10456 NW 24th Pl #209 · Sunrise, FL 33322

$125,000

2 bd · 2.0 ba · 1,130 sqft · Condo public records · 375 Days on market

Built 1988 $724/mo HOA · 28% 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• 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

Beautiful 2/2 corner unit in a Gated Community with a beautiful view of lake and sunsets. Updated kitchen, Hurricane Shutters. Amenities include Golf, Pool, Jacuzzi, Sauna, Tennis, Racquetball, Movie Theater, Shows, Concerts, Dances, Shuttle Buses and much more. Only 10 minutes to Sawgrass Mills Mall and 15-20 minutes to Fort Lauderdale Beaches. Includes Pride Appliance Service Contract until October 2017.

Key facts

• Fitness center
• Tennis courts
• Community rooms

Tags

• CANAL VIEWS
• 3 POOLS
• GOLF COURSE
• TENNIS COURTS
• FITNESS CENTER
• COMMUNITY ROOMS

Property features AI

Finance

• Other: Pets: conditional; restrictions or possible restrictions
• Financial info: Additional monthly association fee (secondary) listed
• HOA & community: Monthly association fee; Association fee includes amenities, common areas, cable TV, insurance, internet, grounds maintenance, structure maintenance, parking, roof, sewer, security, trash and water; Association amenities include billiard room, clubhouse, fitness center, barbecue/picnic area, pickleball, pool, storage, tennis courts, and elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Gated/secured complex with guard; Smoke detector(s)
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on level 2; Has a view
• Construction: Block construction; Resale property
• Exterior features: Storm/security shutters; Canal-front waterfront; Association pool; Complex is fenced; Security guard; Smoke detectors

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Entry located on level 2
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Accessible elevator installed; Elevator in unit building; Breakfast area; Living/dining room; Split bedroom floor plan; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Piper High School (math 12% / reading 35%, grade F, #533 of 667 statewide, top 80%, 2,310 students, 65% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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).
• This rent runs 43% 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 $864 of loan paydown is wiped out by about $4k 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 375 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $75k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 28% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 375 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 2.05% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 4.1

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: -4.8%
• Equity multiple: 0.83×
• Total profit: $-6,016
• Equity at exit: $18,638

10-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-1,180
• Equity at exit: $10,808

Cash invested: $35,000 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,559 high
• Mortgage (P&I): −$656
• Tax from tax record: −$280 /mo · $3,366/yr
• Insurance: −$52
• HOA: −$724
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $310

Break-even live

Break-even rent $2,167

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $380	-5% $345	+0% $310	+5% $274	+10% $239
Rent	-10% $107	-5% $208	+0% $310	+5% $411	+10% $512
Rate	-1.0pp $372	-0.5pp $341	base $310	+0.5pp $277	+1.0pp $244

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10784 NW 23rd Ct Sunrise, FL	3.0	2.0	1430	$3,150	$2.20	14d	1	0.32mi
2566 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,600	$2.73	0d	1	0.42mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	26d	1	0.48mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	26d	1	0.49mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	26d	1	0.55mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	3d	1	0.56mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	26d	1	0.56mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	19d	1	0.56mi
10115 W Sunrise Blvd #104 Plantation, FL	1.0	1.0	806	$1,850	$2.30	15d	1	0.62mi
10115 W Sunrise Blvd #104 Plantation, FL	1.0	1.0	806	$1,800	$2.23	3d	1	0.62mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	26d	1	0.63mi
10105 W Sunrise Blvd #306 Plantation, FL	2.0	2.0	963	$2,300	$2.39	26d	1	0.64mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	26d	1	0.66mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	6d	9	0.72mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	20d	6	0.72mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	3d	9	0.72mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	3d	8	0.72mi
10991 NW 30th Pl #10991 Sunrise, FL	3.0	2.0	1144	$2,950	$2.58	26d	1	0.73mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	26d	1	0.73mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	24d	1	0.73mi
10900 NW 17th St Plantation, FL	1.0–3.0	1.0–2.5	1270	$2,344	$1.85	0d	19	0.78mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	4d	1	0.83mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	6d	1	0.85mi
10700 NW 14th St #146 Plantation, FL	2.0	2.0	985	$2,200	$2.23	26d	1	0.97mi
10790 NW 14th St #187 Plantation, FL	3.0	2.0	1120	$2,550	$2.28	26d	1	0.98mi
11386 NW 33rd St Unit 11386 Sunrise, FL	2.0	2.5	1498	$2,900	$1.94	19d	1	1.05mi
9151 W Sunrise Blvd #9151 Plantation, FL	3.0	2.0	1482	$2,750	$1.86	26d	1	1.07mi
10053 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	9d	1	1.11mi
10050 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	760	$1,750	$2.30	26d	1	1.13mi
10046 Winding Lake Rd #204 Sunrise, FL	2.0	1.0	760	$1,800	$2.37	26d	1	1.13mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	24d	1	1.13mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	9d	1	1.13mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	26d	1	1.13mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	24d	1	1.14mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	26d	1	1.14mi
9321 W Sunrise Blvd Plantation, FL	2.0	2.0	1342	$2,700	$2.01	4d	1	1.14mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	5d	1	1.14mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	22d	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	26d	1	1.14mi

