112 Lake Emerald #206 · Oakland Park, FL 33309

$189,000

2 bd · 2.0 ba · 1,120 sqft · Condo public records · 19 Days on market

Built 1982

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Cash flow +5.9/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

TURN KEY. Spectacular views. PET FRIENDLY (25 pounds and under by breed. ) Impact windows. Secure gated community. LARGE (1120 square feet) unit. Freshly painted, Split floor plan Luxuriously large bedrooms. Large walk-in closet, Freshly renovated building. Superb resort amenities; 3 heated pools, 3 Jacuzzis 2 saunas, lighted tennis courts, GREAT gym & clubhouse, boating, barbecues, art room, library, billiards, ping pong, ballroom & BINGO! Spectacular views Internet, hi speed internet & cable included All you pay is electric Close to Wilton Drive, the beach I/95 the Turnpike Long lakeside walking/jogging path All boat activities permitted that don't involve gasoline 680 c

Key facts

• Heated pools
• Resort amenities
• Impact windows

Tags

• IMPACT WINDOWS
• SECURE GATED COMMUNITY
• FRESHLY RENOVATED BUILDING
• RESORT AMENITIES
• HEATED POOLS
• LIGHTED TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.

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) — zoned schools average 83% FRL vs 51% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-23 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); 343 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $6k 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 19 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $69k; list at $189k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $186,165 (1.5% 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. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 3.97%
• Cash-on-cash: -8.30%
• DSCR: 0.63
• GRM: 7.1

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: -36.9%
• Equity multiple: -0.13×
• Total profit: $-59,954
• Equity at exit: $28,181

10-year hold

• IRR: -97.6%
• Equity multiple: -0.99×
• Total profit: $-105,342
• Equity at exit: $16,341

Cash invested: $52,920 (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: 343
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$991
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$79
• HOA est. from 6 same-building comps: −$970
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-366

Break-even live

Break-even rent $2,697

Max offer price $124,313

Occupancy floor —

Sensitivity live

Price	-10% $-259	-5% $-313	+0% $-366	+5% $-420	+10% $-473
Rent	-10% $-543	-5% $-454	+0% $-366	+5% $-278	+10% $-190
Rate	-1.0pp $-271	-0.5pp $-318	base $-366	+0.5pp $-415	+1.0pp $-465

