111 Royal Park Dr Unit 4a · Oakland Park, FL 33309

$100,000

2 bd · 2.0 ba · 975 sqft · Condo public records · 41 Days on market

Built 1974 $783/mo HOA · 38% 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 +23.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Live the South Florida lifestyle in this charming 2-bedroom, 2-bath condo perfectly situated near the water in Oakland Park. Enjoy bright, open living spaces, a relaxing balcony, and easy access to local parks, shops, and waterfront dining. This is your chance to own a piece of paradise close to everything you love about coastal living.

Key facts

• Waterfront dining
• Local parks
• Relaxing balcony

Tags

• RELAXING BALCONY
• LOCAL PARKS
• WATERFRONT DINING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $27 ($325/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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: Lloyd Estates Elementary School (math 26% / reading 32%, grade F, #1,932 of 2,144 statewide, top 91%, 444 students, 79% 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 26% at this address vs 48% district-wide (-22 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.5%/yr); 340 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 41 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 38% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 2.06% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.29×
• Total profit: $-19,921
• Equity at exit: $14,910

10-year hold

• IRR: -62.9%
• Equity multiple: -0.29×
• Total profit: $-36,034
• Equity at exit: $8,646

Cash invested: $28,000 (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 33309

• Home prices YoY: -26.6%
• Rents YoY: -0.5%
• Active inventory: 340
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$524
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$42
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$783
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $27

Break-even live

Break-even rent $2,023

Max offer price $100,000

Occupancy floor 94%

Sensitivity live

Price	-10% $84	-5% $55	+0% $27	+5% $-1	+10% $-30
Rent	-10% $-135	-5% $-54	+0% $27	+5% $108	+10% $190
Rate	-1.0pp $77	-0.5pp $52	base $27	+0.5pp $1	+1.0pp $-25

