850 E Commercial Blvd Unit 204a · Oakland Park, FL 33334

$135,000

2 bd · 1.0 ba · 830 sqft · Condo public records · 21 Days on market

Built 1972 ↓ 9% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

PRIMARY RESIDENCE OR INVESTMENT. 2 BEDROOM 1 BATH APARTMENT SALE IN THE COURTYARDS AT CIMARRON COMMUNITY; CONVENIENTLY LOCATED NEAR GROCERY STORES, RESTAURANTS, AND THE BEACH AND MORE. UNIT NEEDS TLC INCLUDING FLOORING REPAIRS. GREAT POTENTIAL FOR INVESTORS NO RENTAL RESTRICTIONS. .. GREAT OPPORTUNITY TO MAKE THIS SPACE YOUR NEW HOME OR INVESTMENT! PRIMARY RESIDENCE OR INVESTMENT. 2 BEDROOM 1 BATH APARTMENT SALE IN THE COURTYARDS AT CIMARRON COMMUNITY; CONVENIENTLY LOCATED NEAR GROCERY STORES, RESTAURANTS, AND THE BEACH AND MORE. UNIT NEEDS TLC INCLUDING FLOORING REPAIRS. GREAT POTENTIAL FOR INVESTORS NO RENTAL RESTRICTIONS. .. GREAT OPPORTUNITY TO MAKE THIS SPACE YOUR NEW HOME OR INVESTMEN

Key facts

• Built 1972
• Listed 21 days

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions

Exterior

• Parking: Assigned parking; Guest parking; No carport
• Security: Security fence
• Utilities: Public sewer; Other water source; Other utilities
• Home design: Condominium; Resale; 2 total stories; Faces east
• Construction: CBS construction; Other roof; Entry on first floor
• Exterior features: First-floor entry; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Unfurnished; Security fence
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.0% 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: 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); 355 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $75k; list at $135k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.46% ✓
• Cap rate: 17.03%
• Cash-on-cash: 38.36%
• DSCR: 2.71
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.2%
• Equity multiple: 2.38×
• Total profit: $52,147
• Equity at exit: $20,129

10-year hold

• IRR: 39.6%
• Equity multiple: 4.51×
• Total profit: $132,720
• Equity at exit: $11,672

Cash invested: $37,800 (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: 3.4×

Monthly cashflow live

• Estimated rent: $3,327 high
• Mortgage (P&I): −$708
• Tax from tax record: −$281 /mo · $3,378/yr
• Insurance: −$56
• HOA est. from 2 same-building comps: −$374
• Vacancy / Maint / Mgmt: −$699
• Net cashflow: $1,208

Break-even live

Break-even rent $1,797

Max offer price $135,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,285	-5% $1,246	+0% $1,208	+5% $1,170	+10% $1,132
Rent	-10% $945	-5% $1,077	+0% $1,208	+5% $1,340	+10% $1,471
Rate	-1.0pp $1,276	-0.5pp $1,243	base $1,208	+0.5pp $1,173	+1.0pp $1,138

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	25d	1	0.45mi
261 NE 45th St Fort Lauderdale, FL	3.0	2.0	997	$3,247	$3.26	25d	1	0.59mi
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	25d	1	0.78mi
5365 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1016	$3,500	$3.44	25d	1	0.81mi
540 NE 59th Ct Fort Lauderdale, FL	3.0	2.0	964	$3,400	$3.53	25d	1	0.91mi
5841 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	834	$3,200	$3.84	25d	1	0.92mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	15d	45	0.98mi
3781 NE 13th Ave Oakland Park, FL	2.0	1.0	869	$3,900	$4.49	25d	1	1.04mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	17d	1	1.29mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	8d	1	1.29mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$3,146	$3.34	3d	31	1.41mi
1680 NE 34th Ln Unit B Oakland Park, FL	2.0	2.0	1084	$3,100	$2.86	20d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-17
   status $135,000 Pending 21 DOM
2. 2026-06-16
   days on market $135,000 Active 21 DOM
3. 2026-06-15
   days on market $135,000 Active 20 DOM
4. 2026-06-13
   days on market $135,000 Active 18 DOM
5. 2026-06-09
   days on market $135,000 Active 14 DOM
6. 2026-06-08
   days on market $135,000 Active 13 DOM
7. 2026-06-07
   days on market $135,000 Active 12 DOM
8. 2026-06-04
   days on market $135,000 Active 9 DOM
9. 2026-06-03
   days on market $135,000 Active 8 DOM
10. 2026-06-02
    days on market $135,000 Active 7 DOM
11. 2026-06-01
    days on market $135,000 Active 6 DOM
12. 2026-05-31
    days on market $135,000 Active 5 DOM
13. 2026-05-26
    listed $135,000 Active
14. 2025-12-24
    historical $1,700
15. 2025-10-09
    price $1,700
16. 2025-09-26
    price $1,750
17. 2025-06-10
    price $1,800
18. 2025-05-10
    listed $1,950
19. 2013-08-19
    soldstatus $75,000
20. 2012-09-27
    soldstatus $22,500
21. 2006-03-15
    soldstatus $149,000

ⓘ 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: $3,378 · $281/mo
• Projected year-2 tax: $3,378 · $281/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $39,918
• − Mortgage interest: −$7,562
• − Property taxes: −$3,378
• − Insurance: −$675
• − Repairs & maintenance: −$3,193
• − Management: −$3,193
• − HOA: −$4,488
• − Depreciation: −$3,927
• Taxable income: $13,501
• Est. tax owed @ 24.0%: −$3,240
• After-tax cash flow: $11,259/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

-9.4% since first listed

9 events — show timeline

• 2026-05-26 Listed $135,000 Beaches MLS
• 2025-12-24 Rental Removed $1,700 GFLMLS
• 2025-10-09 Price Changed $1,700 GFLMLS
• 2025-09-26 Price Changed $1,750 GFLMLS
• 2025-06-10 Price Changed $1,800 GFLMLS
• 2025-05-10 Listed for Rent $1,950 GFLMLS
• 2013-08-19 Sold (Public Records) $75,000 Public Records
• 2012-09-27 Sold (Public Records) $22,500 Public Records
• 2006-03-15 Sold (Public Records) $149,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $3,378 · +3.5% YoY. Source: county tax records.