5326 NE 6th Unit H23 · Oakland Park, FL 33334

$170,000

3 bd · 2.0 ba · 1,170 sqft · Condo public records · 27 Days on market

Built 1973 $856/mo HOA · 24% 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 +29.5/30.0
• 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 +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Private screened lanai with pool views, your own exclusive catwalk to the community pool and gym, and a cozy second-floor layout inside a gated, well-maintained community with beautiful landscaping. Great dining nearby, quick I-95 access, close to schools, and just a short drive to the beach — the location checks every box. With just a bit of TLC, this one has the potential to truly shine. Big-ticket items already handled — 40-year recertification complete, brand new roof installed, and all special assessments to be satisfied at close. A great chance to put your personal touch on it and build instant equity.

Key facts

• $856 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Pets allowed (cats and dogs permitted)
• Financial info: Monthly HOA fee: $856
• HOA & community: Monthly association fee; Association amenities include a pool and community room; HOA covers maintenance of grounds, common areas, roof repairs, reserve funds and security

Exterior

• Parking: Two parking spaces; Permit required for parking
• Security: Association provides security
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Sewer connected; Water connected; Natural gas not available
• Home design: Condominium; One level (single-story unit); Faces north; Resale property
• Construction: CBS construction; Tile roof; Two-story building (unit is single level)
• Exterior features: Screened patio; Patio; Not a waterfront property

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Water heater (owned)
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate; Tile; Wood
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: No notable built-in interior features listed
• Laundry & utility: In-unit laundry with washer hookup; Laundry located in a closet inside the unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: North Andrews Gardens Elementary School (math 40% / reading 48%, grade F, #1,330 of 2,144 statewide, top 63%, 780 students, 77% 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 74% FRL vs 51% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 48% district-wide (-16 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); 355 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,525/mo this rent would consume 56% 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 $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 24% of rent.
• 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 $167,450 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.07% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.31%
• DSCR: 1.68
• GRM: 4.0

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: 4.6%
• Equity multiple: 1.17×
• Total profit: $8,330
• Equity at exit: $25,348

10-year hold

• IRR: 12.9%
• Equity multiple: 1.96×
• Total profit: $45,798
• Equity at exit: $14,698

Cash invested: $47,600 (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: 355
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,525 high
• Mortgage (P&I): −$891
• Tax from tax record: −$359 /mo · $4,312/yr
• Insurance: −$71
• HOA: −$856
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $607

