101 NE 41st St Unit F101 · Oakland Park, FL 33334

$145,000

2 bd · 1.0 ba · 590 sqft · Condo · 99 Days on market

Built 2005 $475/mo HOA · 18% 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 +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
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy condo in the quiet community of Courts at Oakland Park. With a little TLC this unit has lots of potential! Lots of windows providing great lighting, wood kitchen cabinets, and spacious master bedroom. Turn this unit into a home and don't miss out on this great opportunity! Property to be sold as-is. Ask agent for details. Please note utilities are off at this property so don't forget a flashlight! See agent remarks for bidding instructions. Case #095-042048. A NAID # IS REQUIRED TO SUBMIT ALL OFFERS

Key facts

• Lots of windows
• $475 HOA
• Community pool

Tags

• LOTS OF WINDOWS
• WOOD KITCHEN CABINETS

Property features AI

Finance

• HOA & community: Community association: The Courts at Oakland Park; Monthly HOA fee of $475; HOA includes insurance and common area maintenance; Community pool

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security features present
• Utilities: Cable available
• Home design: Condominium; Two levels; Resale condition
• Construction: Built with CBS construction; 2 total stories
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: Oakland Park Elementary School (math 31% / reading 45%, grade F, #1,587 of 2,144 statewide, top 74%, 576 students, 83% 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 76% FRL vs 51% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-18 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 43% of the median local income ($75k/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 $1k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 13y ago; this cycle's ask has dropped $23k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $145k implies a 403% gain — meaningful room to come down on a strong offer.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 1.87% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.68%
• DSCR: 1.88
• GRM: 4.5

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: 10.5%
• Equity multiple: 1.41×
• Total profit: $16,559
• Equity at exit: $21,620

10-year hold

• IRR: 18.6%
• Equity multiple: 2.47×
• Total profit: $59,604
• Equity at exit: $12,537

Cash invested: $40,600 (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 33334

• Home prices YoY: -34.6%
• Rents YoY: 2.0%
• Active inventory: 355
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,712 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$475
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $666

Break-even live

Break-even rent $1,870

Max offer price $145,000

Occupancy floor 70%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	14d	45	0.90mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$3,510	$3.81	3d	20	1.05mi
119 Royal Park Dr Unit 1E Oakland Park, FL	1.0	1.5	750	$1,650	$2.20	24d	1	1.22mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $145,000 Active 99 DOM
2. 2026-06-17
   days on market $145,000 Active 98 DOM
3. 2026-06-16
   days on market $145,000 Active 97 DOM
4. 2026-06-15
   days on market $145,000 Active 96 DOM
5. 2026-06-13
   days on market $145,000 Active 94 DOM
6. 2026-06-09
   days on market $145,000 Active 90 DOM
7. 2026-06-07
   days on market $145,000 Active 88 DOM
8. 2026-06-04
   days on market $145,000 Active 85 DOM
9. 2026-06-03
   days on market $145,000 Active 84 DOM
10. 2026-06-02
    days on market $145,000 Active 83 DOM
11. 2026-06-01
    days on market $145,000 Active 82 DOM
12. 2026-05-31
    days on market $145,000 Active 81 DOM
13. 2026-04-28
    price $145,000
14. 2026-03-05
    listed $168,000 Active
15. 2025-02-02
    historical $1,800
16. 2025-02-01
    listed $1,800
17. 2025-02-01
    historical $1,800
18. 2025-01-31
    listed $1,800
19. 2025-01-31
    historical $1,800
20. 2025-01-30
    listed $1,800
21. 2025-01-30
    historical $1,800
22. 2025-01-28
    listed $1,800
23. 2025-01-28
    historical $1,800
24. 2025-01-28
    historical $1,800
25. 2025-01-28
    listed $1,800
26. 2025-01-25
    listed $1,800
27. 2025-01-25
    historical $1,800
28. 2025-01-24
    historical $1,800
29. 2025-01-24
    listed $1,800
30. 2025-01-23
    listed $1,800
31. 2025-01-23
    historical $1,800
32. 2025-01-22
    listed $1,800
33. 2025-01-22
    historical $1,800
34. 2025-01-19
    listed $1,800
35. 2013-07-29
    soldstatus $28,800 Sold 511-char remark

