3083 N Oakland Forest Dr #206 · Oakland Park, FL 33309

$180,000

2 bd · 1.0 ba · 1,150 sqft · Condo public records · 51 Days on market

Built 1986 $471/mo HOA · 23% 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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BANK FORECLOSURE, GREAT DEAL OR INVESTMENT PROPERTY, GOOD SIZE CONDO, NICE AREA AND COMPLEX

Key facts

• In-unit laundry room
• Clubhouse
• Garden views

Tags

• SCREENED-IN BALCONY
• GARDEN VIEWS
• IN-UNIT LAUNDRY ROOM
• CLUBHOUSE
• POOL
• GYM

Property features AI

Finance

• Financial info: Lease considered; No pet restrictions
• HOA & community: Monthly association fee ($471); Association pool

Exterior

• Parking: Carport (1 space); 1 covered parking space
• Security: Doorman
• Home design: 3-story building; Attached property; Entry on level 2
• Construction: Block construction; Resale building
• Exterior features: Association pool; Doorman

Interior

• Bathrooms: 1 full bathroom
• Interior features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-22 ($-265/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (2.2% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 341 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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

• It's been on market 51 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask is 9374% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $92k; list at $180k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $174,600 (3.0% 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 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.16% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 7.2

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: -21.6%
• Equity multiple: 0.28×
• Total profit: $-36,409
• Equity at exit: $26,839

10-year hold

• IRR: -30.2%
• Equity multiple: -0.11×
• Total profit: $-56,011
• Equity at exit: $15,563

Cash invested: $50,400 (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: 341
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,093 high
• Mortgage (P&I): −$944
• Tax from tax record: −$185 /mo · $2,225/yr
• Insurance: −$75
• HOA: −$471
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-22

Break-even live

Break-even rent $2,121

Max offer price $176,103

Occupancy floor 96%

Sensitivity live

Price	-10% $80	-5% $29	+0% $-22	+5% $-73	+10% $-124
Rent	-10% $-187	-5% $-105	+0% $-22	+5% $61	+10% $143
Rate	-1.0pp $69	-0.5pp $24	base $-22	+0.5pp $-69	+1.0pp $-116

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2890 N Oakland Forest Dr #204 Oakland Park, FL	2.0	2.0	992	$2,000	$2.02	21d	1	0.10mi
2890 N Oakland Forest Dr #111 Oakland Park, FL	2.0	2.0	1038	$2,000	$1.93	9d	1	0.10mi
2829 S Oakland Forest Dr Oakland Park, FL	2.0–3.0	2.0	1295	$2,323	$1.79	0d	9	0.13mi
2881 N Oakland Forest Dr Oakland Park, FL	2.0	2.0	1119	$2,220	$1.98	16d	3	0.14mi
2881 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	1002	$2,495	$2.49	13d	5	0.14mi
3076 S Oakland Forest Dr #503 Oakland Park, FL	3.0	2.0	1244	$2,900	$2.33	26d	1	0.15mi
3064 S Oakland Forest Dr #1001 Oakland Park, FL	3.0	2.0	1156	$2,850	$2.47	26d	1	0.17mi
2850 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	918	$2,395	$2.61	4d	4	0.18mi
2850 N Oakland Forest Dr Oakland Park, FL	1.0	1.0	786	$1,675	$2.13	21d	2	0.18mi
3907 NW 30th Ter Lauderdale Lakes, FL	2.0	1.0	1200	$1,750	$1.46	9d	1	0.18mi
2871 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	926	$1,950	$2.11	0d	2	0.20mi
2871 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	926	$1,995	$2.15	12d	1	0.20mi
2871 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	926	$1,950	$2.11	3d	2	0.20mi
2880 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	921	$2,094	$2.27	26d	2	0.21mi
2880 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	912	$2,094	$2.29	5d	3	0.21mi
2880 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	921	$2,094	$2.27	7d	2	0.21mi
2820 N Oakland Forest Dr Oakland Park, FL	1.0	1.0	824	$1,735	$2.11	9d	2	0.22mi
2861 N Oakland Forest Dr #301 Oakland Park, FL	1.0	1.0	804	$1,694	$2.11	19d	1	0.24mi
3082 S Oakland Forest Dr #1301 Oakland Park, FL	2.0	2.5	1098	$1,975	$1.80	22d	1	0.25mi
2810 N Oakland Forest Dr #104 Oakland Park, FL	2.0	2.0	1050	$2,295	$2.19	4d	1	0.26mi
2810 N Oakland Forest Dr #108 Oakland Park, FL	1.0	1.0	862	$1,550	$1.80	26d	1	0.26mi
2851 N Oakland Forest Dr #111 Oakland Park, FL	1.0	1.0	860	$1,995	$2.32	12d	1	0.27mi
3960 NW 31st Ter Unit 2 Lauderdale Lakes, FL	1.0	1.0	950	$1,500	$1.58	22d	1	0.29mi
3960 NW 31st Ter Unit 2 Lauderdale Lakes, FL	1.0	1.0	720	$1,500	$2.08	26d	1	0.29mi
3960 NW 31st Ter Lauderdale Lakes, FL	1.0	1.0	950	$1,500	$1.58	16d	1	0.29mi
2851 N Oakland Forest Dr Oakland Park, FL	1.0	1.0	823	$1,872	$2.28	21d	1	0.29mi
3119 Oakland Shores Dr Unit C110 Oakland Park, FL	2.0	2.0	1050	$1,800	$1.71	9d	1	0.30mi
3119 Oakland Shores Dr Unit C212 Oakland Park, FL	1.0	1.0	760	$1,380	$1.82	26d	1	0.30mi
118 Lake Emerald Dr Oakland Park, FL	2.0	2.0	920	$2,475	$2.69	0d	2	0.31mi
118 Lake Emerald Dr Oakland Park, FL	2.0	2.0	920	$2,275	$2.47	20d	3	0.31mi
3123 Oakland Shores Dr Unit D112 Oakland Park, FL	1.0	1.0	760	$1,450	$1.91	22d	1	0.32mi
3123 Oakland Shores Dr Unit D112 Oakland Park, FL	1.0	1.0	760	$1,450	$1.91	12d	1	0.32mi
2733 S Oakland Forest Dr Oakland Park, FL	2.0	2.0	1050	$2,200	$2.10	26d	1	0.32mi
2831 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	927	$2,295	$2.48	7d	2	0.33mi
2811 N Oakland Forest Dr Oakland Park, FL	2.0	2.0	1015	$2,248	$2.21	7d	2	0.33mi
2811 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	941	$2,295	$2.44	0d	3	0.33mi
2811 N Oakland Forest Dr Oakland Park, FL	2.0	2.0	1015	$2,100	$2.07	26d	2	0.33mi
2831 N Oakland Forest Dr #101 Oakland Park, FL	2.0	2.0	1100	$2,295	$2.09	23d	1	0.33mi
2831 N Oakland Forest Dr #101 Oakland Park, FL	2.0	2.0	1050	$2,295	$2.19	15d	1	0.33mi
2841 N Oakland Forest Dr #107 Oakland Park, FL	1.0	1.0	862	$1,750	$2.03	3d	1	0.33mi

