736 - 738 NE 36th St · Oakland Park, FL 33334

$819,000

None bd · None ba · 3,149 sqft · MultiFamily · 8 Days on market

Built 1971 Good condition 8,707 sqft lot Est $1549k · 47% under

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Exceptional investment opportunity in the heart of Oakland Park! This well-maintained triplex features three spacious units consisting of one 3-bedroom, 2-bath residence and one 2-bedroom 1 bath, and 1 Efficiency . All units are currently vacant, allowing a new owner the flexibility to set market rents, renovate, or occupy one unit while generating income from the others. Situated on a large property with six dedicated parking spaces, this income-producing compound is ideally located near Oakland Park's exciting redevelopment corridor, surrounded by new construction, growing amenities, and just moments from the area's popular dog park. The property offers impact windows throughout, helpin

Key facts

• 8,707 sq ft lot
• Built 1971
• Listed 7 days

Property features AI

Finance

• Financial info: Three total units; Tenants pay electricity; Pets allowed with no restrictions

Exterior

• Utilities: Public water; Public sewer; 200+ amp electrical service; Three separate electric meters; Cable available
• Home design: Triplex; Single-story; Concrete roof
• Construction: Concrete block with stucco construction
• Exterior features: Fenced yard with gated perimeter and fencing at front and back; Public asphalt road frontage (city street)

Interior

• Bedrooms: Triplex with three units
• Flooring: Ceramic tile and tile floors
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Storm windows; Screened patio and screened porch; Patio and porch
• Laundry & utility: Laundry room with inside washer hookup

What this means for you Summary

Snapshot

• This is a 1×3bd/2.0ba + 1×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $819k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $700/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $819k).
• Cap rate 9.4% 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); 357 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $9,823/mo this rent would consume 156% of the median local household income ($75k/yr) (locally 1755% 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 $6k of loan paydown is wiped out by about $25k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $819,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.20% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.99%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $1,549,308
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 NE 28th St	0.64mi	8/8.0	3,200 (+2%)	2mo	$1,575,000	$492	66
210 NE 41st St	0.59mi	16/10.0	3,179 (+1%)	17mo	$620,000	$195	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-8,489
• Equity at exit: $122,116

10-year hold

• IRR: 7.6%
• Equity multiple: 1.55×
• Total profit: $126,479
• Equity at exit: $70,812

Cash invested: $229,320 (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: 357
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $9,823 high
• Mortgage (P&I): −$4,295
• Tax est. 1.5%: −$1,024 /mo · $12,285/yr
• Insurance: −$341
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,063
• Net cashflow: $2,100

Break-even live

Break-even rent $7,164

Max offer price $819,000

Occupancy floor 74%

Sensitivity live

Price	-10% $2,666	-5% $2,383	+0% $2,100	+5% $1,817	+10% $1,534
Rent	-10% $1,324	-5% $1,712	+0% $2,100	+5% $2,488	+10% $2,876
Rate	-1.0pp $2,513	-0.5pp $2,309	base $2,100	+0.5pp $1,888	+1.0pp $1,672

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$3,614
1× unit	2	1	$3,489
1× unit	1	1	$2,720
Total (3 units)			$9,823

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: $204,750
• Closing costs: $24,570
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 NE 2nd Ave Wilton Manors, FL	3.0	2.0	2584	$10,000	$3.87	0d	1	0.87mi
1425 NE 26th Dr Unit 1-2 Wilton Manors, FL	2.0	2.0	2232	$3,300	$1.48	3d	1	0.94mi
3901 Coral Heights Way Fort Lauderdale, FL	3.0	3.5	2315	$3,750	$1.62	25d	1	0.97mi
1925 Coral Gardens Dr Wilton Manors, FL	3.0	3.0	3013	$7,000	$2.32	20d	1	1.13mi
2424 NE 18th Ave Wilton Manors, FL	3.0	2.5	2458	$5,500	$2.24	25d	1	1.28mi
590 NE 20th St Unit 1 Wilton Manors, FL	2.0	1.0	2292	$2,500	$1.09	15d	1	1.29mi
590 NE 20th St Unit 2 Wilton Manors, FL	3.0	2.0	2292	$3,000	$1.31	25d	1	1.29mi
2036 NE 1st Ave Unit 2 Wilton Manors, FL	3.0	2.0	2629	$4,300	$1.64	25d	1	1.30mi
2008 NE 4th Ave Unit R Wilton Manors, FL	2.0	2.0	2174	$2,600	$1.20	25d	1	1.30mi

Listing history 6 events

1. 2026-06-21
   days on market $819,000 Active 8 DOM
2. 2026-06-18
   days on market $819,000 Active 5 DOM
3. 2026-06-17
   days on market $819,000 Active 4 DOM
4. 2026-06-16
   days on market $819,000 Active 3 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $819,000 Active 2 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) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $117,876
• − Mortgage interest: −$45,877
• − Property taxes: −$12,285
• − Insurance: −$4,095
• − Repairs & maintenance: −$9,430
• − Management: −$9,430
• − Depreciation: −$23,825
• Taxable income: $12,934
• Est. tax owed @ 24.0%: −$3,104
• After-tax cash flow: $22,099/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained triplex in Oakland Park offers three spacious units with good condition and minimal repairs needed. The property is ideally located with a large lot and six parking spaces, making it an excellent investment opportunity.

Value-add opportunities

• Both Paint exterior — Brightens the home and enhances curb appeal
• Both Landscaping — Enhances curb appeal and adds value
• Both Paint interior — Freshens the home and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Brightens the home and enhances curb appeal ↑
• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Paint interior — Freshens the home and enhances curb appeal ↑

ⓘ 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

1 event — show timeline

• 2026-06-13 Listed $819,000 Beaches MLS