Break-even live

Break-even rent $2,757

Max offer price $170,000

Occupancy floor 78%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5157 NE 5th Ave Unit 1 Fort Lauderdale, FL	3.0	2.0	1250	$3,500	$2.80	3d	1	0.15mi
5409 NE 4th Ave Fort Lauderdale, FL	3.0	2.0	1178	$3,200	$2.72	24d	1	0.28mi
4780 NE 8th Ter Oakland Park, FL	3.0	2.0	1130	$4,200	$3.72	24d	1	0.40mi
5655 NE 5th Ter Fort Lauderdale, FL	3.0	2.0	1178	$3,250	$2.76	16d	1	0.42mi
5655 NE 5th Ter Fort Lauderdale, FL	3.0	2.0	1178	$3,250	$2.76	24d	1	0.42mi
4680 NE 5th Ave Fort Lauderdale, FL	3.0	2.0	1300	$3,800	$2.92	8d	1	0.51mi
5365 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1016	$3,500	$3.44	24d	1	0.60mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	24d	1	0.61mi
540 NE 59th Ct Fort Lauderdale, FL	3.0	2.0	964	$3,400	$3.53	24d	1	0.62mi
5841 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	834	$3,200	$3.84	24d	1	0.62mi
4650 NE 2nd Ave Fort Lauderdale, FL	3.0	2.0	1356	$3,950	$2.91	24d	1	0.64mi
4580 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1192	$3,300	$2.77	21d	1	0.65mi
320 NW 51st Ct Fort Lauderdale, FL	3.0	2.0	1396	$3,500	$2.51	24d	1	0.73mi
261 NE 45th St Fort Lauderdale, FL	3.0	2.0	997	$3,247	$3.26	24d	1	0.74mi
240 NW 48th Ct Fort Lauderdale, FL	3.0	2.0	1240	$3,100	$2.50	3d	1	0.75mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	24d	1	0.75mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	4d	1	0.75mi
4511 NE 13th Ave Oakland Park, FL	2.0	2.0	1400	$3,200	$2.29	8d	1	0.75mi
540 NE 61st Ct Fort Lauderdale, FL	3.0	2.0	1272	$3,395	$2.67	3d	1	0.79mi
4764 NE 15th Way Oakland Park, FL	3.0	2.0	1218	$3,500	$2.87	24d	1	0.87mi
1575 NE 47th St Oakland Park, FL	3.0	2.0	1358	$3,700	$2.72	24d	1	0.89mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	24d	1	0.91mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1459	$3,700	$2.54	5d	1	0.91mi
4360 NE 13th Ave Unit Main Oakland Park, FL	3.0	2.0	1269	$4,500	$3.55	22d	1	0.91mi
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	24d	1	1.00mi
5770 NE 18th Ave Fort Lauderdale, FL	4.0	2.0	1459	$7,500	$5.14	14d	1	1.08mi
1421 NE 41st St Oakland Park, FL	2.0	2.0	1366	$4,000	$2.93	24d	1	1.09mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$3,146	$3.34	3d	31	1.11mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	14d	45	1.28mi
3781 NE 13th Ave Oakland Park, FL	2.0	1.0	869	$3,900	$4.49	24d	1	1.34mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	4d	1	1.37mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	11d	1	1.37mi
2155 NE 56th Ct Fort Lauderdale, FL	3.0	2.0	1500	$3,500	$2.33	24d	1	1.42mi
2100 NE 45th St #1 Fort Lauderdale, FL	3.0	3.5	1340	$9,500	$7.09	24d	1	1.42mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	8d	1	1.44mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	17d	1	1.44mi
4804 NE 21st Ave #4804 Fort Lauderdale, FL	2.0	2.0	1400	$4,500	$3.21	24d	1	1.46mi

HOA detail condo

• Monthly dues: $856 · $10,272/yr
• Likely covers: landscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-15
   days on market $170,000 Active 27 DOM
2. 2026-06-13
   days on market $170,000 Active 25 DOM
3. 2026-06-09
   days on market $170,000 Active 21 DOM
4. 2026-06-08
   statusdays on market $170,000 Active 20 DOM
5. 2026-06-07
   days on market $170,000 Active Under Contract 19 DOM
6. 2026-06-04
   days on market $170,000 Active Under Contract 16 DOM
7. 2026-06-03
   statusdays on market $170,000 Active Under Contract 15 DOM
8. 2026-06-02
   days on market $170,000 Active 14 DOM
9. 2026-06-01
   days on market $170,000 Active 13 DOM
10. 2026-05-31
    days on market $170,000 Active 12 DOM
11. 2026-05-19
    listed $170,000 Active
12. 2007-02-13
    soldstatus $220,000
13. 2002-12-09
    soldstatus $96,000
14. 2000-08-09
    soldstatus $67,000
15. 1998-12-09
    soldstatus $56,000
16. 1982-07-01
    soldstatus $67,900

ⓘ 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: $4,312 · $359/mo
• Projected year-2 tax: $4,312 · $359/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) · 21% 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: $42,304
• − Mortgage interest: −$9,523
• − Property taxes: −$4,312
• − Insurance: −$850
• − Repairs & maintenance: −$3,384
• − Management: −$3,384
• − HOA: −$10,272
• − Depreciation: −$4,945
• Taxable income: $5,634
• Est. tax owed @ 24.0%: −$1,352
• After-tax cash flow: $5,937/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

+150.4% since first listed

6 events — show timeline

• 2026-05-19 Listed $170,000 Beaches MLS
• 2007-02-13 Sold (Public Records) $220,000 Public Records
• 2002-12-09 Sold (Public Records) $96,000 Public Records
• 2000-08-09 Sold (Public Records) $67,000 Public Records
• 1998-12-09 Sold (Public Records) $56,000 Public Records
• 1982-07-01 Sold (Public Records) $67,900 Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,312 · +0.0% YoY. Source: county tax records.