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Royal Park Dr Unit 4B Oakland Park, FL	2.0	2.0	975	$2,000	$2.05	25d	1	0.07mi
115 Royal Park Dr Unit 4B Oakland Park, FL	2.0	2.0	975	$2,000	$2.05	8d	1	0.07mi
113 Royal Park Dr Unit 2C Oakland Park, FL	2.0	2.0	975	$2,000	$2.05	25d	1	0.08mi
109 Royal Park Dr Unit 2C Oakland Park, FL	2.0	2.0	975	$1,900	$1.95	0d	1	0.09mi
119 Royal Park Dr Unit 1E Oakland Park, FL	1.0	1.5	750	$1,650	$2.20	25d	1	0.10mi
118 Royal Park Dr Unit 4G Oakland Park, FL	2.0	2.0	975	$1,750	$1.79	3d	1	0.16mi
121 Royal Park Dr Unit 3A Oakland Park, FL	2.0	2.0	975	$1,825	$1.87	0d	1	0.21mi
111 Lake Emerald Dr #302 Oakland Park, FL	2.0	2.0	920	$2,450	$2.66	25d	1	0.59mi
113 Lake Emerald Dr #209 Oakland Park, FL	2.0	2.0	920	$1,975	$2.15	4d	1	0.60mi
4156 NW 21st Ave Oakland Park, FL	2.0–3.0	2.0	1162	$1,850	$1.59	0d	6	0.62mi
4161 NW 11th Ave Fort Lauderdale, FL	3.0	2.0	888	$2,800	$3.15	0d	1	0.64mi
110 Lake Emerald Dr #107 Oakland Park, FL	2.0	2.0	920	$2,200	$2.39	15d	1	0.64mi
2607 NW 33rd St Oakland Park, FL	1.0	1.0	834	$1,622	$1.95	8d	2	0.68mi
2607 NW 33rd St Oakland Park, FL	1.0	1.0	834	$1,648	$1.98	25d	2	0.68mi
2121 NW 28th St Oakland Park, FL	3.0	1.0	1047	$2,295	$2.19	23d	1	0.70mi
4240 NW 21st Ave Unit 2 Oakland Park, FL	1.0	1.0	800	$1,700	$2.12	3d	1	0.70mi
2632 NW 18th Ter Unit 2638 Oakland Park, FL	3.0	1.0	1000	$2,290	$2.29	25d	1	0.71mi
109 Lake Emerald Dr #108 Oakland Park, FL	2.0	2.0	1100	$2,495	$2.27	0d	1	0.72mi
2620 NW 18th Ter #3 Oakland Park, FL	2.0	1.0	744	$2,000	$2.69	25d	1	0.74mi
2617 NW 19th Ave Unit F Oakland Park, FL	2.0	1.0	792	$2,100	$2.65	25d	1	0.79mi
2811 N Oakland Forest Dr #306 Oakland Park, FL	2.0	2.0	992	$2,200	$2.22	16d	1	0.92mi
2811 N Oakland Forest Dr Oakland Park, FL	2.0	2.0	1015	$2,248	$2.21	6d	2	0.92mi
2811 N Oakland Forest Dr Oakland Park, FL	2.0	2.0	1015	$2,100	$2.07	25d	2	0.92mi
2811 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	941	$2,295	$2.44	0d	3	0.92mi
117 Lake Emerald Dr Oakland Park, FL	2.0	2.0	920	$2,200	$2.39	25d	2	0.92mi
2831 N Oakland Forest Dr #101 Oakland Park, FL	2.0	2.0	1100	$2,295	$2.09	23d	1	0.92mi
2831 N Oakland Forest Dr #101 Oakland Park, FL	2.0	2.0	1050	$2,295	$2.19	15d	1	0.92mi
2831 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	927	$2,295	$2.48	6d	2	0.92mi
4564 NW 16th Ave Fort Lauderdale, FL	2.0	2.0	1010	$2,300	$2.28	25d	1	0.92mi
2841 N Oakland Forest Dr #107 Oakland Park, FL	1.0	1.0	862	$1,750	$2.03	2d	1	0.94mi
2720 S Oakland Forest Dr Oakland Park, FL	2.0	2.0	1100	$2,050	$1.86	25d	1	0.94mi
1906 NW 45th Ct Fort Lauderdale, FL	2.0	1.0	1008	$2,400	$2.38	6d	1	0.96mi
2733 S Oakland Forest Dr Oakland Park, FL	2.0	2.0	1050	$2,200	$2.10	25d	1	0.96mi
105 Lake Emerald Dr #708 Oakland Park, FL	1.0	1.5	990	$1,895	$1.91	25d	1	0.97mi
2957 NW 6th Ave Wilton Manors, FL	2.0	2.0	1104	$3,900	$3.53	25d	1	0.97mi
2851 N Oakland Forest Dr Oakland Park, FL	1.0	1.0	823	$1,872	$2.28	21d	1	0.97mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	18d	1	0.98mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	8d	1	0.98mi
1491 NW 22nd Ct Unit 3 Fort Lauderdale, FL	2.0	1.0	825	$1,550	$1.88	25d	1	0.98mi
2851 N Oakland Forest Dr #111 Oakland Park, FL	1.0	1.0	860	$1,995	$2.32	12d	1	0.99mi

HOA detail condo

• Monthly dues: $783 · $9,396/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-03-11
   status Pending
2. 2026-03-06
   soldstatus $100,000
3. 2025-11-26
   status Pending
4. 2025-11-17
   price $100,000
5. 2025-10-16
   listed $127,500 Active
6. 1978-08-01
   soldstatus $26,500

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,162 · $97/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 AH · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,684
• − Mortgage interest: −$5,602
• − Property taxes: −$1,162
• − Insurance: −$2,324
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − HOA: −$9,396
• − Depreciation: −$2,909
• Taxable loss: −$659
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $483/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): 37,475
• Household income: $77,321
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 1596.0

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: Black 43% Hispanic / Latino 28% White 22% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 55% English-only · Spanish 25% French/Haitian/Cajun 17% Other Indo-European 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: ▼ -158.71%
• Current HPI: 439.091
• Rent YoY: ▼ -0.50%
• 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

+277.4% since first listed

6 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2026-03-06 Sold (Public Records) $100,000 Public Records
• 2025-11-26 Pending — Beaches MLS
• 2025-11-17 Price Changed $100,000 Beaches MLS
• 2025-10-16 Listed $127,500 Beaches MLS
• 1978-08-01 Sold (Public Records) $26,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,162 · +2.0% YoY. Source: county tax records.