4025 N Federal Hwy Unit 226C · Oakland Park, FL 33308

$219,000

2 bd · 2.0 ba · 960 sqft · Condo public records · 76 Days on market

Built 1966 $824/mo HOA · 23% 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 +21.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Live the South Florida lifestyle in this beautiful 2 bedroom, 2 bath residence just minutes from the beach. Step inside to a bright and inviting layout featuring impact windows that fill the space with natural light while providing peace of mind, features new flooring, new kitchen counter tops and appliances. The living area flows seamlessly to your private screened-in balcony, an ideal setting for morning coffee or evening unwinding overlooking lush tropical gardens and a sparkling resort-style pool. The well-kept community creates a tranquil, park-like environment and features desirable amenities, including a relaxing sauna, offering a true sense of retreat. Perfectly positioned just minu

Key facts

• New flooring
• Resort-style pool
• Impact windows

Tags

• IMPACT WINDOWS
• NEW FLOORING
• NEW KITCHEN COUNTER TOPS
• PRIVATE SCREENED-IN BALCONY
• LUSH TROPICAL GARDENS
• RESORT-STYLE POOL

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee ($824) covering common areas, pool(s), sewer, trash and water; Association amenities include clubhouse, community kitchen, laundry, library, pool, sauna, and elevator(s)

Exterior

• Parking: Guest parking; One assigned parking space
• Security: High-impact/security doors
• Utilities: Water included in association; Sewer included in association; Trash included in association; Electric service (standard)
• Home design: Condo/attached property; 3 stories; Entry on level 2; Faces north
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Courtyard; Screened balcony/porch; Security / high-impact doors; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans
• Interior features: Bar; Bedroom on main level; Second-floor entry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $219k).
• Recommended offer: $206k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: schools 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 rising (+3.6%/yr); 739 active listings in the ZIP; 31 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).
• At $3,546/mo this rent would consume 45% of the median local household income ($94k/yr) (locally 912% 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 $2k of loan paydown is wiped out by about $7k 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 76 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 $48k; list at $219k implies a 356% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.62% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.63% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-12,534
• Equity at exit: $32,654

10-year hold

• IRR: 5.6%
• Equity multiple: 1.44×
• Total profit: $26,941
• Equity at exit: $18,935

Cash invested: $61,320 (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 33308

• Rents YoY: 3.6%
• Active inventory: 739
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,546 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$423 /mo · $5,080/yr
• Insurance: −$91
• HOA: −$824
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $315

Break-even live

Break-even rent $3,148

Max offer price $219,000

Occupancy floor 86%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$3,545	$4.70	2d	59	0.54mi
3781 NE 13th Ave Oakland Park, FL	2.0	1.0	869	$3,900	$4.49	24d	1	0.61mi
1680 NE 34th Ln Unit B Oakland Park, FL	2.0	2.0	1084	$3,100	$2.86	20d	1	0.65mi
3333 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	736	$3,228	$4.38	2d	13	0.71mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	14d	45	0.74mi
4800 Bayview Dr #303 Fort Lauderdale, FL	2.0	2.0	1032	$3,500	$3.39	24d	1	1.14mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	1d	1	1.16mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	20d	1	1.16mi
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	24d	1	1.28mi
2900 NE 30th St Unit H6 Fort Lauderdale, FL	2.0	2.0	1040	$3,200	$3.08	24d	1	1.29mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	24d	1	1.33mi
3020 NE 32nd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	920	$4,300	$4.67	4d	4	1.38mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$3,510	$3.81	3d	20	1.38mi
261 NE 45th St Fort Lauderdale, FL	3.0	2.0	997	$3,247	$3.26	24d	1	1.40mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,400	$2.63	7d	3	1.44mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1325	$3,475	$2.62	17d	3	1.44mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,200	$2.48	4d	4	1.44mi
3900 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1429	$5,600	$3.92	17d	4	1.45mi
3900 Galt Ocean Dr Fort Lauderdale, FL	2.0	1.5–2.0	1429	$4,675	$3.27	17d	3	1.45mi
3850 Galt Ocean Dr #1003 Fort Lauderdale, FL	1.0	1.5	1050	$3,300	$3.14	24d	1	1.46mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	15d	6	1.47mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,250	$3.97	3d	7	1.47mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	5d	6	1.47mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	5d	2	1.47mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	4d	3	1.47mi
3700 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1025	$3,790	$3.70	24d	2	1.47mi
4013 N Ocean Dr #102 Fort Lauderdale, FL	1.0	1.5	790	$3,500	$4.43	24d	1	1.49mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	4d	1	1.49mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	24d	1	1.49mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1343	$4,980	$3.71	15d	4	1.49mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–4.0	1.5–4.5	2873	$6,320	$2.20	7d	4	1.49mi

