2524 NW 104th Ave #101 · Sunrise, FL 33322

$245,000

2 bd · 2.0 ba · 1,130 sqft · Condo public records · 347 Days on market

Built 1987

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• 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 MLS

CORNER UNIT!!! New appliances (2021), updated kitchen, tile floors, 2012 AC, hurricane shutters, 2020 water heater, open pass through kitchen, storage area, 4 ceiling fans, eat in kitchen as well as counter eating.PRIVATE PERSONAL SAUNA and furniture are negotiable.Maintenance: Basic cable, internet, water, sewage. No balcony, living area extended. Lots of amenities. Bill Board, Club House, Gym offers: Chair Aerobic, Aqua Aerobic, Zumba. Heated Pool, Sauna, Movie theater, Ballroom, courtesy bus service. Golf Course. Active Community. Close to Sawgrass Mills mall, easy access to major highwaysAssociation requires $37,500 a year income and 700+ credit score. At least one Adult over 55. Minimum 20% down.SELLER WANTS OFFERS!

Key facts

• Clubhouse
• Hurricane shutters
• Gym

Tags

• FIRST-FLOOR CORNER UNIT
• HURRICANE SHUTTERS
• ASSIGNED PARKING
• CLUBHOUSE
• POOLS
• GYM

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fees; Association covers amenities, common areas, cable TV, insurance, internet, grounds maintenance, structure maintenance, recreation facilities, roof, sewer, security, trash, and water; Community amenities include a business center, cabana, clubhouse, barbecue, and picnic area

Exterior

• Parking: Guest parking; Two or more parking spaces
• Security: On-site security guard; Storm/security shutters
• Utilities: Has electric power; Has electric heating and cooling
• Home design: Attached property; Entry level: 1; Total of 4 stories
• Construction: Block construction; Resale property
• Exterior features: Storm/security shutters; Security guard

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal; Refrigerator
• Bedrooms: At least one bedroom on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: First-floor entry; Bedroom on the main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 42% 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 $2k of loan paydown is wiped out by about $7k 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 347 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $190k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 347 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. 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?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.03% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 8.1

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: -5.6%
• Equity multiple: 0.80×
• Total profit: $-14,034
• Equity at exit: $36,530

10-year hold

• IRR: 1.2%
• Equity multiple: 1.07×
• Total profit: $5,036
• Equity at exit: $21,183

Cash invested: $68,600 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,514 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$101 /mo · $1,218/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $497

Break-even live

Break-even rent $1,884

Max offer price $245,000

Occupancy floor 75%

Sensitivity live

Price	-10% $636	-5% $567	+0% $497	+5% $428	+10% $359
Rent	-10% $299	-5% $398	+0% $497	+5% $597	+10% $696
Rate	-1.0pp $621	-0.5pp $560	base $497	+0.5pp $434	+1.0pp $369

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: $61,250
• Closing costs: $7,350
• 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	13d	1	0.36mi
2566 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,600	$2.73	0d	1	0.41mi
2698 N Nob Hill Rd Sunrise, FL	2.0	2.0	1008	$2,275	$2.26	26d	1	0.45mi
2734 N Nob Hill Rd Sunrise, FL	2.0	2.0	954	$2,400	$2.52	26d	1	0.46mi
10758 NW 30th Pl Sunrise, FL	2.0	2.0	1074	$2,200	$2.05	19d	1	0.50mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	3d	1	0.55mi
2590 NW 98th Ave Sunrise, FL	2.0	2.0	1247	$3,000	$2.41	26d	1	0.55mi
10131 W Sunrise Blvd #206 Plantation, FL	2.0	2.0	963	$2,200	$2.28	26d	1	0.61mi
9720 NW 24th Pl Unit B Sunrise, FL	1.0	1.0	700	$1,750	$2.50	26d	1	0.64mi
10991 NW 30th Pl #10991 Sunrise, FL	3.0	2.0	1144	$2,950	$2.58	26d	1	0.67mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	3d	8	0.67mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	9	0.67mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	6d	9	0.67mi
9999 Summerbreeze Dr Sunrise, FL	1.0–2.0	1.0–2.0	889	$2,200	$2.47	19d	6	0.67mi
10115 W Sunrise Blvd #104 Plantation, FL	1.0	1.0	806	$1,800	$2.23	3d	1	0.67mi
10115 W Sunrise Blvd #104 Plantation, FL	1.0	1.0	806	$1,850	$2.30	15d	1	0.67mi
10105 W Sunrise Blvd #306 Plantation, FL	2.0	2.0	963	$2,300	$2.39	26d	1	0.70mi
10161 W Sunrise Blvd #101 Plantation, FL	2.0	2.0	963	$2,500	$2.60	26d	1	0.72mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	26d	1	0.75mi
9571 Sunset Strip Sunrise, FL	3.0	2.0	1418	$3,450	$2.43	23d	1	0.75mi
2650 NW 94th Way Sunrise, FL	2.0	2.0	1200	$2,900	$2.42	3d	1	0.82mi
10900 NW 17th St Plantation, FL	1.0–3.0	1.0–2.5	1270	$2,344	$1.85	0d	19	0.84mi
2631 NW 94th Ave Sunrise, FL	2.0	2.0	1350	$3,456	$2.56	6d	1	0.84mi
11386 NW 33rd St Unit 11386 Sunrise, FL	2.0	2.5	1498	$2,900	$1.94	19d	1	1.00mi
10700 NW 14th St #146 Plantation, FL	2.0	2.0	985	$2,200	$2.23	26d	1	1.03mi
10053 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	9d	1	1.04mi
10790 NW 14th St #187 Plantation, FL	3.0	2.0	1120	$2,550	$2.28	26d	1	1.05mi
10050 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	760	$1,750	$2.30	26d	1	1.06mi
10046 Winding Lake Rd #204 Sunrise, FL	2.0	1.0	760	$1,800	$2.37	26d	1	1.06mi
10002 Winding Lake Rd #101 Sunrise, FL	2.0	2.0	760	$1,900	$2.50	26d	1	1.07mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	9d	1	1.07mi
3633 NW 99th Ter Unit 7B Sunrise, FL	2.0	2.0	1224	$2,500	$2.04	23d	1	1.07mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	22d	1	1.07mi
10054 Winding Lake Rd #201 Sunrise, FL	2.0	2.0	760	$2,200	$2.89	4d	1	1.07mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	26d	1	1.07mi
10039 Winding Lake Rd #202 Sunrise, FL	2.0	2.0	760	$2,000	$2.63	23d	1	1.07mi
10005 Winding Lake Rd #204 Sunrise, FL	2.0	2.0	772	$1,800	$2.33	26d	1	1.08mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,900	$2.46	26d	1	1.09mi
10003 Winding Lake Rd #103 Sunrise, FL	2.0	2.0	772	$1,850	$2.40	9d	1	1.09mi
9151 W Sunrise Blvd #9151 Plantation, FL	3.0	2.0	1482	$2,750	$1.86	26d	1	1.10mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $245,000 Active 347 DOM
2. 2026-06-18
   days on market $245,000 Active 344 DOM
3. 2026-06-17
   days on market $245,000 Active 343 DOM
4. 2026-06-16
   days on market $245,000 Active 342 DOM
5. 2026-06-15
   days on market $245,000 Active 341 DOM
6. 2026-06-13
   days on market $245,000 Active 339 DOM
7. 2026-06-09
   days on market $245,000 Active 335 DOM
8. 2026-06-07
   days on market $245,000 Active 333 DOM
9. 2026-06-04
   days on market $245,000 Active 330 DOM
10. 2026-06-03
    days on market $245,000 Active 329 DOM
11. 2026-06-02
    days on market $245,000 Active 328 DOM
12. 2026-06-01
    days on market $245,000 Active 327 DOM
13. 2026-05-31
    days on market $245,000 Active 326 DOM
14. 2025-07-05
    listed $245,000 Active
15. 2025-03-16
    historical
16. 2024-09-16
    listed $268,000 Active
17. 2022-09-21
    soldstatus $190,000
18. 2022-09-19
    soldstatus $190,000 731-char remark