HOA detail condo

• Monthly dues: $724 · $8,688/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-05-05
   status Pending
2. 2026-04-09
   price $125,000
3. 2026-02-11
   price $130,000
4. 2025-12-08
   price $149,000
5. 2025-11-13
   status Active
6. 2025-09-05
   status Pending
7. 2025-08-19
   price $155,000
8. 2025-07-10
   price $160,000
9. 2025-05-21
   price $165,000
10. 2025-04-24
    price $175,000
11. 2025-03-27
    price $185,000
12. 2025-02-15
    listed $200,000 Active
13. 2017-03-02
    soldstatus $94,500
14. 2017-02-25
    soldstatus $94,500 Sold 409-char remark

    Show marketing remark (409 chars)

    Beautiful 2/2 corner unit in a Gated Community with a beautiful view of lake and sunsets. Updated kitchen, Hurricane Shutters. Amenities include Golf, Pool, Jacuzzi, Sauna, Tennis, Racquetball, Movie Theater, Shows, Concerts, Dances, Shuttle Buses and much more. Only 10 minutes to Sawgrass Mills Mall and 15-20 minutes to Fort Lauderdale Beaches. Includes Pride Appliance Service Contract until October 2017.

15. 2016-10-25
    status Pending 409-char remark

    Show marketing remark (409 chars)

    Beautiful 2/2 corner unit in a Gated Community with a beautiful view of lake and sunsets. Updated kitchen, Hurricane Shutters. Amenities include Golf, Pool, Jacuzzi, Sauna, Tennis, Racquetball, Movie Theater, Shows, Concerts, Dances, Shuttle Buses and much more. Only 10 minutes to Sawgrass Mills Mall and 15-20 minutes to Fort Lauderdale Beaches. Includes Pride Appliance Service Contract until October 2017.

16. 2016-10-05
    listed $94,500 Active 409-char remark

    Show marketing remark (409 chars)

    Beautiful 2/2 corner unit in a Gated Community with a beautiful view of lake and sunsets. Updated kitchen, Hurricane Shutters. Amenities include Golf, Pool, Jacuzzi, Sauna, Tennis, Racquetball, Movie Theater, Shows, Concerts, Dances, Shuttle Buses and much more. Only 10 minutes to Sawgrass Mills Mall and 15-20 minutes to Fort Lauderdale Beaches. Includes Pride Appliance Service Contract until October 2017.

17. 2013-04-26
    soldstatus $60,000
18. 2010-03-12
    soldstatus $40,000
19. 1988-10-01
    soldstatus $60,500

ⓘ 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: $3,366 · $280/mo
• Projected year-2 tax: $3,366 · $280/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: $30,708
• − Mortgage interest: −$7,002
• − Property taxes: −$3,366
• − Insurance: −$625
• − Repairs & maintenance: −$2,457
• − Management: −$2,457
• − HOA: −$8,688
• − Depreciation: −$3,636
• Taxable income: $2,478
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $3,120/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

+106.6% since first listed

19 events — show timeline

• 2026-05-05 Pending — MARMLS
• 2026-04-09 Price Changed $125,000 MARMLS
• 2026-02-11 Price Changed $130,000 MARMLS
• 2025-12-08 Price Changed $149,000 MARMLS
• 2025-11-13 Relisted — MARMLS
• 2025-09-05 Pending — MARMLS
• 2025-08-19 Price Changed $155,000 MARMLS
• 2025-07-10 Price Changed $160,000 MARMLS
• 2025-05-21 Price Changed $165,000 MARMLS
• 2025-04-24 Price Changed $175,000 MARMLS
• 2025-03-27 Price Changed $185,000 MARMLS
• 2025-02-15 Listed $200,000 MARMLS
• 2017-03-02 Sold (Public Records) $94,500 Public Records
• 2017-02-25 Sold (MLS) $94,500 MARMLS
• 2016-10-25 Pending — MARMLS
• 2016-10-05 Listed $94,500 MARMLS
• 2013-04-26 Sold (Public Records) $60,000 Public Records
• 2010-03-12 Sold (Public Records) $40,000 Public Records
• 1988-10-01 Sold (Public Records) $60,500 Public Records

Property tax history

+9.8%/yr

Latest (2025): $3,366 · +1.4% YoY. Source: county tax records.