HOA detail condo

• Monthly dues: $824 · $9,888/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $219,000 Active 76 DOM
2. 2026-06-17
   days on market $219,000 Active 75 DOM
3. 2026-06-16
   days on market $219,000 Active 74 DOM
4. 2026-06-15
   days on market $219,000 Active 73 DOM
5. 2026-06-13
   days on market $219,000 Active 71 DOM
6. 2026-06-09
   days on market $219,000 Active 67 DOM
7. 2026-06-08
   days on market $219,000 Active 66 DOM
8. 2026-06-07
   days on market $219,000 Active 65 DOM
9. 2026-06-04
   days on market $219,000 Active 62 DOM
10. 2026-06-03
    days on market $219,000 Active 61 DOM
11. 2026-06-02
    days on market $219,000 Active 60 DOM
12. 2026-06-01
    days on market $219,000 Active 59 DOM
13. 2026-05-31
    days on market $219,000 Active 58 DOM
14. 2026-05-17
    price $222,000
15. 2026-04-28
    price $227,000
16. 2026-04-04
    listed $229,500 Active
17. 2026-03-28
    historical
18. 2025-10-06
    listed $225,000 Active
19. 2025-03-01
    historical $1,750
20. 2025-02-27
    listed $1,750
21. 2025-02-27
    historical $1,750
22. 2025-02-27
    listed $1,750
23. 2025-02-27
    historical $1,750
24. 2025-01-15
    listed $1,750
25. 2024-06-01
    historical
26. 2024-04-29
    listed $225,000 Active
27. 2024-04-24
    price $225,000
28. 2024-04-23
    historical
29. 2024-04-05
    historical
30. 2024-03-17
    price $205,000
31. 2024-02-15
    price $222,500
32. 2024-01-10
    price $239,500
33. 2023-11-14
    price $249,900
34. 2023-10-16
    price $260,000
35. 2023-10-06
    listed $269,000 Active
36. 2023-10-01
    historical
37. 1999-04-20
    soldstatus $48,000
38. 1965-11-01
    soldstatus $15,800

ⓘ 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: $5,080 · $423/mo
• Projected year-2 tax: $5,080 · $423/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $42,557
• − Mortgage interest: −$12,267
• − Property taxes: −$5,080
• − Insurance: −$1,095
• − Repairs & maintenance: −$3,405
• − Management: −$3,405
• − HOA: −$9,888
• − Depreciation: −$6,371
• Taxable income: $1,047
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $3,525/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: 235,769
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 27,935
• Household income: $93,879
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 912.0

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 White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 14% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 24% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 5% Russian/Polish/Slavic 2%

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: ▼ -417.95%
• Current HPI: 325.3902
• Rent YoY: ▲ 3.63%
• 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

+1305.1% since first listed

25 events — show timeline

• 2026-05-17 Price Changed $222,000 MARMLS
• 2026-04-28 Price Changed $227,000 MARMLS
• 2026-04-04 Listed $229,500 MARMLS
• 2026-03-28 Listing Removed — Beaches MLS
• 2025-10-06 Listed $225,000 Beaches MLS
• 2025-03-01 Rental Removed $1,750 REALLYO
• 2025-02-27 Listed for Rent $1,750 REALLYO
• 2025-02-27 Rental Removed $1,750 REALLYO
• 2025-02-27 Listed for Rent $1,750 REALLYO
• 2025-02-27 Rental Removed $1,750 GFLMLS
• 2025-01-15 Listed for Rent $1,750 GFLMLS
• 2024-06-01 Listing Removed — MARMLS
• 2024-04-29 Listed $225,000 MARMLS
• 2024-04-24 Price Changed $225,000 MARMLS
• 2024-04-23 Coming Soon — MARMLS
• 2024-04-05 Listing Removed — MARMLS
• 2024-03-17 Price Changed $205,000 MARMLS
• 2024-02-15 Price Changed $222,500 MARMLS
• 2024-01-10 Price Changed $239,500 MARMLS
• 2023-11-14 Price Changed $249,900 MARMLS
• 2023-10-16 Price Changed $260,000 MARMLS
• 2023-10-06 Listed $269,000 MARMLS
• 2023-10-01 Coming Soon — MARMLS
• 1999-04-20 Sold (Public Records) $48,000 Public Records
• 1965-11-01 Sold (Public Records) $15,800 Public Records

Property tax history

+13.4%/yr

Latest (2025): $5,080 · -9.1% YoY. Source: county tax records.