883 NE 33rd St · Oakland Park, FL 33334

$615,000

None bd · None ba · 1,500 sqft · MultiFamily · 99 Days on market

Built 1958 ↓ 5% since listing

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• 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

Well-maintained duplex in the heart of Oakland Park offering flexibility and long-term value. Property features a newer roof (less than 5 years old) and recent interior upgrades. Unit A (2 bed / 2 bath): Stainless steel appliances, granite countertops, vinyl flooring, refrigerator less than 5 years old, walk-in closet in second bedroom, and washer/dryer in unit. Unit B (1 bed / 1 bath – owner-occupied): Fully remodeled kitchen with brand-new appliances, quartz countertops, ceramic tile floors, and washer/dryer in unit.

Key facts

• Interior upgrades
• Vinyl flooring
• Newer roof

Tags

• NEWER ROOF
• INTERIOR UPGRADES
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• VINYL FLOORING
• WALK-IN CLOSET

Property features AI

Finance

• Other: Living area approximately 1,500; Lot size about 5,805
• Financial info: 2 total units (duplex)
• HOA & community: Association fees include sewer and trash

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex; Single-story
• Construction: Brick construction; Composition and shingle roof; Built on slab or unspecified foundation
• Exterior features: Not waterfront

Interior

• Flooring: Tile
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 1×2bd/2ba + 1×1bd/1ba units multifamily listed at $615k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative. Per door: $-164/mo.
• To cash-flow at today's rent, offer at most $568k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $496k (19.3% below list).
• Recommended offer: $496k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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); 355 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $4,965/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 $4k of loan paydown is wiped out by about $18k 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 99 days — a 9% lower offer ($560k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $496,500 (19.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.81% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 10.3

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-125,355
• Equity at exit: $91,698

10-year hold

• IRR: -17.1%
• Equity multiple: 0.10×
• Total profit: $-155,434
• Equity at exit: $53,174

Cash invested: $172,200 (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: 19.5×

Monthly cashflow live

• Estimated rent: $4,965 high
• Mortgage (P&I): −$3,225
• Tax est. 1.5%: −$769 /mo · $9,225/yr
• Insurance: −$256
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,043
• Net cashflow: $-328

Break-even live

Break-even rent $5,380

Max offer price $567,570

Occupancy floor —

Sensitivity live

Price	-10% $97	-5% $-115	+0% $-328	+5% $-540	+10% $-753
Rent	-10% $-720	-5% $-524	+0% $-328	+5% $-132	+10% $64
Rate	-1.0pp $-18	-0.5pp $-171	base $-328	+0.5pp $-487	+1.0pp $-649

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

Units	Beds	Baths	Est. rent
1× unit	2	2	$2,623
1× unit	1	1	$2,342
Total (2 units)			$4,965

