5131 W Oakland Park Blvd #106 · Lauderdale Lakes, FL 33313

$90,000

1 bd · 1.0 ba · 684 sqft · Condo public records · 38 Days on market

Built 1970 $468/mo HOA · 31% 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 +15.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the tranquil neighborhood of Hawaiian Garden is this lovely garden view home. Conveniently located in Lauderdale Lakes only walking distance from the Florida Memorial Hospital, 15 mins to beach, Sawgrass and Broward Mall and other attractions. This community has 2 sparkling pools with a full bathroom, a card & game room. Also in the clubhouse, there is a billiards, gym, library, kitchen and entertainment hall. The landscape is absolutely breathtaking and the property is well kept. Free internet service! Please allow 24 hrs for showing request on supra lockbox, but agent must accompany their buyer. This is a 55+ community. 650 min credit $30k min. income per association. Cal

Key facts

• Card and game room
• Billiards
• Sparkling pools

Tags

• GARDEN VIEW HOME
• SPARKLING POOLS
• CARD AND GAME ROOM
• BILLIARDS
• GYM
• LIBRARY

Property features AI

Finance

• Other: Association pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, pool, sauna, billiard room, library, community kitchen, laundry, storage, trails, barbecue and picnic areas, vehicle wash area, elevators, and trash service; Association fee covers common areas, hot water, internet, laundry, grounds maintenance, structure maintenance, parking, pool(s), recreation facilities, roof, sewer and water; Senior community

Exterior

• Parking: Assigned parking (one space); Has carport (1 space); 1 covered space
• Security: Closed-circuit cameras; Elevator secured; Fire alarm; Lobby secured; Window bars
• Utilities: Cable not available; Electric water heater
• Home design: Attached property; 3 stories; Entry on level 1; Has a view
• Construction: Block construction; Effective year built
• Exterior features: Barbecue area; Courtyard; Enclosed porch; Fenced; Porch; Patio; Open and screened patio/porch

Interior

• Kitchen: Disposal
• Bedrooms: Primary bedroom on main level; Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Central heating; Wall furnace
• Interior features: Impact glass windows; Accessible elevator installed; Elevator; Closet cabinetry; Pantry; Tub with shower; Walk-in closet(s); First floor entry; Living/Dining room; Family/Dining room
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $40 ($478/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.6% in Lauderdale Lakes — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 81/100 on livability (#100 in FL, #1,527 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, crime D+, 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; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 39% of the median local income ($46k/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 $622 of loan paydown is wiped out by about $3k 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 38 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $90k implies a 429% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.68% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.37×
• Total profit: $-15,752
• Equity at exit: $13,419

10-year hold

• IRR: -27.0%
• Equity multiple: 0.02×
• Total profit: $-24,779
• Equity at exit: $7,782

Cash invested: $25,200 (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 33313

• Rents YoY: 0.3%
• Active inventory: 664
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$472
• Tax from tax record: −$176 /mo · $2,113/yr
• Insurance: −$38
• HOA: −$468
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $40

Break-even live

Break-even rent $1,460

Max offer price $90,000

Occupancy floor 92%

Sensitivity live

Price	-10% $91	-5% $65	+0% $40	+5% $14	+10% $-11
Rent	-10% $-80	-5% $-20	+0% $40	+5% $99	+10% $159
Rate	-1.0pp $85	-0.5pp $63	base $40	+0.5pp $16	+1.0pp $-7

