809 W Oakland Park Blvd Unit J5 · Oakland Park, FL 33311

$110,000

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 98 Days on market

Built 1972 $825/mo HOA · 29% of rent

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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 +29.4/30.0
• 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 +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

J5 was just painted throughout and ready for move in! Welcome to 809 W Oakland Park Blvd Unit J5, a two-story condo located in the gated community of The Racquet Club. This 2-bedroom, 1.1-bath residence offers a functional layout with a private patio and great potential for personalization. The unit gives buyers the opportunity to truly make the home their own. The Racquet Club community offers excellent amenities including tennis courts, a swimming pool, and a clubhouse. Conveniently located close to I-95 this gated neighborhood provides both comfort and accessibility. With its desirable layout, strong community features, and the chance to update to your taste, Unit J5 is a fantastic oppor

Key facts

• $825 HOA
• Community pool
• Built 1972

Property features AI

Finance

• Other: Pets allowed (size limit applies)
• HOA & community: Monthly HOA dues; Community amenities include clubhouse, pool, picnic area, community room, parking, and maintenance; HOA covers insurance, grounds & structure maintenance, sewer, trash, water, roof repairs, and pool service

Exterior

• Parking: Assigned parking; Guest parking
• Security: Entry phone/intercom; Security fence; Other security features
• Utilities: Cable available
• Home design: Condominium; 3-story building; First-floor entry
• Construction: Block construction
• Exterior features: Porch; Fenced

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Unfurnished; Open porch

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 (+2.8%/yr); 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,829/mo this rent would consume 63% of the median local household income ($54k/yr) (locally 5068% 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 $761 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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. 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.
10. 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.
11. 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: 2.57% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.14%
• DSCR: 1.67
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $7,009
• Equity at exit: $16,401

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $38,303
• Equity at exit: $9,511

Cash invested: $30,800 (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 33311

• Rents YoY: 2.8%
• Active inventory: 585
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,829 high
• Mortgage (P&I): −$577
• Tax from tax record: −$399 /mo · $4,787/yr
• Insurance: −$46
• HOA: −$825
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $389

Break-even live

Break-even rent $2,337

Max offer price $110,000

Occupancy floor 81%

Sensitivity live

Price	-10% $451	-5% $420	+0% $389	+5% $357	+10% $326
Rent	-10% $165	-5% $277	+0% $389	+5% $500	+10% $612
Rate	-1.0pp $444	-0.5pp $417	base $389	+0.5pp $360	+1.0pp $331

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2957 NW 6th Ave Wilton Manors, FL	2.0	2.0	1104	$3,900	$3.53	25d	1	0.28mi
2825 NW 9th Ave Wilton Manors, FL	3.0	2.0	1205	$5,500	$4.56	25d	1	0.36mi
2809 NW 7th Ave Wilton Manors, FL	3.0	2.0	1145	$7,000	$6.11	6d	1	0.40mi
2640 NW 9th Ln Wilton Manors, FL	2.0	2.0	1164	$5,450	$4.68	5d	1	0.47mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	17d	1	0.55mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	8d	1	0.55mi
108 NE 30th St Wilton Manors, FL	3.0	2.0	1228	$8,500	$6.92	25d	1	0.58mi
108 NE 30th St Wilton Manors, FL	3.0	2.0	1228	$8,000	$6.51	6d	1	0.58mi
105 NE 30th Ct Unit 107 Wilton Manors, FL	3.0	2.0	1325	$3,700	$2.79	15d	1	0.59mi
105 NE 30th Ct Unit 107 Wilton Manors, FL	3.0	2.0	1325	$3,500	$2.64	11d	1	0.59mi
115 Royal Park Dr Unit 4B Oakland Park, FL	2.0	2.0	975	$2,000	$2.05	25d	1	0.66mi
115 Royal Park Dr Unit 4B Oakland Park, FL	2.0	2.0	975	$2,000	$2.05	8d	1	0.66mi
119 Royal Park Dr Unit 1E Oakland Park, FL	1.0	1.5	750	$1,650	$2.20	25d	1	0.69mi
113 Royal Park Dr Unit 2C Oakland Park, FL	2.0	2.0	975	$2,000	$2.05	25d	1	0.74mi
121 Royal Park Dr Unit 3A Oakland Park, FL	2.0	2.0	975	$1,900	$1.95	5d	1	0.75mi
1724 NW 36th Ct Oakland Park, FL	3.0	2.0	1377	$8,000	$5.81	25d	1	0.76mi
118 Royal Park Dr Unit 4G Oakland Park, FL	2.0	2.0	975	$1,750	$1.79	2d	1	0.78mi
1720 NW 37th St Oakland Park, FL	1.0–2.0	1.0–2.0	1200	$1,700	$1.42	25d	3	0.82mi
1441 NW 22nd St Fort Lauderdale, FL	2.0	1.0	1000	$1,599	$1.60	3d	1	0.91mi
1491 NW 22nd Ct Unit 3 Fort Lauderdale, FL	2.0	1.0	825	$1,550	$1.88	25d	1	0.91mi
1441 NW 22nd St Apt 20 Fort Lauderdale, FL	2.0	1.0	1207	$1,615	$1.34	6d	1	0.91mi
3672 NW 18th Ave Unit 1258728P Oakland Park, FL	3.0	2.0	1345	$5,319	$3.95	8d	1	0.92mi
2632 NW 18th Ter Unit 2638 Oakland Park, FL	3.0	1.0	1000	$2,290	$2.29	25d	1	0.94mi
2701 NW 18th Ter Unit A Oakland Park, FL	3.0	2.0	1399	$2,850	$2.04	25d	1	0.94mi
2620 NW 18th Ter #3 Oakland Park, FL	2.0	1.0	744	$2,000	$2.69	25d	1	0.96mi
425 NE 25th St Wilton Manors, FL	3.0	2.0	1439	$8,000	$5.56	25d	1	1.01mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$3,510	$3.81	3d	20	1.02mi
701 NW 19th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	825	$2,000	$2.42	8d	2	1.03mi
610 Tennis Club Dr #105 Fort Lauderdale, FL	2.0	2.0	960	$2,300	$2.40	6d	1	1.03mi
610 Tennis Club Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	831	$2,300	$2.77	25d	2	1.03mi
32 NE 20th Ct Unit 4B Wilton Manors, FL	2.0	1.5	960	$2,350	$2.45	25d	1	1.05mi
620 Tennis Club Dr #304 Fort Lauderdale, FL	2.0	2.0	1168	$2,400	$2.05	3d	1	1.06mi
1660 NW 42nd St Oakland Park, FL	3.0	2.0	1465	$3,650	$2.49	25d	1	1.06mi
1471 NW 20th St Unit A Fort Lauderdale, FL	2.0	2.0	1100	$2,200	$2.00	25d	1	1.07mi
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	25d	1	1.07mi
2617 NW 19th Ave Unit F Oakland Park, FL	2.0	1.0	792	$2,100	$2.65	25d	1	1.07mi
680 Tennis Club Dr Fort Lauderdale, FL	3.0	2.5–3.0	1342	$2,400	$1.79	18d	2	1.09mi
660 Tennis Club Dr #201 Fort Lauderdale, FL	2.0	2.0	960	$2,400	$2.50	25d	1	1.11mi
650 Tennis Club Dr #110 Fort Lauderdale, FL	3.0	2.5	1496	$2,700	$1.80	11d	1	1.12mi
650 Tennis Club Dr Fort Lauderdale, FL	2.0–3.0	1.5–2.5	1276	$2,100	$1.65	25d	2	1.12mi

