3405 NW 44th St #205 · Oakland Park, FL 33309

$149,100

1 bd · 1.0 ba · 872 sqft · Condo public records · 20 Days on market

Built 1988 $481/mo HOA · 25% 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 +10.7/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

APPROVED Short Sale. Excellent Condition. Large 1/1 Condo on second floor with longest lake view from living room and balcony. Vaulted ceilings. New Tile, Washer & Dryer (2008). Tastefully decorated. New stainless steel kitchen appliances not included but will sell separately. Turn-key solution for first time buyers and investors. Gated neighborhood in convenient area. Approved Short Sale at $34,000. Don't wait.

Key facts

• Gated community
• Water views
• Fitness center

Tags

• LAKEFRONT CONDO
• GATED COMMUNITY
• WATER VIEWS
• OPEN BALCONY
• LAKESIDE POOL
• FITNESS CENTER

Property features AI

Finance

• Other: Pets allowed with breed restrictions; Association covers insurance, grounds and structure maintenance, pest control, trash, water, roof repairs, and pool service
• HOA & community: Monthly HOA: $540; Community clubhouse; Fitness center; Community pool; Community room; Kitchen facilities; Parking; Maintenance services

Exterior

• Parking: Open parking (1 space)
• Security: Key card entry; Security fence; Entry phone/intercom
• Utilities: Water service included in association; Sewer service included in association; Electric service
• Home design: Condominium; 2-story building; First-floor entry
• Construction: CBS construction
• Exterior features: Fenced; Lake access waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on main level
• Flooring: Ceramic tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Built-in features; Kitchen island; Vaulted ceilings; Walk-in closet(s); Blinds on windows

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $-70 ($-844/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (8.3% below list).
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $137k (8.3% below list) — sets the bar for cash-flow.
• 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: 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: Oriole Elementary School (math 23% / reading 27%, grade F, #2,030 of 2,144 statewide, top 95%, 651 students, 87% FRL); Lauderdale Lakes Middle School (math 21% / reading 26%, grade F, #536 of 571 statewide, top 95%, 816 students, 79% FRL); Boyd H. Anderson High School (math 10% / reading 14%, grade F, #622 of 667 statewide, top 93%, 2,038 students, 72% FRL) — zoned schools average 79% FRL vs 51% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 48% district-wide (-27 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); 341 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 20 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $136,680 (8.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.28% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 6.5

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: -24.8%
• Equity multiple: 0.19×
• Total profit: $-33,883
• Equity at exit: $22,231

10-year hold

• IRR: -46.8%
• Equity multiple: -0.33×
• Total profit: $-55,466
• Equity at exit: $12,891

Cash invested: $41,748 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$782
• Tax from tax record: −$258 /mo · $3,102/yr
• Insurance: −$62
• HOA: −$481
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-70

Break-even live

Break-even rent $2,004

Max offer price $136,680

Occupancy floor 99%

Sensitivity live

Price	-10% $14	-5% $-28	+0% $-70	+5% $-113	+10% $-155
Rent	-10% $-222	-5% $-146	+0% $-70	+5% $5	+10% $81
Rate	-1.0pp $5	-0.5pp $-32	base $-70	+0.5pp $-109	+1.0pp $-148