    Show marketing remark (731 chars)

    CORNER UNIT!!! New appliances (2021), updated kitchen, tile floors, 2012 AC, hurricane shutters, 2020 water heater, open pass through kitchen, storage area, 4 ceiling fans, eat in kitchen as well as counter eating.PRIVATE PERSONAL SAUNA and furniture are negotiable.Maintenance: Basic cable, internet, water, sewage. No balcony, living area extended. Lots of amenities. Bill Board, Club House, Gym offers: Chair Aerobic, Aqua Aerobic, Zumba. Heated Pool, Sauna, Movie theater, Ballroom, courtesy bus service. Golf Course. Active Community. Close to Sawgrass Mills mall, easy access to major highwaysAssociation requires $37,500 a year income and 700+ credit score. At least one Adult over 55. Minimum 20% down.SELLER WANTS OFFERS!

19. 2022-07-11
    listed $199,000 731-char remark

    Show marketing remark (731 chars)

    CORNER UNIT!!! New appliances (2021), updated kitchen, tile floors, 2012 AC, hurricane shutters, 2020 water heater, open pass through kitchen, storage area, 4 ceiling fans, eat in kitchen as well as counter eating.PRIVATE PERSONAL SAUNA and furniture are negotiable.Maintenance: Basic cable, internet, water, sewage. No balcony, living area extended. Lots of amenities. Bill Board, Club House, Gym offers: Chair Aerobic, Aqua Aerobic, Zumba. Heated Pool, Sauna, Movie theater, Ballroom, courtesy bus service. Golf Course. Active Community. Close to Sawgrass Mills mall, easy access to major highwaysAssociation requires $37,500 a year income and 700+ credit score. At least one Adult over 55. Minimum 20% down.SELLER WANTS OFFERS!

20. 2005-05-10
    soldstatus $123,000
21. 1990-01-24
    soldstatus $66,000
22. 1987-12-01
    soldstatus $59,000

ⓘ 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: $1,218 · $101/mo
• Projected year-2 tax: $2,034 · $169/mo
• Expected delta: +$816/yr (+$68/mo · 67.0%)

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

Taxation est. · year 1

• Rental income: $30,164
• − Mortgage interest: −$13,724
• − Property taxes: −$1,218
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,413
• − Management: −$2,413
• − Depreciation: −$7,127
• Taxable income: $2,044
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $5,479/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

+315.3% since first listed

9 events — show timeline

• 2025-07-05 Listed $245,000 MARMLS
• 2025-03-16 Listing Removed — MARMLS
• 2024-09-16 Listed $268,000 MARMLS
• 2022-09-21 Sold (Public Records) $190,000 Public Records
• 2022-09-19 Sold (MLS) $190,000 Beaches MLS
• 2022-07-11 Listed $199,000 Beaches MLS
• 2005-05-10 Sold (Public Records) $123,000 Public Records
• 1990-01-24 Sold (Public Records) $66,000 Public Records
• 1987-12-01 Sold (Public Records) $59,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,218 · +7.3% YoY. Source: county tax records.