10300 NW 30th Ct #210 · Sunrise, FL 33322

$125,000

2 bd · 2.0 ba · 850 sqft · Condo public records · 44 Days on market

Built 1981 $574/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 +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• 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

THIS UNIT A MUST SHOW MINT CONDITION-OPEN BALCONY, FRESHLY PAINTED, NEW FLOORING. RENOVATED BATHROOMS, NEW CLOSET DOORS. LOADS OF AMENITIES: UPSCALED GYM, POOLS, SHOWS,M GOLF COURSE, BUS SERVICE. MAINTENANCE INCLUDES WATER, GARBAGE, SEWAGE, PEST CONTROL.DESIRABLE LOCATION CONVENIENT TO SHOPPING, RESTARANTS, AND MUCH MORE

Key facts

• Second floor
• Walk-in closet
• Newer roof

Tags

• SECOND FLOOR
• WALK-IN CLOSET
• ENCLOSED PORCH
• IN-UNIT WASHER AND DRYER
• NEWER ROOF

Property features AI

Finance

• Other: Pets not allowed; Senior community
• HOA & community: Monthly HOA with amenities including pool(s), heated pool, fitness center, clubhouse, tennis and shuffleboard courts, billiard room, picnic area, business center, library, hobby room, maintenance, courtesy bus, parking, sauna; HOA fee paid monthly; Association fee includes cable TV, insurance, building maintenance, sewer, trash, water, elevator, and recreation facility

Exterior

• Parking: Assigned parking (1 open/assigned space)
• Security: Closed-circuit cameras; Security patrol
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Resale; Faces west; 3-story building
• Construction: CBS construction; Other roof
• Exterior features: Not waterfront; Entry at level 2

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Furnished; Closed-circuit cameras and security patrol
• Laundry & utility: Laundry closet; Electric water heater

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 $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 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 37% 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 44 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $125k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.76% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 4.7

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-541
• Equity at exit: $18,638

10-year hold

• IRR: 5.5%
• Equity multiple: 1.35×
• Total profit: $12,201
• 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: 559
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,206 high
• Mortgage (P&I): −$656
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$52
• HOA: −$574
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $386

Break-even live

Break-even rent $1,717

Max offer price $125,000

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

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.30mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	8	0.32mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	5d	9	0.32mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.32mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.32mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	24d	1	0.35mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	17d	1	0.41mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	24d	1	0.63mi
10005 Winding Lake Rd #204 Sunrise, FL	2.0	2.0	772	$1,800	$2.33	24d	1	0.65mi
10053 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	7d	1	0.65mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,900	$2.46	24d	1	0.65mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,850	$2.40	7d	1	0.65mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	20d	1	0.67mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	3d	1	0.67mi
10050 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	760	$1,750	$2.30	24d	1	0.67mi
10046 Winding Lake Rd #204 Sunrise, FL	2.0	1.0	760	$1,800	$2.37	24d	1	0.68mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	22d	1	0.70mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	24d	1	0.70mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	24d	1	0.71mi
10016 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,100	$2.76	24d	1	0.71mi
9994 Nob Hill Ct #9994 Sunrise, FL	2.0	2.0	840	$1,975	$2.35	24d	1	0.73mi
9982 Nob Hill Ct #9982 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	12d	1	0.73mi
9954 Nob Hill Ct #9954 Sunrise, FL	2.0	2.0	900	$1,900	$2.11	24d	1	0.74mi
3621 NW 95th Ter #523 Sunrise, FL	2.0	2.0	970	$2,150	$2.22	24d	1	0.75mi
9926 Nob Hill Ct #9926 Sunrise, FL	2.0	2.0	915	$2,400	$2.62	24d	1	0.75mi
10025 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$1,700	$2.24	24d	1	0.76mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,200	$2.44	24d	1	0.76mi
9878 Nob Hill Ct #9878 Sunrise, FL	2.0	2.0	900	$2,100	$2.33	12d	1	0.76mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	15d	1	0.77mi
9838 Nob Hill Ct #9838 Sunrise, FL	2.0	2.0	840	$1,950	$2.32	15d	1	0.78mi
3689 NW 94th Ave #51 Sunrise, FL	2.0	2.0	925	$2,250	$2.43	7d	1	0.81mi
3625 NW 94th Ave Unit 3G Sunrise, FL	2.0	2.0	925	$1,995	$2.16	24d	1	0.81mi
9979 Nob Hill Ln Sunrise, FL	2.0	2.0	986	$2,100	$2.13	18d	1	0.83mi
9964 Nob Hill Pl #9964 Sunrise, FL	2.0	2.0	986	$2,100	$2.13	24d	1	0.85mi
9964 Nob Hill Pl #9964 Sunrise, FL	2.0	2.0	986	$2,000	$2.03	7d	1	0.85mi
9823 Nob Hill Ct #9823 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	12d	1	0.85mi
9968 Nob Hill Ln #9968 Sunrise, FL	1.0	1.0	744	$1,800	$2.42	24d	1	0.85mi
9943 Nob Hill Pl #9943 Sunrise, FL	1.0	1.0	744	$1,875	$2.52	11d	1	0.85mi
9934 Nob Hill Pl #9934 Sunrise, FL	1.0	1.0	744	$1,850	$2.49	24d	1	0.85mi
9981 Nob Hill Ct Unit 9981 Sunrise, FL	2.0	2.0	986	$2,300	$2.33	24d	1	0.85mi