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: $153,750
• Closing costs: $18,450
• 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	6d	1	0.24mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$3,510	$3.81	3d	20	0.31mi
3320 NE 13th Ave Unit 3320 Oakland Park, FL	3.0	2.5	1433	$3,600	$2.51	25d	1	0.41mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	15d	45	0.43mi
2816 NE 9th Ter Wilton Manors, FL	2.0	1.0	1146	$3,800	$3.32	25d	1	0.43mi
3438 NE 13th Ave Oakland Park, FL	3.0	2.5	1888	$3,500	$1.85	15d	1	0.44mi
609 NE 28th St #1 Wilton Manors, FL	3.0	3.5	1800	$3,300	$1.83	15d	1	0.45mi
417 NE 29th St Wilton Manors, FL	3.0	2.0	1596	$5,800	$3.63	25d	1	0.46mi
1350 NE 30th St Oakland Park, FL	2.0	2.0	1536	$4,500	$2.93	25d	1	0.51mi
1547 NE 34th St Unit 1541793P Oakland Park, FL	3.0	2.0	1689	$5,071	$3.00	8d	1	0.54mi
105 NE 30th Ct Unit 107 Wilton Manors, FL	3.0	2.0	1325	$3,700	$2.79	15d	1	0.58mi
105 NE 30th Ct Unit 107 Wilton Manors, FL	3.0	2.0	1325	$3,500	$2.64	11d	1	0.58mi
108 NE 30th St Wilton Manors, FL	3.0	2.0	1228	$8,500	$6.92	25d	1	0.60mi
108 NE 30th St Wilton Manors, FL	3.0	2.0	1228	$8,000	$6.51	6d	1	0.60mi
1570 NE 30th Pl Oakland Park, FL	3.0	2.0	1942	$4,700	$2.42	25d	1	0.61mi
3705 NE 16th Ave Oakland Park, FL	3.0	2.0	1940	$4,900	$2.53	25d	1	0.67mi
3680 NE 16th Ave Oakland Park, FL	3.0	2.0	1560	$4,200	$2.69	14d	1	0.68mi
2601 NE 14th Ave #507 Wilton Manors, FL	2.0	2.0	1650	$4,000	$2.42	25d	1	0.69mi
1680 NE 34th Ln Unit B Oakland Park, FL	2.0	2.0	1084	$3,100	$2.86	20d	1	0.69mi
3468 NE 17th Ave Unit 2 Oakland Park, FL	2.0	2.0	1998	$3,300	$1.65	13d	1	0.73mi
1425 NE 26th Dr Unit 1-2 Wilton Manors, FL	2.0	2.0	2232	$3,300	$1.48	2d	1	0.73mi
2741 NE 16th Ave Wilton Manors, FL	2.0	2.0	1400	$3,500	$2.50	25d	1	0.74mi
682 NE 43rd St Oakland Park, FL	3.0	2.5	1694	$4,200	$2.48	25d	1	0.76mi
3510 NE 17th Ave Oakland Park, FL	3.0	3.0	2067	$7,400	$3.58	25d	1	0.76mi
425 NE 25th St Wilton Manors, FL	3.0	2.0	1439	$8,000	$5.56	25d	1	0.77mi
2301 Wilton Dr Unit R309 Wilton Manors, FL	2.0	2.0	1386	$3,850	$2.78	11d	1	0.78mi
1421 NE 41st St Oakland Park, FL	2.0	2.0	1366	$4,000	$2.93	25d	1	0.80mi
1733 Coral Gardens Dr Wilton Manors, FL	3.0	3.0	1650	$10,500	$6.36	20d	1	0.84mi
3602 NE 18th Ave Oakland Park, FL	3.0	3.0	1779	$5,200	$2.92	21d	1	0.91mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1459	$3,700	$2.54	6d	1	0.92mi
4360 NE 13th Ave Unit Main Oakland Park, FL	3.0	2.0	1269	$4,500	$3.55	22d	1	0.92mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	25d	1	0.92mi
116 NW 41st St Unit 104 Oakland Park, FL	3.0	2.5	2025	$3,500	$1.73	25d	1	0.92mi
1220 NE 24th St Wilton Manors, FL	1.0–3.0	1.0–2.0	992	$3,015	$3.04	15d	10	0.95mi
1925 NE 29th Ct Fort Lauderdale, FL	3.0	2.0	1537	$4,999	$3.25	25d	1	0.97mi
513 NE 21st Ct Wilton Manors, FL	2.0	1.0–2.5	1141	$3,800	$3.33	2d	14	0.97mi
2957 NW 6th Ave Wilton Manors, FL	2.0	2.0	1104	$3,900	$3.53	25d	1	0.98mi
333 NW 41st St #331 Oakland Park, FL	3.0	2.5	2000	$3,700	$1.85	25d	1	1.01mi
333 NW 41st St #337 Oakland Park, FL	3.0	2.5	2000	$3,950	$1.98	15d	1	1.01mi
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$3,545	$4.70	3d	59	1.03mi

Listing history 14 events

1. 2026-06-18
   days on market $615,000 Active 99 DOM
2. 2026-06-17
   days on market $615,000 Active 98 DOM
3. 2026-06-16
   days on market $615,000 Active 97 DOM
4. 2026-06-15
   days on market $615,000 Active 96 DOM
5. 2026-06-13
   days on market $615,000 Active 94 DOM
6. 2026-06-09
   days on market $615,000 Active 90 DOM
7. 2026-06-07
   days on market $615,000 Active 88 DOM
8. 2026-06-04
   days on market $615,000 Active 85 DOM
9. 2026-06-03
   days on market $615,000 Active 84 DOM
10. 2026-06-02
    days on market $615,000 Active 83 DOM
11. 2026-06-01
    days on market $615,000 Active 82 DOM
12. 2026-05-31
    days on market $615,000 Active 81 DOM
13. 2026-04-13
    price $615,000
14. 2026-02-12
    listed $645,000 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 3/10 Moderate FEMA zone X (shaded) · 12% 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: $59,580
• − Mortgage interest: −$34,450
• − Property taxes: −$9,225
• − Insurance: −$3,075
• − Repairs & maintenance: −$4,766
• − Management: −$4,766
• − Depreciation: −$17,891
• Taxable loss: −$14,593
• Est. tax savings @ 24.0%: +$3,502
• After-tax cash flow: $-431/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

-4.7% since first listed

2 events — show timeline

• 2026-04-13 Price Changed $615,000 Beaches MLS
• 2026-02-12 Listed $645,000 Beaches MLS