3477 NE 13 · Oakland Park, FL 33334

$498,780

None bd · None ba · 1,092 sqft · MultiFamily · 46 Days on market

Built 1960 Est $538k · 7% 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 +18.5/30.0
• ARV discount +10.8/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• 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

Multi-family units

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

Listing remarks

Cozy duplex with lots of trees! conveniently located near downtown city of Oakland park and the beaches, just east of Dixie Hwy and north of Oakland Park Blvd! Remodeled kitchen with granite counter top and mathing granite bar top, Washer and dryer! Plenty of parking spaces!

Key facts

• Remodeled kitchen
• Granite bar top
• Granite counter top

Tags

• REMODELED KITCHEN
• GRANITE COUNTER TOP
• GRANITE BAR TOP
• PLENTY OF PARKING SPACES

Property features AI

Exterior

• Parking: 6 parking spaces
• Utilities: Cable available; Public sewer
• Home design: Single-story; Resale property; Flat roof; Brick construction
• Construction: Built with brick; Flat roof
• Exterior features: Lot smaller than a quarter acre; Zoned R-2

Interior

• Flooring: Terrazzo
• Heating & cooling: Ceiling fans; Wall/window cooling units
• Interior features: Terrazzo flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive. Per door: $235/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $496k (0.6% below list).
• Recommended offer: $484k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 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 (+2.0%/yr); 357 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $4,959/mo this rent would consume 79% 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 $3k of loan paydown is wiped out by about $15k 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 46 days — a 3% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

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 $483,816 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $538,356
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1086 NE 36th St	0.19mi	—/2.0	1,196 (+10%)	17mo	$590,000	$493	61

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-55,665
• Equity at exit: $74,370

10-year hold

• IRR: -3.3%
• Equity multiple: 0.79×
• Total profit: $-29,245
• Equity at exit: $43,125

Cash invested: $139,658 (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: 16.8×

Monthly cashflow live

• Estimated rent: $4,959 high
• Mortgage (P&I): −$2,616
• Tax est. 1.5%: −$623 /mo · $7,482/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,041
• Net cashflow: $471

Break-even live

Break-even rent $4,363

Max offer price $498,780

Occupancy floor 86%

Sensitivity live

Price	-10% $815	-5% $643	+0% $471	+5% $298	+10% $126
Rent	-10% $79	-5% $275	+0% $471	+5% $667	+10% $862
Rate	-1.0pp $722	-0.5pp $598	base $471	+0.5pp $341	+1.0pp $210

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,958
Total (2 units)			$4,959

