested: $77,000 (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: 560
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,890 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$53 /mo · $635/yr
• Insurance: −$115
• HOA: −$726
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $-52

Break-even live

Break-even rent $2,956

Max offer price $265,765

Occupancy floor 97%

Sensitivity live

Price	-10% $103	-5% $26	+0% $-52	+5% $-130	+10% $-208
Rent	-10% $-281	-5% $-166	+0% $-52	+5% $62	+10% $176
Rate	-1.0pp $86	-0.5pp $18	base $-52	+0.5pp $-124	+1.0pp $-196

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2566 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,600	$2.73	0d	1	0.13mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	26d	1	0.25mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	3d	1	0.26mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	26d	1	0.26mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	26d	1	0.29mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	26d	1	0.39mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	9d	1	0.39mi
9970 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,199	$1.85	26d	1	0.40mi
9840 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,395	$1.97	26d	1	0.43mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	23d	1	0.44mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	26d	1	0.44mi
2920 NW 99th Ter Sunrise, FL	3.0	2.5	1680	$4,800	$2.86	26d	1	0.44mi
9521 NW 25th St Sunrise, FL	3.0	2.0	1616	$2,935	$1.82	0d	1	0.46mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	26d	1	0.47mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	3d	1	0.53mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	6d	1	0.54mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	3d	9	0.55mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	20d	6	0.55mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	6d	9	0.55mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	3d	8	0.55mi
9551 NW 19th Pl Fort Lauderdale, FL	3.0	2.0	1577	$3,700	$2.35	23d	1	0.55mi
10105 W Sunrise Blvd #306 Plantation, FL	2.0	2.0	963	$2,300	$2.39	26d	1	0.57mi
10784 NW 23rd Ct Sunrise, FL	3.0	2.0	1430	$3,150	$2.20	13d	1	0.59mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	26d	1	0.60mi
3160 NW 101st Ave Sunrise, FL	3.0	2.0	1780	$4,000	$2.25	26d	1	0.65mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	19d	1	0.74mi
9151 W Sunrise Blvd #9151 Plantation, FL	3.0	2.0	1482	$2,750	$1.86	26d	1	0.80mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	26d	1	0.83mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	23d	1	0.83mi
3344 NW 103rd Ave Sunrise, FL	3.0	2.0	1512	$3,100	$2.05	9d	1	0.84mi
10240 NW 33rd Pl Sunrise, FL	3.0	2.0	1512	$2,950	$1.95	26d	1	0.84mi
9321 W Sunrise Blvd Plantation, FL	2.0	2.0	1342	$2,700	$2.01	3d	1	0.89mi
9015 W Sunrise Blvd Plantation, FL	3.0	3.0	1318	$3,200	$2.43	14d	1	0.91mi
8811 W Sunrise Blvd #8811 Plantation, FL	3.0	3.0	1457	$3,450	$2.37	0d	1	0.93mi
10900 NW 17th St Plantation, FL	1.0–3.0	1.0–2.5	1270	$2,344	$1.85	0d	19	0.93mi
10991 NW 30th Pl #10991 Sunrise, FL	3.0	2.0	1144	$2,950	$2.58	26d	1	0.96mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	16d	1	1.05mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	9d	1	1.08mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	23d	1	1.08mi
3571 NW 95th Ter #707 Sunrise, FL	3.0	2.0	1241	$3,100	$2.50	26d	1	1.08mi

HOA detail condo

• Monthly dues: $726 · $8,712/yr
• Likely covers: cablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $275,000 Active 62 DOM
2. 2026-06-18
   days on market $275,000 Active 59 DOM
3. 2026-06-17
   days on market $275,000 Active 58 DOM
4. 2026-06-16
   days on market $275,000 Active 57 DOM
5. 2026-06-15
   days on market $275,000 Active 56 DOM
6. 2026-06-13
   days on market $275,000 Active 54 DOM
7. 2026-06-09
   days on market $275,000 Active 50 DOM
8. 2026-06-08
   days on market $275,000 Active 49 DOM
9. 2026-06-07
   days on market $275,000 Active 48 DOM
10. 2026-06-04
    days on market $275,000 Active 45 DOM
11. 2026-06-03
    days on market $275,000 Active 44 DOM
12. 2026-06-02
    days on market $275,000 Active 43 DOM
13. 2026-06-01
    days on market $275,000 Active 42 DOM
14. 2026-05-31
    days on market $275,000 Active 41 DOM
15. 2026-04-20
    listed $275,000 Active
16. 2019-07-30
    soldstatus $140,000
17. 2019-07-15
    soldstatus $140,000 Sold 430-char remark

    Show marketing remark (430 chars)

    Beautiful condo on desirable ground floor corner unit with a lake view. Patio enclosed and converted to Den/Office. There is tile throughout at the entrance and carpet in other rooms. The master bathroom has dual sinks and shower. Full Sized Laundry room with Washer and Dryer are in unit. Association provides cable TV. Pool and clubhouse nearby. A/C new in 2018. Community is for 55+ individuals. Parking space in front of unit.

18. 2019-06-14
    status Pending 430-char remark

    Show marketing remark (430 chars)

    Beautiful condo on desirable ground floor corner unit with a lake view. Patio enclosed and converted to Den/Office. There is tile throughout at the entrance and carpet in other rooms. The master bathroom has dual sinks and shower. Full Sized Laundry room with Washer and Dryer are in unit. Association provides cable TV. Pool and clubhouse nearby. A/C new in 2018. Community is for 55+ individuals. Parking space in front of unit.

19. 2019-05-15
    listed $150,000 Active 430-char remark

    Show marketing remark (430 chars)

    Beautiful condo on desirable ground floor corner unit with a lake view. Patio enclosed and converted to Den/Office. There is tile throughout at the entrance and carpet in other rooms. The master bathroom has dual sinks and shower. Full Sized Laundry room with Washer and Dryer are in unit. Association provides cable TV. Pool and clubhouse nearby. A/C new in 2018. Community is for 55+ individuals. Parking space in front of unit.

20. 2003-07-22
    soldstatus $129,000
21. 1995-04-01
    soldstatus $94,000

ⓘ 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: $635 · $53/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,648/yr (+$137/mo · 259.5%)

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

Taxation est. · year 1

• Rental income: $34,684
• − Mortgage interest: −$15,404
• − Property taxes: −$635
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,775
• − Management: −$2,775
• − HOA: −$8,712
• − Depreciation: −$8,000
• Taxable loss: −$4,992
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $571/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

+192.6% since first listed

7 events — show timeline

• 2026-04-20 Listed $275,000 Beaches MLS
• 2019-07-30 Sold (Public Records) $140,000 Public Records
• 2019-07-15 Sold (MLS) $140,000 MARMLS
• 2019-06-14 Pending — MARMLS
• 2019-05-15 Listed $150,000 MARMLS
• 2003-07-22 Sold (Public Records) $129,000 Public Records
• 1995-04-01 Sold (Public Records) $94,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $635 · +6.9% YoY. Source: county tax records.