10208 NW 24th Pl #102 · Sunrise, FL 33322

$189,000

2 bd · 2.0 ba · 1,254 sqft · Condo public records · 63 Days on market

Built 1994 $808/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 +23.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

Experience effortless South Florida living in this beautifully maintained 1st floor residence in the sought-after 55+ community of Sunrise Lakes Phase IV. Built in 1994, this turnkey home is filled with natural light & offers tranquil, direct lake views from it's spacious, open layout. Recent upgrades include a 2025 A/C, 2025 building roof, newer ss appliances, accordion shutters & an in-unit washer and dryer. Generous walk-in closets provide ample storage throughout. Enjoy a vibrant lifestyle with resort-style amenities, including a newly remodeled clubhouse, 6 pools, saunas, fitness center, billiards room, BBQ, a large movie theater & courtesy transportation to nearby sh

Key facts

• Recent upgrades
• Fitness center
• 6 pools

Tags

• 1ST FLOOR RESIDENCE
• DIRECT LAKE VIEWS
• RECENT UPGRADES
• NEWLY REMODELED CLUBHOUSE
• 6 POOLS
• FITNESS CENTER

Property features AI

Finance

• Other: Pets are not allowed in this multi-family property; Property is part of a senior community
• Financial info: This is not a land-lease property
• HOA & community: Association: Sunrise Lakes Phase IV / Sunrise Lakes IV; Monthly HOA fee; Association amenities include: clubhouse, fitness center, heated pool, pool, billiard room, game room, community room, library, shuffleboard court, recreation facilities, courtesy bus, manager on site, parking, maintained community, sidewalks, street lights, gated access, security, maintenance, internet included; Association fee covers: cable TV, insurance, internet, grounds maintenance, structure maintenance, pest control, security, sewer, trash, water, common areas, elevator, legal/accounting, reserve funds, roof repairs, recreation facility maintenance, pool service

Exterior

• Parking: Assigned parking; Guest parking (parking total: 1)
• Security: Gated community with guard; Security guard on site
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Single-level living; Building: Building 203; Faces east; 4-story building
• Construction: CBS construction; Other roof type; Assessor indicates living area of 1,370; Resale condition
• Exterior features: Sidewalks; Landscaped grounds; Private road frontage; Waterfront: yes (no specific waterfront features listed); First-floor entry

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric with heat strip); Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds on windows; Negotiable furnishings
• Laundry & utility: In-unit laundry in a laundry room (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 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 $2,874/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 $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 63 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $189k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.52% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 5.5

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: -8.1%
• Equity multiple: 0.71×
• Total profit: $-15,219
• Equity at exit: $28,181

10-year hold

• IRR: -3.3%
• Equity multiple: 0.81×
• Total profit: $-10,008
• Equity at exit: $16,341

Cash invested: $52,920 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,874 high
• Mortgage (P&I): −$991
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$79
• HOA: −$808
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $342