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: $124,695
• Closing costs: $14,963
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3320 NE 13th Ave Unit 3320 Oakland Park, FL	3.0	2.5	1433	$3,600	$2.51	25d	1	0.14mi
3781 NE 13th Ave Oakland Park, FL	2.0	1.0	869	$3,900	$4.49	25d	1	0.20mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	0d	41	0.26mi
1680 NE 34th Ln Unit B Oakland Park, FL	2.0	2.0	1084	$3,100	$2.86	21d	1	0.34mi
1421 NE 41st St Oakland Park, FL	2.0	2.0	1366	$4,000	$2.93	25d	1	0.53mi
2816 NE 9th Ter Wilton Manors, FL	2.0	1.0	1146	$3,800	$3.32	25d	1	0.62mi
2741 NE 16th Ave Wilton Manors, FL	2.0	2.0	1400	$3,500	$2.50	0d	1	0.63mi
2741 NE 16th Ave Wilton Manors, FL	2.0	2.0	1400	$3,500	$2.50	25d	1	0.63mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$3,510	$3.81	0d	20	0.64mi
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$3,545	$4.70	0d	57	0.66mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	25d	1	0.69mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	0d	1	0.69mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1459	$3,700	$2.54	6d	1	0.69mi
4360 NE 13th Ave Unit Main Oakland Park, FL	3.0	2.0	1269	$4,500	$3.55	23d	1	0.69mi
3333 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	736	$3,228	$4.38	0d	12	0.74mi
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	25d	1	0.87mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	25d	1	0.87mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	5d	1	0.87mi
4511 NE 13th Ave Oakland Park, FL	2.0	2.0	1400	$3,200	$2.29	9d	1	0.87mi
105 NE 30th Ct Unit 107 Wilton Manors, FL	3.0	2.0	1325	$3,500	$2.64	11d	1	0.98mi
105 NE 30th Ct Unit 107 Wilton Manors, FL	3.0	2.0	1325	$3,700	$2.79	16d	1	0.98mi
108 NE 30th St Wilton Manors, FL	3.0	2.0	1228	$8,000	$6.51	6d	1	1.00mi
108 NE 30th St Wilton Manors, FL	3.0	2.0	1228	$8,500	$6.92	25d	1	1.00mi
2301 Wilton Dr Unit R309 Wilton Manors, FL	2.0	2.0	1386	$3,850	$2.78	12d	1	1.01mi
1220 NE 24th St Wilton Manors, FL	1.0–2.0	1.0–2.0	894	$3,090	$3.46	0d	9	1.02mi
1575 NE 47th St Oakland Park, FL	3.0	2.0	1358	$3,700	$2.72	25d	1	1.02mi
2107 NE 15th Ave Wilton Manors, FL	2.0	1.0	779	$2,100	$2.70	9d	1	1.06mi
4764 NE 15th Way Oakland Park, FL	3.0	2.0	1218	$3,500	$2.87	25d	1	1.06mi
425 NE 25th St Wilton Manors, FL	3.0	2.0	1439	$8,000	$5.56	25d	1	1.08mi
2023 NE 15th Ave Wilton Manors, FL	2.0	1.0	1400	$3,800	$2.71	20d	1	1.11mi
261 NE 45th St Fort Lauderdale, FL	3.0	2.0	997	$3,247	$3.26	25d	1	1.12mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	25d	1	1.12mi
4780 NE 8th Ter Oakland Park, FL	3.0	2.0	1130	$4,200	$3.72	25d	1	1.13mi
4680 NE 5th Ave Fort Lauderdale, FL	3.0	2.0	1300	$3,800	$2.92	9d	1	1.15mi
4580 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1192	$3,300	$2.77	22d	1	1.16mi
2100 NE 45th St #1 Fort Lauderdale, FL	3.0	3.5	1340	$9,500	$7.09	25d	1	1.18mi
513 NE 21st Ct Wilton Manors, FL	2.0	1.0–2.5	1141	$3,805	$3.33	0d	14	1.23mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	9d	1	1.26mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	18d	1	1.26mi
2001 NE 17th Way Fort Lauderdale, FL	2.0	2.0	1473	$4,800	$3.26	23d	1	1.27mi

Listing history 24 events

1. 2026-06-21
   days on market $498,780 Active 46 DOM
2. 2026-06-18
   days on market $498,780 Active 43 DOM
3. 2026-06-17
   days on market $498,780 Active 42 DOM
4. 2026-06-16
   days on market $498,780 Active 41 DOM
5. 2026-06-15
   days on market $498,780 Active 40 DOM
6. 2026-06-13
   days on market $498,780 Active 38 DOM
7. 2026-06-09
   days on market $498,780 Active 34 DOM
8. 2026-06-08
   days on market $498,780 Active 33 DOM
9. 2026-06-07
   pricedays on market $498,780 Active 32 DOM
10. 2026-06-04
    days on market $498,880 Active 29 DOM
11. 2026-06-03
    days on market $498,880 Active 28 DOM
12. 2026-06-02
    days on market $498,880 Active 27 DOM
13. 2026-06-01
    days on market $498,880 Active 26 DOM
14. 2026-05-31
    days on market $498,880 Active 25 DOM
15. 2026-05-20
    status Active
16. 2026-05-20
    price $498,800
17. 2025-10-16
    historical
18. 2025-04-15
    historical
19. 2025-04-12
    listed $498,000 Active
20. 2024-08-08
    status Active
21. 2024-06-17
    status Active
22. 2024-04-01
    price $588,000
23. 2024-04-01
    status Active
24. 2024-01-25
    listed $499,000 Active

ⓘ 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) · 22% 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: $59,508
• − Mortgage interest: −$27,939
• − Property taxes: −$7,482
• − Insurance: −$2,494
• − Repairs & maintenance: −$4,761
• − Management: −$4,761
• − Depreciation: −$14,510
• Taxable loss: −$2,438
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $6,233/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

-0.0% since first listed

10 events — show timeline

• 2026-05-20 Relisted — MARMLS
• 2026-05-20 Price Changed $498,800 MARMLS
• 2025-10-16 Listing Removed — MARMLS
• 2025-04-15 Listing Removed — MARMLS
• 2025-04-12 Listed $498,000 MARMLS
• 2024-08-08 Relisted — MARMLS
• 2024-06-17 Relisted — MARMLS
• 2024-04-01 Price Changed $588,000 MARMLS
• 2024-04-01 Relisted — MARMLS
• 2024-01-25 Listed $499,000 MARMLS