735 NE 34th Ct · Oakland Park, FL 33334

$439,000

2 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 9 Days on market

Built 1971 5,497 ac lot Est $436k · at est.

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Why this score? — see what drove the D 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 +15.2/30.0
• ARV discount +7.2/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely 2 bedroom, 1.5 bath home no HOA no restrictions. Freshly painted inside and out, home feels clean, bright, and move-in ready. All impact windows provide security, storm protection, and peace of mind. Roof New! Features include an open-concept kitchen that flows into the main living space, creating a comfortable layout for everyday living and entertaining. An oversized Florida room adds flexible space for a media room, home office, or additional living area. Exterior highlights include a paver driveway, 1-car carport, and a large storage shed. The spacious backyard is designed for relaxing and entertaining, featuring a large patio and tropical landscaping. Ideally located just minutes

Key facts

• Spacious backyard
• Open-concept kitchen
• Paver driveway

Tags

• IMPACT WINDOWS
• OPEN-CONCEPT KITCHEN
• OVERSIZED FLORIDA ROOM
• PAVER DRIVEWAY
• LARGE STORAGE SHED
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Attached carport (1 covered space); Driveway
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single family residence; One story; Resale property; Facing south
• Construction: Stucco and other exterior materials; Built as a single-story structure
• Exterior features: Not waterfront; Tile roof

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Food disposal
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central air; Ceiling fans
• Interior features: Disposal, Dishwasher, Electric Range, Microwave, Refrigerator; Satellite dish
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $366k (16.7% below list).
• Recommended offer: $366k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); 356 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,658/mo this rent would consume 58% 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 $13k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $209k; list at $439k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $365,812 (16.7% below list)

Questions for the listing agent

1. Built in 1971 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $436,080
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
960 NE 35th St	0.14mi	3/2.0 (+1)	1,270 (-8%)	3mo	$360,000	$283	69
350 NE 42nd St	0.59mi	2/1.0	1,268 (-8%)	2mo	$375,000	$296	57
1499 NE 39th St	0.61mi	2/2.0	1,451 (+5%)	3mo	$765,000	$527	56
2701 NE 10th Ter	0.70mi	2/2.0	1,292 (-6%)	3mo	$750,000	$580	51
124 Almar Dr	0.64mi	2/2.0	1,504 (+9%)	2mo	$475,600	$316	49
299 NE 35th St	0.35mi	3/2.0 (+1)	1,280 (-7%)	23mo	$470,000	$367	43
3317 N Andrews Ave	0.61mi	2/1.0	1,246 (-10%)	20mo	$360,000	$289	38

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-65,096
• Equity at exit: $65,456

10-year hold

• IRR: -8.0%
• Equity multiple: 0.52×
• Total profit: $-59,127
• Equity at exit: $37,957

Cash invested: $122,920 (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: 356
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,658 high
• Mortgage (P&I): −$2,302
• Tax from tax record: −$251 /mo · $3,016/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $154

Break-even live

Break-even rent $3,464

Max offer price $439,000

Occupancy floor 91%

Sensitivity live

Price	-10% $402	-5% $278	+0% $154	+5% $29	+10% $-95
Rent	-10% $-135	-5% $9	+0% $154	+5% $298	+10% $443
Rate	-1.0pp $375	-0.5pp $265	base $154	+0.5pp $40	+1.0pp $-76