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Lake Emerald Dr #302 Oakland Park, FL	2.0	2.0	920	$2,450	$2.66	25d	1	0.09mi
110 Lake Emerald Dr #107 Oakland Park, FL	2.0	2.0	920	$2,200	$2.39	14d	1	0.16mi
113 Lake Emerald Dr #209 Oakland Park, FL	2.0	2.0	920	$1,975	$2.15	3d	1	0.17mi
4156 NW 21st Ave Oakland Park, FL	2.0–3.0	2.0	1162	$1,850	$1.59	3d	7	0.21mi
109 Lake Emerald Dr #108 Oakland Park, FL	2.0	2.0	1200	$2,495	$2.08	25d	1	0.26mi
4240 NW 21st Ave Unit 2 Oakland Park, FL	1.0	1.0	800	$1,700	$2.12	2d	1	0.27mi
3672 NW 18th Ave Unit 1258728P Oakland Park, FL	3.0	2.0	1345	$5,319	$3.95	8d	1	0.29mi
1720 NW 37th St Oakland Park, FL	1.0–2.0	1.0–2.0	1200	$1,700	$1.42	25d	3	0.38mi
118 Royal Park Dr Unit 4G Oakland Park, FL	2.0	2.0	975	$1,750	$1.79	2d	1	0.41mi
2351 NW 33rd St #506 Oakland Park, FL	2.0	2.0	1241	$2,400	$1.93	25d	1	0.44mi
121 Royal Park Dr Unit 3A Oakland Park, FL	2.0	2.0	975	$1,900	$1.95	5d	1	0.45mi
113 Royal Park Dr Unit 2C Oakland Park, FL	2.0	2.0	975	$2,000	$2.05	25d	1	0.46mi
105 Lake Emerald Dr #708 Oakland Park, FL	1.0	1.5	990	$1,895	$1.91	25d	1	0.46mi
2361 NW 33rd St #616 Oakland Park, FL	2.0	2.0	1256	$2,390	$1.90	16d	1	0.48mi
2361 NW 33rd St #616 Oakland Park, FL	2.0	2.0	1256	$2,390	$1.90	25d	1	0.48mi
1724 NW 36th Ct Oakland Park, FL	3.0	2.0	1377	$8,000	$5.81	25d	1	0.48mi
119 Royal Park Dr Unit 1E Oakland Park, FL	1.0	1.5	750	$1,650	$2.20	25d	1	0.50mi
2371 NW 33rd St #711 Oakland Park, FL	2.0	2.0	1256	$2,250	$1.79	25d	1	0.51mi
117 Lake Emerald Dr Oakland Park, FL	2.0	2.0	920	$2,200	$2.39	25d	2	0.51mi
1660 NW 42nd St Oakland Park, FL	3.0	2.0	1465	$3,650	$2.49	25d	1	0.52mi
4460 NW 18th Ave Oakland Park, FL	3.0	1.0	1240	$2,500	$2.02	21d	1	0.53mi
4460 NW 18th Ave Oakland Park, FL	3.0	1.0	1240	$2,400	$1.94	6d	1	0.53mi
115 Royal Park Dr Unit 4B Oakland Park, FL	2.0	2.0	975	$2,000	$2.05	8d	1	0.55mi
115 Royal Park Dr Unit 4B Oakland Park, FL	2.0	2.0	975	$2,000	$2.05	25d	1	0.55mi
2465 NW 33rd St #1516 Oakland Park, FL	2.0	2.0	1256	$2,300	$1.83	25d	1	0.55mi
2841 N Oakland Forest Dr #107 Oakland Park, FL	1.0	1.0	862	$1,750	$2.03	2d	1	0.56mi
2607 NW 33rd St Oakland Park, FL	1.0	1.0	834	$1,648	$1.98	25d	2	0.57mi
2607 NW 33rd St Oakland Park, FL	1.0	1.0	834	$1,622	$1.95	8d	2	0.57mi
2301 NW 33rd St #107 Oakland Park, FL	2.0	2.0	1241	$2,250	$1.81	3d	1	0.57mi
2831 N Oakland Forest Dr #101 Oakland Park, FL	2.0	2.0	1100	$2,295	$2.09	22d	1	0.57mi
2831 N Oakland Forest Dr #101 Oakland Park, FL	2.0	2.0	1050	$2,295	$2.19	14d	1	0.57mi
2831 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	927	$2,295	$2.48	6d	2	0.58mi
2405 NW 33rd St #1207 Oakland Park, FL	2.0	2.0	1241	$1,900	$1.53	25d	1	0.58mi
1906 NW 45th Ct Fort Lauderdale, FL	2.0	1.0	1008	$2,400	$2.38	6d	1	0.59mi
2300 NW 33rd St #909 Oakland Park, FL	2.0	2.0	1256	$2,000	$1.59	25d	1	0.59mi
2811 N Oakland Forest Dr #306 Oakland Park, FL	2.0	2.0	992	$2,200	$2.22	16d	1	0.60mi
2811 N Oakland Forest Dr Oakland Park, FL	2.0	2.0	1015	$2,100	$2.07	25d	2	0.60mi
2811 N Oakland Forest Dr Oakland Park, FL	2.0	2.0	1015	$2,248	$2.21	6d	2	0.60mi
118 Lake Emerald Dr Oakland Park, FL	2.0	2.0	920	$2,275	$2.47	19d	3	0.60mi
2851 N Oakland Forest Dr Oakland Park, FL	1.0	1.0	823	$1,872	$2.28	20d	1	0.60mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gaselectricinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-03-31
   status Pending
2. 2026-03-26
   price $189,000
3. 2025-10-03
   listed $199,000 Active
4. 2000-09-15
   soldstatus $69,000
5. 1998-01-08
   soldstatus $57,000
6. 1984-09-01
   soldstatus $78,900

ⓘ 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: $1,092 · $91/mo
• Projected year-2 tax: $1,569 · $131/mo
• Expected delta: +$476/yr (+$40/mo · 43.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,806
• − Mortgage interest: −$10,587
• − Property taxes: −$1,092
• − Insurance: −$945
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − HOA: −$11,640
• − Depreciation: −$5,498
• Taxable loss: −$7,245
• Est. tax savings @ 24.0%: +$1,739
• After-tax cash flow: $-2,655/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

+139.5% since first listed

6 events — show timeline

• 2026-03-31 Pending — Beaches MLS
• 2026-03-26 Price Changed $189,000 Beaches MLS
• 2025-10-03 Listed $199,000 Beaches MLS
• 2000-09-15 Sold (Public Records) $69,000 Public Records
• 1998-01-08 Sold (Public Records) $57,000 Public Records
• 1984-09-01 Sold (Public Records) $78,900 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,092 · +2.3% YoY. Source: county tax records.