    Show marketing remark (511 chars)

    Cozy condo in the quiet community of Courts at Oakland Park. With a little TLC this unit has lots of potential! Lots of windows providing great lighting, wood kitchen cabinets, and spacious master bedroom. Turn this unit into a home and don't miss out on this great opportunity! Property to be sold as-is. Ask agent for details. Please note utilities are off at this property so don't forget a flashlight! See agent remarks for bidding instructions. Case #095-042048. A NAID # IS REQUIRED TO SUBMIT ALL OFFERS

36. 2013-05-30
    historical 511-char remark

    Show marketing remark (511 chars)

    Cozy condo in the quiet community of Courts at Oakland Park. With a little TLC this unit has lots of potential! Lots of windows providing great lighting, wood kitchen cabinets, and spacious master bedroom. Turn this unit into a home and don't miss out on this great opportunity! Property to be sold as-is. Ask agent for details. Please note utilities are off at this property so don't forget a flashlight! See agent remarks for bidding instructions. Case #095-042048. A NAID # IS REQUIRED TO SUBMIT ALL OFFERS

37. 2013-05-28
    status Active 511-char remark

    Show marketing remark (511 chars)

    Cozy condo in the quiet community of Courts at Oakland Park. With a little TLC this unit has lots of potential! Lots of windows providing great lighting, wood kitchen cabinets, and spacious master bedroom. Turn this unit into a home and don't miss out on this great opportunity! Property to be sold as-is. Ask agent for details. Please note utilities are off at this property so don't forget a flashlight! See agent remarks for bidding instructions. Case #095-042048. A NAID # IS REQUIRED TO SUBMIT ALL OFFERS

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

Taxation est. · year 1

• Rental income: $32,548
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − HOA: −$5,700
• − Depreciation: −$4,218
• Taxable income: $6,400
• Est. tax owed @ 24.0%: −$1,536
• After-tax cash flow: $6,452/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 — 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

+403.5% since first listed

25 events — show timeline

• 2026-04-28 Price Changed $145,000 Beaches MLS
• 2026-03-05 Listed $168,000 Beaches MLS
• 2025-02-02 Rental Removed $1,800 REALLYO
• 2025-02-01 Listed for Rent $1,800 REALLYO
• 2025-02-01 Rental Removed $1,800 REALLYO
• 2025-01-31 Listed for Rent $1,800 REALLYO
• 2025-01-31 Rental Removed $1,800 REALLYO
• 2025-01-30 Listed for Rent $1,800 REALLYO
• 2025-01-30 Rental Removed $1,800 REALLYO
• 2025-01-28 Listed for Rent $1,800 REALLYO
• 2025-01-28 Rental Removed $1,800 REALLYO
• 2025-01-28 Rental Removed $1,800 REALLYO
• 2025-01-28 Listed for Rent $1,800 REALLYO
• 2025-01-25 Listed for Rent $1,800 REALLYO
• 2025-01-25 Rental Removed $1,800 REALLYO
• 2025-01-24 Rental Removed $1,800 REALLYO
• 2025-01-24 Listed for Rent $1,800 REALLYO
• 2025-01-23 Listed for Rent $1,800 REALLYO
• 2025-01-23 Rental Removed $1,800 REALLYO
• 2025-01-22 Listed for Rent $1,800 REALLYO
• 2025-01-22 Rental Removed $1,800 REALLYO
• 2025-01-19 Listed for Rent $1,800 REALLYO
• 2013-07-29 Sold (MLS) $28,800 MARMLS
• 2013-05-30 Listing Removed — MARMLS
• 2013-05-28 Relisted — MARMLS