260 NE 41st St · Oakland Park, FL 33334

$644,999

4 bd · 2.0 ba · 1,632 sqft · MultiFamily public records · 102 Days on market

Built 1967

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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 +13.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

BOTH UNITS FULLY UPDATED IN MODERN STYLE! Turnkey duplex in Oakland Park featuring two spacious 2/1 units renovated this year with sleek contemporary finishes. Each unit offers central A/C, separate electric and water meters, in-unit washer/dryer, updated kitchens, modern baths, and private fenced yards. Covered patio enhances outdoor living and long-term tenant appeal. Rear unit is vacant—perfect for an owner-occupant or immediate market-rate rental. Located minutes from top schools, parks, shopping, dining, and major highways. Close to Fort Lauderdale Beach, ensuring strong rental demand year-round. A rare, high-performing income opportunity in a rapidly growing and highly desirable

Key facts

• Strong rental demand
• Modern baths
• Covered patio

Tags

• UPDATED KITCHENS
• MODERN BATHS
• PRIVATE FENCED YARDS
• COVERED PATIO
• STRONG RENTAL DEMAND
• HIGHLY DESIRABLE COMMUNITY

Property features AI

Finance

• Financial info: Two-unit property (2 total units)
• HOA & community: Association trash service included

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex; Single-story; Resale property
• Construction: Block/CBS construction; Spanish tile roof
• Exterior features: Open porch; Covered patio; Fenced yard; Room for a pool; Fruit trees on the lot; Not waterfront

Interior

• Flooring: Laminate flooring; Tile flooring
• Heating & cooling: Central heating (electric) with separate meters; Central air conditioning (electric); Ceiling fans
• Interior features: Blinds on windows

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $645k.

Deal economics

• At list price, monthly cash flow is $72 ($868/yr) — positive. Per door: $36/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $611k (5.2% below list).
• Recommended offer: $587k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: 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 rising (+2.0%/yr); 356 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).
• At $6,112/mo this rent would consume 97% 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 $4k of loan paydown is wiped out by about $19k 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 102 days — a 9% lower offer ($587k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $35k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $586,949 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.95% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 8.8

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-105,666
• Equity at exit: $96,171

10-year hold

• IRR: -10.4%
• Equity multiple: 0.40×
• Total profit: $-109,213
• Equity at exit: $55,768

Cash invested: $180,600 (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: 356
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $6,112 high
• Mortgage (P&I): −$3,382
• Tax from tax record: −$1,105 /mo · $13,260/yr
• Insurance: −$269
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,284
• Net cashflow: $72

Break-even live

Break-even rent $6,020

Max offer price $644,999

Occupancy floor 94%

Sensitivity live

Price	-10% $437	-5% $255	+0% $72	+5% $-110	+10% $-293
Rent	-10% $-411	-5% $-169	+0% $72	+5% $314	+10% $555
Rate	-1.0pp $397	-0.5pp $236	base $72	+0.5pp $-95	+1.0pp $-265

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,112
Total (2 units)			$6,112