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5031 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	683	$1,400	$2.05	11d	2	0.11mi
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	19d	2	0.15mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,440	$1.67	25d	2	0.23mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	25d	1	0.24mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	6d	1	0.24mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$1,499	$2.00	18d	3	0.32mi
3531 NW 50th Ave #609 Lauderdale Lakes, FL	1.0	1.0	684	$1,350	$1.97	25d	1	0.32mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	25d	1	0.40mi
3301 NW 47th Ter #308 Lauderdale Lakes, FL	1.0	2.0	750	$2,200	$2.93	13d	1	0.40mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	25d	1	0.44mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,400	$2.11	0d	1	0.44mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	25d	1	0.44mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	9d	1	0.44mi
3061 NW 47th Ter Unit 335B Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	0d	1	0.44mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	25d	1	0.44mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	18d	1	0.44mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,175	$1.39	25d	8	0.50mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	23d	7	0.50mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,480	$1.75	16d	6	0.50mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	6d	8	0.50mi
2800 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	965	$1,250	$1.30	0d	8	0.50mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,600	$1.70	12d	5	0.56mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,725	$2.16	6d	3	0.74mi
3760 Inverrary Dr Unit 3M Lauderhill, FL	—	1.0	450	$1,800	$4.00	25d	1	0.76mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	3d	2	0.78mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	0d	2	0.78mi
4174 Inverrary Dr #907 Lauderhill, FL	1.0	1.0	675	$1,500	$2.22	25d	1	0.79mi
2360 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	924	$1,585	$1.72	0d	20	0.79mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	25d	1	0.79mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	16d	2	0.80mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	9d	3	0.80mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	15d	3	0.80mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	4d	3	0.80mi
3033 NW 43rd Ave #108 Lauderdale Lakes, FL	1.0	1.0	650	$1,590	$2.45	15d	1	0.82mi
2481 NW 56th Ave Unit 6-16 Lauderhill, FL	1.0	1.0	745	$1,600	$2.15	18d	1	0.82mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	25d	1	0.83mi
3680 Inverrary Dr Unit 2M Lauderhill, FL	—	1.0	420	$1,300	$3.10	25d	1	0.85mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	19d	2	0.87mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	9d	3	0.87mi
6108 NW 26th St Sunrise, FL	1.0–3.0	1.0–2.0	925	$1,675	$1.81	0d	43	0.96mi

HOA detail condo

• Monthly dues: $468 · $5,616/yr
• Likely covers: internetpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $90,000 Active 38 DOM
2. 2026-06-18
   days on market $90,000 Active 35 DOM
3. 2026-06-17
   days on market $90,000 Active 34 DOM
4. 2026-06-16
   days on market $90,000 Active 33 DOM
5. 2026-06-15
   days on market $90,000 Active 32 DOM
6. 2026-06-13
   days on market $90,000 Active 30 DOM
7. 2026-06-09
   days on market $90,000 Active 26 DOM
8. 2026-06-08
   days on market $90,000 Active 25 DOM
9. 2026-06-07
   days on market $90,000 Active 24 DOM
10. 2026-06-04
    days on market $90,000 Active 21 DOM
11. 2026-06-03
    days on market $90,000 Active 20 DOM
12. 2026-06-02
    days on market $90,000 Active 19 DOM
13. 2026-06-01
    days on market $90,000 Active 18 DOM
14. 2026-05-31
    days on market $90,000 Active 17 DOM
15. 2026-05-14
    listed $90,000 Active
16. 1970-11-01
    soldstatus $17,000

ⓘ 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: $2,113 · $176/mo
• Projected year-2 tax: $2,113 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $18,128
• − Mortgage interest: −$5,041
• − Property taxes: −$2,113
• − Insurance: −$450
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − HOA: −$5,616
• − Depreciation: −$2,618
• Taxable loss: −$612
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $625/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 — Lauderdale Lakes

• Score: 81/100
• State rank: #100
• US rank: #1527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lauderdale Lakes, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 62,807
• Household income: $46,305
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 5692.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 12% Two or more races 8% White 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 20%
• Foreign-born: 39% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · French/Haitian/Cajun 22% Spanish 10%

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: ▼ -338.15%
• Current HPI: 288.9345
• Rent YoY: ▲ 0.26%
• 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

+429.4% since first listed

2 events — show timeline

• 2026-05-14 Listed $90,000 MARMLS
• 1970-11-01 Sold (Public Records) $17,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $2,113 · +8.5% YoY. Source: county tax records.