Break-even live

Break-even rent $2,441

Max offer price $189,000

Occupancy floor 83%

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: $47,250
• Closing costs: $5,670
• 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	0.33mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	24d	1	0.35mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	1d	1	0.38mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	24d	1	0.38mi
9970 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,199	$1.85	24d	1	0.44mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	24d	1	0.48mi
10784 NW 23rd Ct Sunrise, FL	3.0	2.0	1430	$3,150	$2.20	11d	1	0.48mi
9840 NW 19th Pl Sunrise, FL	3.0	2.5	1727	$3,395	$1.97	24d	1	0.48mi
2920 NW 99th Ter Sunrise, FL	3.0	2.5	1680	$4,800	$2.86	24d	1	0.49mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	7d	1	0.50mi
9650 NW 24th St Sunrise, FL	3.0	2.0	1542	$3,500	$2.27	24d	1	0.50mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	24d	1	0.55mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	21d	1	0.55mi
10105 W Sunrise Blvd #306 Plantation, FL	2.0	2.0	963	$2,300	$2.39	24d	1	0.58mi
9521 NW 25th St Sunrise, FL	3.0	2.0	1616	$2,965	$1.83	7d	1	0.58mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	18d	6	0.60mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	9	0.60mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	4d	9	0.60mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	1d	8	0.60mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	24d	1	0.61mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	1d	1	0.65mi
9551 NW 19th Pl Fort Lauderdale, FL	3.0	2.0	1577	$3,700	$2.35	21d	1	0.65mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	17d	1	0.66mi
3160 NW 101st Ave Sunrise, FL	3.0	2.0	1780	$4,000	$2.25	24d	1	0.66mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	4d	1	0.67mi
3344 NW 103rd Ave Sunrise, FL	3.0	2.0	1512	$3,100	$2.05	7d	1	0.81mi
10240 NW 33rd Pl Sunrise, FL	3.0	2.0	1512	$2,950	$1.95	24d	1	0.82mi
10991 NW 30th Pl #10991 Sunrise, FL	3.0	2.0	1144	$2,950	$2.58	24d	1	0.86mi
10900 NW 17th St Plantation, FL	1.0–3.0	1.0–2.5	1270	$2,414	$1.90	1d	17	0.86mi
9151 W Sunrise Blvd #9151 Plantation, FL	3.0	2.0	1482	$2,750	$1.86	24d	1	0.91mi
9100 NW 26th Pl Sunrise, FL	2.0	2.0	1047	$2,995	$2.86	24d	1	0.95mi
9100 NW 26th Pl Sunrise, FL	3.0	2.0	1047	$2,995	$2.86	21d	1	0.95mi
9321 W Sunrise Blvd Plantation, FL	2.0	2.0	1342	$2,700	$2.01	1d	1	0.99mi
9015 W Sunrise Blvd Plantation, FL	3.0	3.0	1318	$3,200	$2.43	12d	1	1.02mi
10700 NW 14th St #146 Plantation, FL	2.0	2.0	985	$2,200	$2.23	24d	1	1.03mi
10790 NW 14th St #187 Plantation, FL	3.0	2.0	1120	$2,550	$2.28	24d	1	1.06mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	7d	1	1.09mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	21d	1	1.09mi
3531 NW 94th Ave Unit 6B Sunrise, FL	2.0	2.0	925	$1,925	$2.08	14d	1	1.12mi
3571 NW 95th Ter #707 Sunrise, FL	3.0	2.0	1241	$3,100	$2.50	24d	1	1.13mi

HOA detail condo

• Monthly dues: $808 · $9,696/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $189,000 Active 63 DOM
2. 2026-06-17
   days on market $189,000 Active 62 DOM
3. 2026-06-16
   days on market $189,000 Active 61 DOM
4. 2026-06-15
   days on market $189,000 Active 60 DOM
5. 2026-06-13
   days on market $189,000 Active 58 DOM
6. 2026-06-09
   days on market $189,000 Active 54 DOM
7. 2026-06-08
   days on market $189,000 Active 53 DOM
8. 2026-06-07
   days on market $189,000 Active 52 DOM
9. 2026-06-04
   days on market $189,000 Active 49 DOM
10. 2026-06-03
    days on market $189,000 Active 48 DOM
11. 2026-06-02
    days on market $189,000 Active 47 DOM
12. 2026-06-01
    days on market $189,000 Active 46 DOM
13. 2026-05-31
    days on market $189,000 Active 45 DOM
14. 2026-04-16
    listed $189,000 Active
15. 2012-07-20
    soldstatus $55,000
16. 2009-01-15
    soldstatus $60,000

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $1,569 · $131/mo
• Expected delta: +$959/yr (+$80/mo · 157.5%)

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

Taxation est. · year 1

• Rental income: $34,485
• − Mortgage interest: −$10,587
• − Property taxes: −$609
• − Insurance: −$945
• − Repairs & maintenance: −$2,759
• − Management: −$2,759
• − HOA: −$9,696
• − Depreciation: −$5,498
• Taxable income: $1,632
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $3,708/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

+215.0% since first listed

3 events — show timeline

• 2026-04-16 Listed $189,000 Beaches MLS
• 2012-07-20 Sold (Public Records) $55,000 Public Records
• 2009-01-15 Sold (Public Records) $60,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $609 · +7.0% YoY. Source: county tax records.