1522 NE 34th Ct #4 · Oakland Park, FL 33334

$179,000

1 bd · 1.0 ba · 659 sqft · Condo public records · 1 Days on market

Built 1973 $509/mo HOA · 24% of rent

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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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 1-bedroom, 1-bathroom condominium located in a desirable 55+ community in the heart of Oakland Park. This move-in-ready residence offers 659 square feet of comfortable living space and features an updated kitchen, renovated bathroom, upgraded flooring throughout, and a bright open-concept living and dining area. The spacious primary bedroom provides ample closet space and natural light, while central air conditioning ensures year-round comfort. Enjoy a well-maintained community with beautifully landscaped grounds, assigned parking, and guest parking. Conveniently located just minutes from shopping, dining, medical facilities, entertainment, Wilton Manors, Downtown Fort L

Key facts

• Guest parking
• Renovated bathroom
• Upgraded flooring

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOM
• UPGRADED FLOORING
• OPEN-CONCEPT LIVING
• ASSIGNED PARKING
• GUEST PARKING

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee of $509 covering amenities

Exterior

• Parking: 1-car garage; One covered parking space
• Utilities: Has cooling (central air); Has heating (electric)
• Home design: 2-story property; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: No notable exterior features listed; Property is attached

Interior

• Kitchen: Dishwasher
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Bedroom on main level; First floor entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-67 ($-808/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (6.6% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $167k (6.6% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $167,107 (6.6% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.17% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 7.1

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: -20.3%
• Equity multiple: 0.30×
• Total profit: $-35,031
• Equity at exit: $26,689

10-year hold

• IRR: -16.2%
• Equity multiple: 0.14×
• Total profit: $-43,003
• Equity at exit: $15,477

Cash invested: $50,120 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$939
• Tax from tax record: −$202 /mo · $2,425/yr
• Insurance: −$75
• HOA: −$509
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-67

Break-even live

Break-even rent $2,183

Max offer price $167,107

Occupancy floor 98%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$2,894	$3.07	14d	45	0.39mi
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$2,885	$3.83	2d	59	0.53mi
3333 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	736	$2,677	$3.63	1d	13	0.61mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$2,805	$3.05	2d	20	0.70mi
1220 NE 24th St Wilton Manors, FL	1.0–3.0	1.0–2.0	992	$2,230	$2.25	14d	10	0.97mi
803 NE 21st Dr Wilton Manors, FL	1.0	1.0	650	$2,500	$3.85	24d	1	1.08mi
1822 N Dixie Hwy Unit 4 Fort Lauderdale, FL	1.0	1.0	650	$1,599	$2.46	7d	1	1.23mi
513 NE 21st Ct Wilton Manors, FL	2.0	1.0–2.5	1141	$3,094	$2.71	1d	14	1.24mi
1151 NE 18th St Unit 5 Fort Lauderdale, FL	1.0	1.0	500	$1,650	$3.30	14d	1	1.29mi
1460 NE 18th St Fort Lauderdale, FL	2.0	1.0	725	$2,150	$2.97	16d	2	1.30mi
1460 NE 18th St Fort Lauderdale, FL	2.0	1.0	725	$2,200	$3.03	17d	2	1.30mi
578 NE 20th St Unit 10E Wilton Manors, FL	1.0	1.0	481	$1,795	$3.73	16d	1	1.31mi
578 NE 20th St Unit 10E Wilton Manors, FL	1.0	1.0	481	$1,795	$3.73	15d	1	1.31mi
1812 NE 20th Ave Unit 1 Fort Lauderdale, FL	1.0	1.0	650	$1,750	$2.69	5d	1	1.31mi
1812 NE 20th Ave Unit 1 Fort Lauderdale, FL	1.0	1.0	650	$1,750	$2.69	24d	1	1.31mi
1460 NE 18th St #213 Fort Lauderdale, FL	2.0	1.0	725	$2,300	$3.17	1d	1	1.31mi
1005 NE 17th Ct Fort Lauderdale, FL	1.0	1.0	621	$2,050	$3.30	24d	1	1.36mi
2020 NE 4th Ave Unit 2 Wilton Manors, FL	1.0	1.0	500	$1,500	$3.00	7d	1	1.36mi
1150 NE 17th Ct Unit 11 Fort Lauderdale, FL	1.0	1.0	700	$1,690	$2.41	24d	1	1.37mi
520 NE 20th St Wilton Manors, FL	1.0–3.0	1.0–2.0	947	$1,754	$1.85	1d	10	1.41mi
1708 NE 20th Ave Unit 4 Fort Lauderdale, FL	1.0	1.0	600	$1,500	$2.50	24d	1	1.43mi
1708 NE 20th Ave Unit 3 Fort Lauderdale, FL	1.0	1.0	600	$1,450	$2.42	24d	1	1.43mi
1125 NE 16th Pl #105 Fort Lauderdale, FL	1.0	1.0	575	$1,675	$2.91	24d	1	1.47mi
1125 NE 16th Pl Fort Lauderdale, FL	1.0–2.0	1.0	657	$1,750	$2.66	13d	2	1.47mi
1620 NE 20th Ave #2 Fort Lauderdale, FL	1.0	1.0	650	$1,850	$2.85	7d	1	1.48mi
2010 NE 17th St Apt 12 Fort Lauderdale, FL	—	1.0	425	$1,350	$3.18	24d	1	1.48mi

HOA detail condo

• Monthly dues: $509 · $6,108/yr
• Likely covers: landscapingparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $179,000 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: $2,425 · $202/mo
• Projected year-2 tax: $2,425 · $202/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: $25,171
• − Mortgage interest: −$10,027
• − Property taxes: −$2,425
• − Insurance: −$895
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − HOA: −$6,108
• − Depreciation: −$5,207
• Taxable loss: −$3,519
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $37/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

+411.4% since first listed

4 events — show timeline

• 2026-06-18 Listed $179,000 MARMLS
• 2023-07-10 Sold (Public Records) $187,000 Public Records
• 2010-11-04 Sold (Public Records) $34,900 Public Records
• 2010-06-15 Sold (Public Records) $35,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,425 · -19.3% YoY. Source: county tax records.