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: $37,275
• Closing costs: $4,473
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,850	$1.69	5d	2	0.03mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,800	$1.64	4d	1	0.03mi
3401 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,000	$1.82	4d	1	0.06mi
3413 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$1,900	$1.86	26d	1	0.07mi
3413 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$1,900	$1.86	23d	1	0.07mi
3473 NW 44th St Lauderdale Lakes, FL	1.0	1.0	861	$1,750	$2.03	26d	2	0.11mi
3473 NW 44th St Lauderdale Lakes, FL	1.0	1.0	850	$1,750	$2.06	16d	1	0.11mi
3417 NW 44th St #101 Lauderdale Lakes, FL	2.0	2.0	1020	$2,495	$2.45	22d	1	0.11mi
3417 NW 44th St #101 Lauderdale Lakes, FL	2.0	2.0	1020	$2,495	$2.45	0d	1	0.11mi
3429 NW 44th St #201 Lauderdale Lakes, FL	1.0	1.0	872	$1,754	$2.01	0d	1	0.17mi
3437 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$2,100	$2.06	26d	1	0.20mi
3437 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$2,000	$1.96	7d	1	0.20mi
3457 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,200	$2.01	3d	1	0.23mi
3457 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,200	$2.01	26d	1	0.23mi
3441 NW 44th St #104 Lauderdale Lakes, FL	2.0	2.0	1020	$1,975	$1.94	9d	1	0.24mi
3449 NW 44th St #108 Lauderdale Lakes, FL	2.0	2.0	1020	$2,150	$2.11	0d	1	0.24mi
3453 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1020	$2,050	$2.01	6d	2	0.24mi
3445 NW 44th St #206 Lauderdale Lakes, FL	2.0	2.0	1096	$2,100	$1.92	13d	1	0.25mi
3100 NW 46th St #107 Fort Lauderdale, FL	2.0	2.0	1075	$2,200	$2.05	23d	1	0.32mi
4130 NW 31st Ter Unit 1 Lauderdale Lakes, FL	2.0	1.0	700	$1,900	$2.71	13d	1	0.38mi
3700 Pacific Point Pl Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1030	$1,890	$1.83	0d	21	0.39mi
201 Lake Pointe Dr #202 Oakland Park, FL	2.0	2.0	910	$2,100	$2.31	26d	1	0.42mi
3445 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1058	$2,150	$2.03	26d	2	0.45mi
4001 NW 31st Ave Unit 4 Lauderdale Lakes, FL	2.0	2.0	850	$2,000	$2.35	18d	1	0.47mi
4031 NW 30th Ter Unit 1 Lauderdale Lakes, FL	1.0	1.0	800	$1,690	$2.11	9d	1	0.48mi
3960 NW 31st Ter Lauderdale Lakes, FL	1.0	1.0	950	$1,500	$1.58	16d	1	0.51mi
3960 NW 31st Ter Unit 2 Lauderdale Lakes, FL	1.0	1.0	720	$1,500	$2.08	26d	1	0.51mi
3960 NW 31st Ter Unit 2 Lauderdale Lakes, FL	1.0	1.0	950	$1,500	$1.58	22d	1	0.51mi
210 Lake Pointe Dr #114 Oakland Park, FL	2.0	2.0	890	$1,775	$1.99	26d	1	0.57mi
211 Lake Pointe Dr Oakland Park, FL	1.0–2.0	1.0–2.0	805	$1,650	$2.05	4d	2	0.57mi
212 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,950	$2.19	26d	2	0.58mi
212 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,950	$2.19	0d	3	0.58mi
216 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,950	$2.19	26d	2	0.58mi
213 Lake Pointe Dr Oakland Park, FL	2.0	2.0–2.5	890	$1,894	$2.13	16d	2	0.59mi
213 Lake Pointe Dr #211 Oakland Park, FL	2.0	2.0	890	$1,990	$2.24	9d	1	0.61mi
215 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,845	$2.07	16d	2	0.61mi
215 Lake Pointe Dr #211 Oakland Park, FL	2.0	2.0	890	$1,900	$2.13	9d	1	0.62mi
3540 NW 34th Ter Lauderdale Lakes, FL	2.0	1.0	1056	$1,200	$1.14	19d	1	0.69mi
5200 NW 31st Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.5	867	$1,750	$2.02	9d	4	0.73mi
2800 NW 44th St Oakland Park, FL	1.0–2.0	1.0	1166	$1,372	$1.18	4d	18	0.76mi

HOA detail condo

• Monthly dues: $481 · $5,772/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $149,100 Active 20 DOM
2. 2026-06-18
   days on market $149,100 Active 17 DOM
3. 2026-06-17
   days on market $149,100 Active 16 DOM
4. 2026-06-16
   days on market $149,100 Active 15 DOM
5. 2026-06-15
   days on market $149,100 Active 14 DOM
6. 2026-06-13
   days on market $149,100 Active 12 DOM
7. 2026-06-09
   days on market $149,100 Active 8 DOM
8. 2026-06-08
   days on market $149,100 Active 7 DOM
9. 2026-06-07
   days on market $149,100 Active 6 DOM
10. 2026-06-04
    days on market $149,100 Active 3 DOM
11. 2026-06-03
    pricedays on market $149,100 Active 2 DOM
12. 2026-06-02
    pricedays on marketlisting id $154,900 Active 1 DOM
13. 2025-12-03
    listed $159,900 Active
14. 2025-10-10
    historical $1,700
15. 2025-09-27
    price $1,700
16. 2025-08-21
    listed $1,750
17. 2025-08-20
    soldstatus $139,000
18. 2010-10-28
    soldstatus $34,000
19. 2010-10-25
    soldstatus $34,000 422-char remark

    Show marketing remark (422 chars)

    APPROVED Short Sale. Excellent Condition. Large 1/1 Condo on second floor with longest lake view from living room and balcony. Vaulted ceilings. New Tile, Washer & Dryer (2008). Tastefully decorated. New stainless steel kitchen appliances not included but will sell separately. Turn-key solution for first time buyers and investors. Gated neighborhood in convenient area. Approved Short Sale at $34,000. Don't wait.

20. 2005-10-20
    soldstatus $149,900

ⓘ 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: $3,102 · $258/mo
• Projected year-2 tax: $3,102 · $258/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: $22,985
• − Mortgage interest: −$8,352
• − Property taxes: −$3,102
• − Insurance: −$746
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − HOA: −$5,772
• − Depreciation: −$4,337
• Taxable loss: −$3,001
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $-123/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

+6.7% since first listed

8 events — show timeline

• 2025-12-03 Listed $159,900 Beaches MLS
• 2025-10-10 Rental Removed $1,700 GFLMLS
• 2025-09-27 Price Changed $1,700 GFLMLS
• 2025-08-21 Listed for Rent $1,750 GFLMLS
• 2025-08-20 Sold (Public Records) $139,000 Public Records
• 2010-10-28 Sold (Public Records) $34,000 Public Records
• 2010-10-25 Sold (MLS) $34,000 MARMLS
• 2005-10-20 Sold (Public Records) $149,900 Public Records

Property tax history

+9.3%/yr

Latest (2025): $3,102 · +2.4% YoY. Source: county tax records.