HOA detail condo

• Monthly dues: $825 · $9,900/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $110,000 Active 98 DOM
2. 2026-06-17
   days on market $110,000 Active 97 DOM
3. 2026-06-16
   days on market $110,000 Active 96 DOM
4. 2026-06-15
   days on market $110,000 Active 95 DOM
5. 2026-06-13
   days on market $110,000 Active 93 DOM
6. 2026-06-10
   price $110,000 Active 89 DOM
7. 2026-06-09
   days on market $119,000 Active 89 DOM
8. 2026-06-08
   days on market $119,000 Active 88 DOM
9. 2026-06-07
   pricedays on market $119,000 Active 87 DOM
10. 2026-06-04
    days on market $120,000 Active 85 DOM
11. 2026-06-03
    days on market $120,000 Active 84 DOM
12. 2026-06-02
    days on market $120,000 Active 83 DOM
13. 2026-06-01
    days on market $120,000 Active 82 DOM
14. 2026-05-31
    days on market $120,000 Active 81 DOM
15. 2026-04-15
    price $120,000
16. 2026-04-04
    price $124,999
17. 2026-03-23
    price $129,999
18. 2026-03-13
    status Active
19. 2026-03-13
    price $139,999
20. 2026-03-11
    listed Active Under Contract
21. 2025-11-19
    listed $159,999
22. 2025-10-03
    soldstatus $180,000
23. 1978-05-01
    soldstatus $32,000
24. 1978-01-01
    soldstatus $9,166,667

ⓘ 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: $4,787 · $399/mo
• Projected year-2 tax: $4,787 · $399/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 X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥106°F today · 16 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: $33,952
• − Mortgage interest: −$6,162
• − Property taxes: −$4,787
• − Insurance: −$550
• − Repairs & maintenance: −$2,716
• − Management: −$2,716
• − HOA: −$9,900
• − Depreciation: −$3,200
• Taxable income: $3,921
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $3,722/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): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% Other Indo-European 1%

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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

-98.7% since first listed

10 events — show timeline

• 2026-04-15 Price Changed $120,000 Beaches MLS
• 2026-04-04 Price Changed $124,999 Beaches MLS
• 2026-03-23 Price Changed $129,999 Beaches MLS
• 2026-03-13 Relisted — Beaches MLS
• 2026-03-13 Price Changed $139,999 Beaches MLS
• 2026-03-11 Listed — Beaches MLS
• 2025-11-19 Listed $159,999 Beaches MLS
• 2025-10-03 Sold (Public Records) $180,000 Public Records
• 1978-05-01 Sold (Public Records) $32,000 Public Records
• 1978-01-01 Sold (Public Records) $9,166,667 Public Records

Property tax history

+11.8%/yr

Latest (2025): $4,787 · +9.4% YoY. Source: county tax records.