5326 NE 6th Ave Unit 23 H · Oakland Park, FL 33334

$165,000

3 bd · 2.0 ba · 1,003 sqft · Condo · 30 Days on market

Built 1973 Good condition $856/mo HOA · 24% of rent ↓ 3% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE IMPROVEMENT — plus $5,000 toward closing costs on full-price offers! Bring your vision to this 3-bed, 2-bath second-floor condo in the heart of Oakland Park, with pool views, a private screened lanai, and your own walkway to the community pool and gym — all inside a gated, beautifully landscaped community. Solid bones and a smart layout, with in-unit washer/dryer, pets welcome, and an unbeatable location: dining, I-95, schools, and the beach all minutes away. 40-year recertification done, newer roof maintained by the HOA, all special assessments satisfied at close. A rare chance to add your personal touch and build instant equity — come make it yours!

Key facts

• $856 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs permitted)
• HOA & community: HOA with monthly fee; Monthly association fee of 856; Community pool; Community room; HOA covers maintenance of grounds, security, common areas, reserve funds, and roof repairs

Exterior

• Parking: Assigned parking; Concrete parking; Guest parking available; Permit required; Total of 1 parking space
• Security: Association provides security
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected; Natural gas not available
• Home design: Condominium; One level (unit); North-facing
• Construction: CBS construction; Tile roof; Built as part of a 2-story building
• Exterior features: Covered patio; Screened patio; Patio; Private in-ground pool with fencing; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Owned water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate; Tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: No notable built-in interior features listed
• Laundry & utility: In-unit laundry with washer hookup; Laundry closet inside the unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.8% in Oakland Park — 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 77/100 on livability (#193 in FL, #3,082 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: 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: North Andrews Gardens Elementary School (math 40% / reading 48%, grade F, #1,330 of 2,144 statewide, top 63%, 780 students, 77% FRL); James S. Rickards Middle School (math 18% / reading 31%, grade F, #522 of 571 statewide, top 93%, 755 students, 75% FRL); Northeast High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 1,552 students, 69% FRL) — zoned schools average 74% FRL vs 51% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.0%/yr); 355 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.13% ✓
• Cap rate: 11.98%
• Cash-on-cash: 20.32%
• DSCR: 1.90
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.44×
• Total profit: $20,195
• Equity at exit: $24,602

10-year hold

• IRR: 19.2%
• Equity multiple: 2.52×
• Total profit: $70,137
• Equity at exit: $14,266

Cash invested: $46,200 (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 33334

• Home prices YoY: -34.6%
• Rents YoY: 2.0%
• Active inventory: 355
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,517 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$856
• Vacancy / Maint / Mgmt: −$739
• Net cashflow: $782