HOA detail condo

• Monthly dues: $574 · $6,888/yr
• Likely covers: watertrashpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $125,000 Active 44 DOM
2. 2026-06-17
   days on market $125,000 Active 43 DOM
3. 2026-06-16
   days on market $125,000 Active 42 DOM
4. 2026-06-15
   days on market $125,000 Active 41 DOM
5. 2026-06-13
   days on market $125,000 Active 39 DOM
6. 2026-06-09
   days on market $125,000 Active 35 DOM
7. 2026-06-08
   days on market $125,000 Active 34 DOM
8. 2026-06-07
   days on market $125,000 Active 33 DOM
9. 2026-06-04
   days on market $125,000 Active 30 DOM
10. 2026-06-03
    days on market $125,000 Active 29 DOM
11. 2026-06-02
    days on market $125,000 Active 28 DOM
12. 2026-06-01
    days on market $125,000 Active 27 DOM
13. 2026-05-31
    days on market $125,000 Active 26 DOM
14. 2026-05-07
    price $125,000
15. 2026-05-02
    listed $140,000 Active
16. 2026-04-30
    historical
17. 2026-04-01
    price $140,000
18. 2026-02-28
    price $145,000
19. 2026-02-17
    price $150,000
20. 2026-01-27
    price $155,000
21. 2026-01-02
    listed $160,000 Active
22. 2018-02-22
    soldstatus $78,000
23. 2018-02-01
    soldstatus $78,000 324-char remark

    Show marketing remark (324 chars)

    THIS UNIT A MUST SHOW MINT CONDITION-OPEN BALCONY, FRESHLY PAINTED, NEW FLOORING. RENOVATED BATHROOMS, NEW CLOSET DOORS. LOADS OF AMENITIES: UPSCALED GYM, POOLS, SHOWS,M GOLF COURSE, BUS SERVICE. MAINTENANCE INCLUDES WATER, GARBAGE, SEWAGE, PEST CONTROL.DESIRABLE LOCATION CONVENIENT TO SHOPPING, RESTARANTS, AND MUCH MORE

24. 2017-12-27
    listed $84,900 324-char remark

    Show marketing remark (324 chars)

    THIS UNIT A MUST SHOW MINT CONDITION-OPEN BALCONY, FRESHLY PAINTED, NEW FLOORING. RENOVATED BATHROOMS, NEW CLOSET DOORS. LOADS OF AMENITIES: UPSCALED GYM, POOLS, SHOWS,M GOLF COURSE, BUS SERVICE. MAINTENANCE INCLUDES WATER, GARBAGE, SEWAGE, PEST CONTROL.DESIRABLE LOCATION CONVENIENT TO SHOPPING, RESTARANTS, AND MUCH MORE

25. 2010-06-15
    soldstatus $38,500
26. 2009-10-07
    soldstatus $38,500
27. 2009-03-05
    listed $42,500
28. 2002-01-28
    soldstatus $43,000
29. 1999-09-24
    soldstatus $36,000
30. 1981-03-01
    soldstatus $54,500

ⓘ 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: $901 · $75/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$136/yr (+$11/mo · 15.1%)

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

Taxation est. · year 1

• Rental income: $26,470
• − Mortgage interest: −$7,002
• − Property taxes: −$901
• − Insurance: −$625
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − HOA: −$6,888
• − Depreciation: −$3,636
• Taxable income: $3,183
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $3,867/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

+129.4% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $125,000 Beaches MLS
• 2026-05-02 Listed $140,000 Beaches MLS
• 2026-04-30 Listing Removed — MARMLS
• 2026-04-01 Price Changed $140,000 MARMLS
• 2026-02-28 Price Changed $145,000 MARMLS
• 2026-02-17 Price Changed $150,000 MARMLS
• 2026-01-27 Price Changed $155,000 MARMLS
• 2026-01-02 Listed $160,000 MARMLS
• 2018-02-22 Sold (Public Records) $78,000 Public Records
• 2018-02-01 Sold (MLS) $78,000 Beaches MLS
• 2017-12-27 Listed $84,900 Beaches MLS
• 2010-06-15 Sold (Public Records) $38,500 Public Records
• 2009-10-07 Sold (MLS) $38,500 Beaches MLS
• 2009-03-05 Listed $42,500 Beaches MLS
• 2002-01-28 Sold (Public Records) $43,000 Public Records
• 1999-09-24 Sold (Public Records) $36,000 Public Records
• 1981-03-01 Sold (Public Records) $54,500 Public Records

Property tax history

+10.7%/yr

Latest (2025): $901 · +4.6% YoY. Source: county tax records.