HOA detail condo

• Monthly dues: $471 · $5,652/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $180,000 Active 51 DOM
2. 2026-06-18
   days on market $180,000 Active 48 DOM
3. 2026-06-17
   days on market $180,000 Active 47 DOM
4. 2026-06-16
   days on market $180,000 Active 46 DOM
5. 2026-06-15
   days on market $180,000 Active 45 DOM
6. 2026-06-13
   days on market $180,000 Active 43 DOM
7. 2026-06-09
   days on market $180,000 Active 39 DOM
8. 2026-06-08
   days on market $180,000 Active 38 DOM
9. 2026-06-07
   days on market $180,000 Active 37 DOM
10. 2026-06-04
    days on market $180,000 Active 34 DOM
11. 2026-06-03
    days on market $180,000 Active 33 DOM
12. 2026-06-02
    days on market $180,000 Active 32 DOM
13. 2026-06-01
    days on market $180,000 Active 31 DOM
14. 2026-05-31
    days on market $180,000 Active 30 DOM
15. 2026-05-20
    price $1,800
16. 2026-05-19
    price $170,000
17. 2026-05-14
    price $175,000
18. 2026-05-02
    listed $1,900
19. 2026-05-01
    listed $170,000 Active
20. 2025-06-06
    historical
21. 2025-06-06
    listed $170,000 Active
22. 2025-06-06
    soldstatus $92,500
23. 2014-03-10
    soldstatus $75,000
24. 2009-12-16
    soldstatus $37,500 91-char remark

    Show marketing remark (91 chars)

    BANK FORECLOSURE, GREAT DEAL OR INVESTMENT PROPERTY, GOOD SIZE CONDO, NICE AREA AND COMPLEX

25. 2009-12-04
    historical 91-char remark

    Show marketing remark (91 chars)

    BANK FORECLOSURE, GREAT DEAL OR INVESTMENT PROPERTY, GOOD SIZE CONDO, NICE AREA AND COMPLEX

26. 2009-09-08
    listed $34,500 91-char remark

    Show marketing remark (91 chars)

    BANK FORECLOSURE, GREAT DEAL OR INVESTMENT PROPERTY, GOOD SIZE CONDO, NICE AREA AND COMPLEX

27. 2003-12-23
    soldstatus $100,000
28. 1986-05-21
    soldstatus $53,400
29. 1986-05-01
    soldstatus $53,400

ⓘ 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: $2,225 · $185/mo
• Projected year-2 tax: $2,225 · $185/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 1/10 Low FEMA zone X (shaded) · 0% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,114
• − Mortgage interest: −$10,083
• − Property taxes: −$2,225
• − Insurance: −$900
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − HOA: −$5,652
• − Depreciation: −$5,236
• Taxable loss: −$3,001
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $455/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

-96.6% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $1,800 MARMLS
• 2026-05-19 Price Changed $170,000 MARMLS
• 2026-05-14 Price Changed $175,000 MARMLS
• 2026-05-02 Listed for Rent $1,900 MARMLS
• 2026-05-01 Listed $170,000 MARMLS
• 2025-06-06 Sold (Public Records) $92,500 Public Records
• 2025-06-06 Listed $170,000 MARMLS
• 2025-06-06 Listing Removed — MARMLS
• 2014-03-10 Sold (Public Records) $75,000 Public Records
• 2009-12-16 Sold (MLS) $37,500 Beaches MLS
• 2009-12-04 Listing Removed — Beaches MLS
• 2009-09-08 Listed $34,500 Beaches MLS
• 2003-12-23 Sold (Public Records) $100,000 Public Records
• 1986-05-21 Sold (Public Records) $53,400 Public Records
• 1986-05-01 Sold (Public Records) $53,400 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,225 · +3.0% YoY. Source: county tax records.