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: $161,250
• Closing costs: $19,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 NW 41st St Unit 104 Oakland Park, FL	3.0	2.5	2025	$3,500	$1.73	26d	1	0.29mi
333 NW 41st St #331 Oakland Park, FL	3.0	2.5	2000	$3,700	$1.85	26d	1	0.38mi
333 NW 41st St #337 Oakland Park, FL	3.0	2.5	2000	$3,950	$1.98	16d	1	0.38mi
682 NE 43rd St Oakland Park, FL	3.0	2.5	1694	$4,200	$2.48	26d	1	0.38mi
50 NE 45th Ct Fort Lauderdale, FL	4.0	2.0	1600	$3,300	$2.06	26d	1	0.43mi
4580 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1192	$3,300	$2.77	22d	1	0.45mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	26d	1	0.47mi
719 NE 36th St Unit 719 Oakland Park, FL	4.0	2.0	1840	$4,800	$2.61	6d	1	0.48mi
554 NW 40th Ct Oakland Park, FL	5.0	2.0	1475	$4,564	$3.09	26d	1	0.51mi
4650 NE 2nd Ave Fort Lauderdale, FL	3.0	2.0	1356	$3,950	$2.91	26d	1	0.51mi
4680 NE 5th Ave Fort Lauderdale, FL	3.0	2.0	1300	$3,800	$2.92	9d	1	0.57mi
1068 NE 35th St Oakland Park, FL	3.0	3.5	1787	$3,900	$2.18	7d	1	0.74mi
3061 NE 4th Ave Wilton Manors, FL	5.0	2.0	1500	$4,250	$2.83	9d	1	0.77mi
240 NW 48th Ct Fort Lauderdale, FL	3.0	2.0	1240	$3,100	$2.50	5d	1	0.77mi
105 NE 30th Ct Unit 107 Wilton Manors, FL	3.0	2.0	1325	$3,500	$2.64	12d	1	0.78mi
105 NE 30th Ct Unit 107 Wilton Manors, FL	3.0	2.0	1325	$3,700	$2.79	16d	1	0.78mi
4780 NE 8th Ter Oakland Park, FL	3.0	2.0	1130	$4,200	$3.72	26d	1	0.78mi
108 NE 30th St Wilton Manors, FL	3.0	2.0	1228	$8,500	$6.92	26d	1	0.80mi
108 NE 30th St Wilton Manors, FL	3.0	2.0	1228	$8,000	$6.51	7d	1	0.80mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	1d	1	0.87mi
4360 NE 13th Ave Unit Main Oakland Park, FL	3.0	2.0	1269	$4,500	$3.55	24d	1	0.87mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1459	$3,700	$2.54	7d	1	0.87mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	26d	1	0.87mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	26d	1	0.91mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	6d	1	0.91mi
417 NE 29th St Wilton Manors, FL	3.0	2.0	1596	$5,800	$3.63	26d	1	0.93mi
5157 NE 5th Ave Unit 1 Fort Lauderdale, FL	3.0	2.0	1250	$3,500	$2.80	4d	1	0.97mi
320 NW 51st Ct Fort Lauderdale, FL	3.0	2.0	1396	$3,500	$2.51	26d	1	0.97mi
3438 NE 13th Ave Oakland Park, FL	3.0	2.5	1888	$3,500	$1.85	16d	1	0.98mi
3438 NE 13th Ave Oakland Park, FL	3.0	2.5	1888	$3,500	$1.85	1d	1	0.98mi
5225 NE 4th Ave Fort Lauderdale, FL	3.0	2.0	1650	$3,300	$2.00	14d	1	1.00mi
3320 NE 13th Ave Unit 3320 Oakland Park, FL	3.0	2.5	1433	$3,600	$2.51	26d	1	1.01mi
3705 NE 16th Ave Oakland Park, FL	3.0	2.0	1940	$4,900	$2.53	26d	1	1.05mi
609 NE 28th St #1 Wilton Manors, FL	3.0	3.5	1800	$3,300	$1.83	16d	1	1.06mi
1547 NE 34th St Unit 1541793P Oakland Park, FL	3.0	2.0	1689	$5,071	$3.00	9d	1	1.08mi
3680 NE 16th Ave Oakland Park, FL	3.0	2.0	1560	$4,200	$2.69	15d	1	1.09mi
5409 NE 4th Ave Fort Lauderdale, FL	3.0	2.0	1178	$3,200	$2.72	26d	1	1.19mi
2909 NW 9th Ave Wilton Manors, FL	3.0	3.0	1605	$3,700	$2.31	9d	1	1.21mi
2909 NW 9th Ave Wilton Manors, FL	3.0	3.0	1605	$3,700	$2.31	26d	1	1.21mi
2809 NW 7th Ave Wilton Manors, FL	3.0	2.0	1145	$5,900	$5.15	1d	1	1.22mi

