5216 NE 2nd Ter · Oakland Park, FL 33334

$350,000

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 3 Days on market

Built 1956 5,251 sqft lot Est $485k · 28% under

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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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• 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

SHORT SALE APPROVED WITH LAST BUYER WHO DIDNT GET MORTGAGE AT LIST PRICE. NEEDS UPDATING. ELECTRIC W/ BRAKERS AND UTILITY ROOM IN HOUSE. GREAT STREET.

Key facts

• Farm-style sink
• Shaker-style doors
• Recessed lighting

Tags

• REFINISHED TERRAZZO FLOORS
• IMPACT WINDOWS
• RECESSED LIGHTING
• SUBWAY TILE BACKSPLASH
• FARM-STYLE SINK
• SHAKER-STYLE DOORS

Property features AI

Finance

• Other: Property listed as resale; Living area reported as 828 (assessor source)

Exterior

• Parking: Total 3 parking spaces; Attached carport (1 covered carport space); Driveway and on-street parking; 2 open parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single family residence; One-level home (entry level 1); Faces west; Flat and shingle roof
• Construction: Stucco and CBS construction
• Exterior features: Shed on the property; Back yard fenced with wood fencing; Many trees and fruit trees; Room for a pool; Oversized lot; Asphalt road frontage (public maintained); Not waterfront

Interior

• Kitchen: Electric range; Refrigerator; ENERGY STAR qualified refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Terrazzo floors
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Bedroom layout is stacked; Updated/remodeled condition; ENERGY STAR qualified appliances and windows
• Laundry & utility: In-unit laundry room on the main level; Washer hookup; Electric dryer hookup; ENERGY STAR qualified washer; ENERGY STAR qualified dryer; Electric water heater (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (7.2% below list).
• Recommended offer: $325k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 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; 12 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 $2k of loan paydown is wiped out by about $10k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $162k; list at $350k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $324,793 (7.2% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $485,208
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 NE 51st Ct	0.07mi	3/2.0 (+1)	828 (0%)	15mo	$485,000	$586	75
5324 NE 3rd Ter	0.18mi	2/1.0	916 (+11%)	2mo	$350,000	$382	72

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-32,335
• Equity at exit: $52,186

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-5,880
• Equity at exit: $30,262

Cash invested: $98,000 (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: 9.0×

Monthly cashflow live

• Estimated rent: $3,248 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$149 /mo · $1,794/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $435

Break-even live

Break-even rent $2,697

Max offer price $350,000

Occupancy floor 82%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5365 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1016	$3,500	$3.44	24d	1	0.28mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	24d	1	0.53mi
5841 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	834	$3,200	$3.84	24d	1	0.60mi
261 NE 45th St Fort Lauderdale, FL	3.0	2.0	997	$3,247	$3.26	24d	1	0.60mi
540 NE 59th Ct Fort Lauderdale, FL	3.0	2.0	964	$3,400	$3.53	24d	1	0.72mi
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	24d	1	0.91mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$3,146	$3.34	2d	31	1.09mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	17d	1	1.22mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	7d	1	1.22mi
4564 NW 16th Ave Fort Lauderdale, FL	2.0	2.0	1010	$2,300	$2.28	24d	1	1.30mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	14d	45	1.37mi
3781 NE 13th Ave Oakland Park, FL	2.0	1.0	869	$3,900	$4.49	24d	1	1.47mi

Listing history 9 events

1. 2026-05-07
   status Pending
2. 2026-05-03
   listed $350,000 Active
3. 2016-05-02
   soldstatus $162,000
4. 2013-11-26
   soldstatus $133,000
5. 2010-12-22
   soldstatus $68,000
6. 2010-12-03
   soldstatus $68,000 150-char remark

   Show marketing remark (150 chars)

   SHORT SALE APPROVED WITH LAST BUYER WHO DIDNT GET MORTGAGE AT LIST PRICE. NEEDS UPDATING. ELECTRIC W/ BRAKERS AND UTILITY ROOM IN HOUSE. GREAT STREET.

7. 2010-08-13
   listed $68,000 150-char remark

   Show marketing remark (150 chars)

   SHORT SALE APPROVED WITH LAST BUYER WHO DIDNT GET MORTGAGE AT LIST PRICE. NEEDS UPDATING. ELECTRIC W/ BRAKERS AND UTILITY ROOM IN HOUSE. GREAT STREET.

8. 2004-05-27
   soldstatus $156,000
9. 1975-10-01
   soldstatus $25,500

ⓘ 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: $1,794 · $149/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$1,111/yr (+$93/mo · 61.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% 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: $38,975
• − Mortgage interest: −$19,605
• − Property taxes: −$1,794
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,118
• − Management: −$3,118
• − Depreciation: −$10,182
• Taxable loss: −$592
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $5,363/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

+1272.5% since first listed

9 events — show timeline

• 2026-05-07 Pending — Beaches MLS
• 2026-05-03 Listed $350,000 Beaches MLS
• 2016-05-02 Sold (Public Records) $162,000 Public Records
• 2013-11-26 Sold (Public Records) $133,000 Public Records
• 2010-12-22 Sold (Public Records) $68,000 Public Records
• 2010-12-03 Sold (MLS) $68,000 MARMLS
• 2010-08-13 Listed $68,000 MARMLS
• 2004-05-27 Sold (Public Records) $156,000 Public Records
• 1975-10-01 Sold (Public Records) $25,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,794 · +2.8% YoY. Source: county tax records.