4051 NE 13th Ave · Oakland Park, FL 33334

$169,000

2 bd · 1.0 ba · 770 sqft · Townhouse · 7 Days on market

Built 1969 Est $149k · 13% over $428/mo HOA · 13% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover the comfort and convenience of your next apartment in the well-located Azul at Kimberly Lake complex! This newly remodeled 2 bedroom, 1 bathroom apartment is now available, featuring a modern kitchen with brand-new appliances that promise both functionality and style. The fresh flooring throughout adds a clean and contemporary feel, while the updated bathroom ensures your living space is both practical and pleasant. Freshly painted walls enhance the welcoming ambiance of this lovely apartment. It's the perfect blend of comfort and convenience, making it an ideal choice for anyone looking to make a smart, stylish move. Don't miss out on this opportunity to make this delightful space

Key facts

• Fresh flooring
• Brand new appliances
• Modern kitchen

Tags

• MODERN KITCHEN
• BRAND NEW APPLIANCES
• FRESH FLOORING
• UPDATED BATHROOM
• FRESHLY PAINTED WALLS

Property features AI

Finance

• HOA & community: HOA: Azul at Kimberly Lake; Monthly HOA fee; HOA amenities include a pool; HOA covers cable TV, grounds maintenance, sewer, trash, water, common areas, roof repairs, and pool service

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space
• Utilities: Public water; Public sewer; Circuit breaker electric panel; Cable available
• Home design: Condominium; One level interior layout; 2-story building; Building faces east; Building name: Azul at Kimberly Lake
• Construction: Block construction; Flat/other roof
• Exterior features: Second-floor entry; Substantially remodeled entry; In-ground private pool; No additional structures; City-maintained road frontage; Waterfront noted (no specific waterfront features listed)

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Stacked bedroom layout; Blinds on windows; Unfurnished
• Laundry & utility: Shared laundry in a common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $169k.

Deal economics

• At list price, monthly cash flow is $853 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Cap rate 13.4% 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: Oakland Park Elementary School (math 31% / reading 45%, grade F, #1,587 of 2,144 statewide, top 74%, 576 students, 83% FRL); James S. Rickards Middle School (math 18% / reading 31%, grade F, #522 of 571 statewide, top 93%, 755 students, 75% FRL); Northeast High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 1,552 students, 69% FRL) — zoned schools average 76% FRL vs 51% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.0%/yr); 357 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,293/mo this rent would consume 52% 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 $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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $47k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.95% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.49%
• DSCR: 2.13
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $149,380
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4051 NE 13th Ave #62	0.03mi	2/1.0	770 (0%)	2mo	$140,000	$182	97
4051 NE 13th Ave Unit 52-3	0.03mi	2/1.0	770 (0%)	3mo	$140,000	$182	96
1831 NE 38th St #402	0.56mi	1/1.0 (-1)	680 (-12%)	7mo	$202,000	$297	44
4001 NE 21st Ave #207	0.72mi	2/1.0	875 (+14%)	2mo	$170,000	$194	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.51×
• Total profit: $24,113
• Equity at exit: $25,198

10-year hold

• IRR: 21.0%
• Equity multiple: 2.68×
• Total profit: $79,554
• Equity at exit: $14,612

Cash invested: $47,320 (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: 357
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,293 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$428
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $853

Break-even live

Break-even rent $2,213

Max offer price $169,000

Occupancy floor 69%

Sensitivity live

Price	-10% $970	-5% $912	+0% $853	+5% $795	+10% $736
Rent	-10% $593	-5% $723	+0% $853	+5% $983	+10% $1,113
Rate	-1.0pp $938	-0.5pp $896	base $853	+0.5pp $809	+1.0pp $765

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3781 NE 13th Ave Oakland Park, FL	2.0	1.0	869	$3,900	$4.49	25d	1	0.21mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	0d	41	0.24mi
1680 NE 34th Ln Unit B Oakland Park, FL	2.0	2.0	1084	$3,100	$2.86	21d	1	0.63mi
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	25d	1	0.73mi
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$3,545	$4.70	0d	57	0.80mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	25d	1	0.84mi
261 NE 45th St Fort Lauderdale, FL	3.0	2.0	997	$3,247	$3.26	25d	1	0.89mi
3333 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	736	$3,228	$4.38	0d	11	0.95mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$3,510	$3.81	0d	19	0.97mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	18d	1	1.26mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	9d	1	1.26mi
1220 NE 24th St Wilton Manors, FL	1.0–2.0	1.0–2.0	894	$3,090	$3.46	0d	9	1.44mi
2107 NE 15th Ave Wilton Manors, FL	2.0	1.0	779	$2,100	$2.70	9d	1	1.47mi

HOA detail

• Monthly dues: $428 · $5,136/yr

Listing history 6 events

1. 2026-06-21
   days on market $169,000 Active 7 DOM
2. 2026-06-18
   days on market $169,000 Active 4 DOM
3. 2026-06-17
   days on market $169,000 Active 3 DOM
4. 2026-06-16
   days on market $169,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $169,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $39,511
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$2,670
• − Repairs & maintenance: −$3,161
• − Management: −$3,161
• − HOA: −$5,136
• − Depreciation: −$4,916
• Taxable income: $8,466
• Est. tax owed @ 24.0%: −$2,032
• After-tax cash flow: $8,206/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

+8566.7% since first listed

10 events — show timeline

• 2026-06-10 Listed $169,000 Beaches MLS
• 2026-04-03 Rental Removed $1,598 SHOWMOJO
• 2026-03-14 Listed for Rent $1,598 SHOWMOJO
• 2026-01-01 Rental Removed $1,598 SHOWMOJO
• 2025-12-28 Listed for Rent $1,598 SHOWMOJO
• 2024-03-19 Rental Removed $1,975 APPFOLIO
• 2024-03-15 Listed for Rent $1,975 APPFOLIO
• 2023-09-18 Rental Removed $1,850 APPFOLIO
• 2023-08-29 Price Changed $1,850 APPFOLIO
• 2023-07-25 Listed for Rent $1,950 APPFOLIO