Listing history 38 events

1. 2026-06-21
   days on market $644,999 Active 102 DOM
2. 2026-06-18
   days on market $644,999 Active 99 DOM
3. 2026-06-18
   price $644,999 Active 98 DOM
4. 2026-06-17
   days on market $649,999 Active 98 DOM
5. 2026-06-16
   days on market $649,999 Active 97 DOM
6. 2026-06-15
   days on market $649,999 Active 96 DOM
7. 2026-06-13
   days on market $649,999 Active 94 DOM
8. 2026-06-09
   days on market $649,999 Active 90 DOM
9. 2026-06-07
   days on market $649,999 Active 88 DOM
10. 2026-06-04
    days on market $649,999 Active 85 DOM
11. 2026-06-03
    days on market $649,999 Active 84 DOM
12. 2026-06-02
    pricedays on market $649,999 Active 83 DOM
13. 2026-06-01
    days on market $653,999 Active 82 DOM
14. 2026-05-31
    days on market $653,999 Active 81 DOM
15. 2026-05-12
    price $653,999
16. 2026-04-27
    price $669,999
17. 2026-03-14
    price $674,999
18. 2025-08-20
    listed $679,999 Active
19. 2024-12-16
    historical $2,300
20. 2024-11-22
    price $2,300
21. 2024-11-19
    price $2,350
22. 2024-11-13
    price $2,400
23. 2024-11-05
    listed $2,500
24. 2024-09-16
    historical $2,299
25. 2024-09-05
    price $2,299
26. 2024-08-06
    price $2,500
27. 2024-07-23
    price $2,300
28. 2024-07-17
    price $2,550
29. 2024-07-08
    listed $2,800
30. 2024-06-20
    soldstatus $590,000
31. 2024-04-24
    historical
32. 2024-02-29
    listed $649,000 Active
33. 2024-02-27
    historical
34. 2023-10-25
    status Active
35. 2023-10-25
    listed $649,000 Active
36. 2017-07-05
    soldstatus $240,000
37. 1981-01-01
    soldstatus $85,000
38. 1979-03-01
    soldstatus $51,500

ⓘ 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: $13,260 · $1,105/mo
• Projected year-2 tax: $13,260 · $1,105/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 10/10 Extreme 7 d/yr ≥106°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: $73,344
• − Mortgage interest: −$36,130
• − Property taxes: −$13,260
• − Insurance: −$3,225
• − Repairs & maintenance: −$5,868
• − Management: −$5,868
• − Depreciation: −$18,764
• Taxable loss: −$9,769
• Est. tax savings @ 24.0%: +$2,345
• After-tax cash flow: $3,212/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

+1169.9% since first listed

24 events — show timeline

• 2026-05-12 Price Changed $653,999 Beaches MLS
• 2026-04-27 Price Changed $669,999 Beaches MLS
• 2026-03-14 Price Changed $674,999 Beaches MLS
• 2025-08-20 Listed $679,999 Beaches MLS
• 2024-12-16 Rental Removed $2,300 GFLMLS
• 2024-11-22 Price Changed $2,300 GFLMLS
• 2024-11-19 Price Changed $2,350 GFLMLS
• 2024-11-13 Price Changed $2,400 GFLMLS
• 2024-11-05 Listed for Rent $2,500 GFLMLS
• 2024-09-16 Rental Removed $2,299 GFLMLS
• 2024-09-05 Price Changed $2,299 GFLMLS
• 2024-08-06 Price Changed $2,500 GFLMLS
• 2024-07-23 Price Changed $2,300 GFLMLS
• 2024-07-17 Price Changed $2,550 GFLMLS
• 2024-07-08 Listed for Rent $2,800 GFLMLS
• 2024-06-20 Sold (Public Records) $590,000 Public Records
• 2024-04-24 Listing Removed — MARMLS
• 2024-02-29 Listed $649,000 MARMLS
• 2024-02-27 Listing Removed — MARMLS
• 2023-10-25 Relisted — MARMLS
• 2023-10-25 Listed $649,000 MARMLS
• 2017-07-05 Sold (Public Records) $240,000 Public Records
• 1981-01-01 Sold (Public Records) $85,000 Public Records
• 1979-03-01 Sold (Public Records) $51,500 Public Records

Property tax history

+12.2%/yr

Latest (2025): $13,260 · +19.2% YoY. Source: county tax records.