10133 NW 24th Pl #303 · Sunrise, FL 33322

$196,700

2 bd · 2.0 ba · 1,420 sqft · Condo public records · 147 Days on market

Built 1995 $642/mo HOA · 22% of rent ↓ 20% since listing

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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 +25.4/30.0
• 1% rule +9.9/10.0
• DSCR +8.4/10.0
• 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

Enjoy this large 2BED/2BA condo in the desirable Sunrise Lakes phase 4, a vibrant 55+ community. Features split layout that provides a comfortable flow, porcelain floors throughout, master BR with a large closet, updated bathrooms, new A/C (2025), ss appliances, , large laundry room with washer and dryer. Enjoy tranquil water and golf view. It is located within walking distance of one of the satellites club house with year-round heated pool. Amenities include golf, tennis, pickle ball courts, tennis and a resort style clubhouse with heated pool, jacuzzi, bbq, fitness center, billiard tables, dance celebrations throughout the year, free weekly movies, live shows theater, exercise classes, se

Key facts

• Porcelain floors
• Large closet
• Updated bathrooms

Tags

• SPLIT LAYOUT
• PORCELAIN FLOORS
• LARGE CLOSET
• UPDATED BATHROOMS
• NEW A/C
• LARGE LAUNDRY ROOM

Property features AI

Finance

• Other: Association provides heated pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fees include management, common areas, cable TV, golf, insurance, grounds and structure maintenance, parking, pest control, pool(s), recreation facilities, reserve fund, roof, sewer, security, trash and water; Association amenities include clubhouse, fitness center, billiard room, golf course, barbecue/picnic area, pickleball, pool, tennis courts, elevators; Located in a golf course community; Senior community

Exterior

• Parking: One assigned parking space
• Security: Leased security system; Exterior lighting
• Utilities: Cable available
• Home design: Condominium; 4-story building; Entry on second level; Has a view; Lakefront
• Construction: Block construction; Resale property
• Exterior features: Storm/security shutters; Association heated pool; Association pool

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Second-floor entry; Pantry; Split bedrooms; Elevator
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $197k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $197k).
• Recommended offer: $173k (12.0% 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.
• 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 $2,925/mo this rent would consume 49% 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 $6k 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 147 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $173,096 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.49% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 5.6

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: $-9,492
• Equity at exit: $29,329

10-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $3,430
• Equity at exit: $17,007

Cash invested: $55,076 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,925 high
• Mortgage (P&I): −$1,032
• Tax from tax record: −$101 /mo · $1,215/yr
• Insurance: −$82
• HOA: −$642
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $454

Break-even live

Break-even rent $2,350

Max offer price $196,700

Occupancy floor 79%

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: $49,175
• Closing costs: $5,901
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.25mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	24d	1	0.26mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	1d	1	0.26mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.29mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	24d	1	0.39mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	7d	1	0.39mi
9970 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,199	$1.85	24d	1	0.40mi
9840 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,395	$1.97	24d	1	0.43mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	21d	1	0.44mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	24d	1	0.44mi
2920 NW 99th Ter Sunrise, FL	3.0	2.5	1680	$4,800	$2.86	24d	1	0.44mi
9521 NW 25th St Sunrise, FL	3.0	2.0	1616	$2,965	$1.83	7d	1	0.46mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	24d	1	0.47mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	1d	1	0.53mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	4d	1	0.54mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	4d	9	0.55mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	8	0.55mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.55mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.55mi
9551 NW 19th Pl Fort Lauderdale, FL	3.0	2.0	1577	$3,700	$2.35	21d	1	0.55mi
10105 W Sunrise Blvd #306 Plantation, FL	2.0	2.0	963	$2,300	$2.39	24d	1	0.57mi
10784 NW 23rd Ct Sunrise, FL	3.0	2.0	1430	$3,150	$2.20	11d	1	0.59mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	24d	1	0.60mi
3160 NW 101st Ave Sunrise, FL	3.0	2.0	1780	$4,000	$2.25	24d	1	0.65mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	17d	1	0.74mi
9151 W Sunrise Blvd #9151 Plantation, FL	3.0	2.0	1482	$2,750	$1.86	24d	1	0.80mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	21d	1	0.83mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.83mi
3344 NW 103rd Ave Sunrise, FL	3.0	2.0	1512	$3,100	$2.05	7d	1	0.84mi
10240 NW 33rd Pl Sunrise, FL	3.0	2.0	1512	$2,950	$1.95	24d	1	0.84mi
9321 W Sunrise Blvd Plantation, FL	2.0	2.0	1342	$2,700	$2.01	1d	1	0.89mi
9015 W Sunrise Blvd Plantation, FL	3.0	3.0	1318	$3,200	$2.43	12d	1	0.91mi
10900 NW 17th St Plantation, FL	1.0–3.0	1.0–2.5	1270	$2,414	$1.90	1d	17	0.93mi
10991 NW 30th Pl #10991 Sunrise, FL	3.0	2.0	1144	$2,950	$2.58	24d	1	0.96mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	14d	1	1.05mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	7d	1	1.08mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	21d	1	1.08mi
3571 NW 95th Ter #707 Sunrise, FL	3.0	2.0	1241	$3,100	$2.50	24d	1	1.08mi
10700 NW 14th St #146 Plantation, FL	2.0	2.0	985	$2,200	$2.23	24d	1	1.09mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	24d	1	1.11mi

HOA detail condo

• Monthly dues: $642 · $7,704/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $196,700 Active 147 DOM
2. 2026-06-17
   days on market $196,700 Active 146 DOM
3. 2026-06-16
   days on market $196,700 Active 145 DOM
4. 2026-06-15
   days on market $196,700 Active 144 DOM
5. 2026-06-13
   days on market $196,700 Active 142 DOM
6. 2026-06-09
   days on market $196,700 Active 138 DOM
7. 2026-06-07
   days on market $196,700 Active 136 DOM
8. 2026-06-04
   days on market $196,700 Active 133 DOM
9. 2026-06-03
   days on market $196,700 Active 132 DOM
10. 2026-06-02
    days on market $196,700 Active 131 DOM
11. 2026-06-01
    days on market $196,700 Active 130 DOM
12. 2026-05-31
    days on market $196,700 Active 129 DOM
13. 2026-01-21
    listed $196,700 Active
14. 2025-11-29
    historical
15. 2025-09-08
    status Active
16. 2025-07-17
    price $229,900
17. 2025-05-22
    listed $238,000 Active
18. 2025-05-12
    historical
19. 2025-03-27
    price $238,000
20. 2024-10-22
    listed $245,000 Active

ⓘ 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: $1,215 · $101/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: +$417/yr (+$35/mo · 34.3%)

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

Taxation est. · year 1

• Rental income: $35,104
• − Mortgage interest: −$11,018
• − Property taxes: −$1,215
• − Insurance: −$984
• − Repairs & maintenance: −$2,808
• − Management: −$2,808
• − HOA: −$7,704
• − Depreciation: −$5,722
• Taxable income: $2,844
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $4,768/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

-19.7% since first listed

8 events — show timeline

• 2026-01-21 Listed $196,700 MARMLS
• 2025-11-29 Listing Removed — MARMLS
• 2025-09-08 Relisted — MARMLS
• 2025-07-17 Price Changed $229,900 MARMLS
• 2025-05-22 Listed $238,000 MARMLS
• 2025-05-12 Listing Removed — MARMLS
• 2025-03-27 Price Changed $238,000 MARMLS
• 2024-10-22 Listed $245,000 MARMLS

Property tax history

+3.7%/yr

Latest (2025): $1,215 · +5.9% YoY. Source: county tax records.