Break-even live

Break-even rent $2,527

Max offer price $165,000

Occupancy floor 73%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5157 NE 5th Ave Unit 1 Fort Lauderdale, FL	3.0	2.0	1250	$3,500	$2.80	2d	1	0.15mi
5409 NE 4th Ave Fort Lauderdale, FL	3.0	2.0	1178	$3,200	$2.72	24d	1	0.28mi
4780 NE 8th Ter Oakland Park, FL	3.0	2.0	1130	$4,200	$3.72	24d	1	0.40mi
5655 NE 5th Ter Fort Lauderdale, FL	3.0	2.0	1178	$3,250	$2.76	16d	1	0.42mi
5655 NE 5th Ter Fort Lauderdale, FL	3.0	2.0	1178	$3,250	$2.76	24d	1	0.42mi
4680 NE 5th Ave Fort Lauderdale, FL	3.0	2.0	1300	$3,800	$2.92	7d	1	0.51mi
5365 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1016	$3,500	$3.44	24d	1	0.60mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	24d	1	0.61mi
540 NE 59th Ct Fort Lauderdale, FL	3.0	2.0	964	$3,400	$3.53	24d	1	0.62mi
5841 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	834	$3,200	$3.84	24d	1	0.62mi
4650 NE 2nd Ave Fort Lauderdale, FL	3.0	2.0	1356	$3,950	$2.91	24d	1	0.64mi
4580 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1192	$3,300	$2.77	20d	1	0.65mi
320 NW 51st Ct Fort Lauderdale, FL	3.0	2.0	1396	$3,500	$2.51	24d	1	0.73mi
261 NE 45th St Fort Lauderdale, FL	3.0	2.0	997	$3,247	$3.26	24d	1	0.74mi
240 NW 48th Ct Fort Lauderdale, FL	3.0	2.0	1240	$3,100	$2.50	3d	1	0.75mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	24d	1	0.75mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	4d	1	0.75mi
4511 NE 13th Ave Oakland Park, FL	2.0	2.0	1400	$3,200	$2.29	7d	1	0.75mi
540 NE 61st Ct Fort Lauderdale, FL	3.0	2.0	1272	$3,395	$2.67	2d	1	0.79mi
4764 NE 15th Way Oakland Park, FL	3.0	2.0	1218	$3,500	$2.87	24d	1	0.87mi
1575 NE 47th St Oakland Park, FL	3.0	2.0	1358	$3,700	$2.72	24d	1	0.89mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	24d	1	0.91mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1459	$3,700	$2.54	5d	1	0.91mi
4360 NE 13th Ave Unit Main Oakland Park, FL	3.0	2.0	1269	$4,500	$3.55	22d	1	0.91mi
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	24d	1	1.00mi
5770 NE 18th Ave Fort Lauderdale, FL	4.0	2.0	1459	$7,500	$5.14	13d	1	1.08mi
1421 NE 41st St Oakland Park, FL	2.0	2.0	1366	$4,000	$2.93	24d	1	1.09mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$3,146	$3.34	2d	31	1.11mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	14d	45	1.28mi
3781 NE 13th Ave Oakland Park, FL	2.0	1.0	869	$3,900	$4.49	24d	1	1.34mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	4d	1	1.37mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	10d	1	1.37mi
2155 NE 56th Ct Fort Lauderdale, FL	3.0	2.0	1500	$3,500	$2.33	24d	1	1.42mi
2100 NE 45th St #1 Fort Lauderdale, FL	3.0	3.5	1340	$9,500	$7.09	24d	1	1.42mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	7d	1	1.44mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	16d	1	1.44mi
4804 NE 21st Ave #4804 Fort Lauderdale, FL	2.0	2.0	1400	$4,500	$3.21	24d	1	1.46mi

HOA detail condo

• Monthly dues: $856 · $10,272/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-18
   days on market $165,000 Active 30 DOM
2. 2026-06-17
   days on market $165,000 Active 29 DOM
3. 2026-06-16
   days on market $165,000 Active 28 DOM
4. 2026-06-15
   remarks 665-char remark
5. 2026-06-15
   listed $165,000 Active 27 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,206
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$3,376
• − Management: −$3,376
• − HOA: −$10,272
• − Depreciation: −$4,800
• Taxable income: $7,838
• Est. tax owed @ 24.0%: −$1,881
• After-tax cash flow: $7,506/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, second-floor condo in Oakland Park offers a good starting point for buyers and renters, with potential for significant value increase through kitchen and bathroom updates.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters
• Both update bathroom fixtures and tile — modernizing the bathroom would appeal to both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters ↑
• Both update bathroom fixtures and tile — modernizing the bathroom would appeal to both buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Oakland Park

• Score: 77/100
• State rank: #193
• US rank: #3082

Category grades

Amenities F Commute A+ Cost of living B Crime B+ Employment C Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland Park, FL
• County: Broward County · 1,963,430 people
• City population: 68,410
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 30,935
• Household income: $75,361
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1755.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Hispanic / Latino 32% Two or more races 25% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4%
• Common ancestry: Hispanic 5% Lithuanian 3% Romanian 2%
• Foreign-born: 31% · Canada, Jamaica, Vietnam
• Languages at home: 59% English-only · Spanish 28% Other Indo-European 5% French/Haitian/Cajun 5%

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: ▼ -208.58%
• Current HPI: 394.9526
• Rent YoY: ▲ 2.01%
• 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

-2.9% since first listed

4 events — show timeline

• 2026-06-15 Price Changed $165,000 Beaches MLS
• 2026-06-08 Relisted — Beaches MLS
• 2026-06-03 Contingent — Beaches MLS
• 2026-05-19 Listed $170,000 Beaches MLS