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1068 NE 35th St Oakland Park, FL	3.0	3.5	1787	$3,900	$2.18	7d	1	0.25mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	1d	41	0.37mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$3,510	$3.81	0d	19	0.43mi
3320 NE 13th Ave Unit 3320 Oakland Park, FL	3.0	2.5	1433	$3,600	$2.51	26d	1	0.49mi
417 NE 29th St Wilton Manors, FL	3.0	2.0	1596	$5,800	$3.63	26d	1	0.55mi
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	26d	1	0.56mi
2816 NE 9th Ter Wilton Manors, FL	2.0	1.0	1146	$3,800	$3.32	26d	1	0.58mi
609 NE 28th St #1 Wilton Manors, FL	3.0	3.5	1800	$3,300	$1.83	17d	1	0.58mi
105 NE 30th Ct Unit 107 Wilton Manors, FL	3.0	2.0	1325	$3,700	$2.79	17d	1	0.60mi
105 NE 30th Ct Unit 107 Wilton Manors, FL	3.0	2.0	1325	$3,500	$2.64	12d	1	0.60mi
1547 NE 34th St Unit 1541793P Oakland Park, FL	3.0	2.0	1689	$5,071	$3.00	9d	1	0.60mi
682 NE 43rd St Oakland Park, FL	3.0	2.5	1694	$4,200	$2.48	26d	1	0.61mi
108 NE 30th St Wilton Manors, FL	3.0	2.0	1228	$8,500	$6.92	26d	1	0.62mi
108 NE 30th St Wilton Manors, FL	3.0	2.0	1228	$8,000	$6.51	7d	1	0.62mi
1350 NE 30th St Oakland Park, FL	2.0	2.0	1536	$4,500	$2.93	26d	1	0.64mi
3680 NE 16th Ave Oakland Park, FL	3.0	2.0	1560	$4,200	$2.69	16d	1	0.70mi
1421 NE 41st St Oakland Park, FL	2.0	2.0	1366	$4,000	$2.93	26d	1	0.74mi
1680 NE 34th Ln Unit B Oakland Park, FL	2.0	2.0	1084	$3,100	$2.86	22d	1	0.77mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	1d	1	0.83mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	26d	1	0.83mi
4360 NE 13th Ave Unit Main Oakland Park, FL	3.0	2.0	1269	$4,500	$3.55	24d	1	0.83mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1459	$3,700	$2.54	7d	1	0.83mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	19d	1	0.83mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	9d	1	0.83mi
2601 NE 14th Ave #507 Wilton Manors, FL	2.0	2.0	1650	$4,000	$2.42	26d	1	0.84mi
261 NE 45th St Fort Lauderdale, FL	3.0	2.0	997	$3,247	$3.26	26d	1	0.86mi
2741 NE 16th Ave Wilton Manors, FL	2.0	2.0	1400	$3,500	$2.50	1d	1	0.87mi
2741 NE 16th Ave Wilton Manors, FL	2.0	2.0	1400	$3,500	$2.50	26d	1	0.87mi
425 NE 25th St Wilton Manors, FL	3.0	2.0	1439	$8,000	$5.56	26d	1	0.88mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	26d	1	0.91mi
2301 Wilton Dr Unit R309 Wilton Manors, FL	2.0	2.0	1386	$3,850	$2.78	13d	1	0.92mi
4580 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1192	$3,300	$2.77	22d	1	0.93mi
3602 NE 18th Ave Oakland Park, FL	3.0	3.0	1779	$5,200	$2.92	22d	1	0.95mi
1733 Coral Gardens Dr Wilton Manors, FL	3.0	3.0	1650	$10,500	$6.36	22d	1	0.96mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	26d	1	0.96mi
4511 NE 13th Ave Oakland Park, FL	2.0	2.0	1400	$3,200	$2.29	9d	1	0.96mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	6d	1	0.96mi
4680 NE 5th Ave Fort Lauderdale, FL	3.0	2.0	1300	$3,800	$2.92	9d	1	0.98mi
2957 NW 6th Ave Wilton Manors, FL	2.0	2.0	1104	$3,900	$3.53	26d	1	0.98mi
4650 NE 2nd Ave Fort Lauderdale, FL	3.0	2.0	1356	$3,950	$2.91	26d	1	1.02mi

Listing history 7 events

1. 2026-06-21
   days on market $439,000 Active 9 DOM
2. 2026-06-18
   days on market $439,000 Active 6 DOM
3. 2026-06-17
   days on market $439,000 Active 5 DOM
4. 2026-06-16
   days on market $439,000 Active 4 DOM
5. 2026-06-15
   days on market $439,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $439,000 Active 1 DOM

ⓘ 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: $3,016 · $251/mo
• Projected year-2 tax: $3,644 · $304/mo
• Expected delta: +$628/yr (+$52/mo · 20.8%)

ⓘ 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) · 13% 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: $43,897
• − Mortgage interest: −$24,591
• − Property taxes: −$3,016
• − Insurance: −$2,195
• − Repairs & maintenance: −$3,512
• − Management: −$3,512
• − Depreciation: −$12,771
• Taxable loss: −$5,699
• Est. tax savings @ 24.0%: +$1,368
• After-tax cash flow: $3,210/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

+527.1% since first listed

7 events — show timeline

• 2026-06-12 Listed $439,000 Beaches MLS
• 2003-06-03 Sold (Public Records) $209,000 Public Records
• 2001-04-04 Sold (Public Records) $122,000 Public Records
• 2000-06-20 Sold (Public Records) $99,500 Public Records
• 1998-10-20 Sold (Public Records) $85,000 Public Records
• 1996-01-23 Sold (Public Records) $65,500 Public Records
• 1992-07-08 Sold (Public Records) $70,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,016 · +2.6% YoY. Source: county tax records.