5161 N Andrews Ave · Oakland Park, FL 33309

$315,000

2 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 9 Days on market

Built 1956 5,269 sqft lot Est $455k · 31% under

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Why this score? — see what drove the C 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Key facts

• Covered parking
• Fenced yard
• Mango tree

Tags

• TILE FLOORING
• FENCED YARD
• PRIVATE PATIO
• MANGO TREE
• STORAGE SHED
• COVERED PARKING

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: 3 total parking spaces; Attached carport (1 covered carport space); Driveway; Concrete surfaces; 2 open parking spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available; Sewer available
• Home design: Single family residence; One story; Resale property; Faces east
• Construction: Stucco and CBS construction
• Exterior features: Shingle roof; Outbuilding / shed for storage; Fenced backyard with gate (wood); Fruit trees; Room for a pool; City street frontage; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump; Window/wall heating; Ductless cooling; Wall/window unit(s); Has heating and cooling
• Interior features: French doors; Tile flooring
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $315k).
• Cap rate 7.9% 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 soft (-0.5%/yr); 343 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,203/mo this rent would consume 50% of the median local household income ($77k/yr) (locally 1596% 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 $2k of loan paydown is wiped out by about $9k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $180k; list at $315k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $315,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $455,070
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4751 NE 2nd Ave	0.36mi	2/2.0	1,235 (+7%)	0mo	$490,000	$397	67
111 NE 47th St	0.37mi	2/2.0	1,076 (-7%)	3mo	$310,000	$288	65
4801 NE 2nd	0.32mi	2/2.0	988 (-14%)	2mo	$519,500	$526	55
5456 NE 3rd Ter	0.47mi	3/2.0 (+1)	1,250 (+8%)	2mo	$492,000	$394	54
5408 NE 3rd Ter	0.43mi	3/2.0 (+1)	1,250 (+8%)	8mo	$328,500	$263	50
4581 NE 5th Ave	0.64mi	2/1.0	1,044 (-10%)	9mo	$390,000	$374	47
5911 NE 1st Ave	0.68mi	3/1.0 (+1)	1,169 (+1%)	18mo	$360,000	$308	46
631 NE 56th Ct	0.73mi	3/2.0 (+1)	1,208 (+5%)	3mo	$365,000	$302	46
4861 NE 8th Ave	0.64mi	3/2.0 (+1)	1,116 (-3%)	11mo	$567,000	$508	46
5441 NE 2nd Ave	0.33mi	2/1.0	1,008 (-13%)	23mo	$380,000	$377	44
111 NE 46th St	0.47mi	3/3.0 (+1)	1,308 (+13%)	3mo	$525,000	$401	40
5464 NE 3rd Ter	0.47mi	3/1.5 (+1)	1,298 (+12%)	20mo	$520,000	$401	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-34,016
• Equity at exit: $46,968

10-year hold

• IRR: -6.5%
• Equity multiple: 0.64×
• Total profit: $-31,851
• Equity at exit: $27,235

Cash invested: $88,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,203 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$332 /mo · $3,988/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $415

Break-even live

Break-even rent $2,678

Max offer price $315,000

Occupancy floor 82%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 NW 51st Ct Fort Lauderdale, FL	3.0	2.0	1396	$3,500	$2.51	24d	1	0.16mi
240 NW 48th Ct Fort Lauderdale, FL	3.0	2.0	1240	$3,100	$2.50	3d	1	0.23mi
5365 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1016	$3,500	$3.44	24d	1	0.26mi
4650 NE 2nd Ave Fort Lauderdale, FL	3.0	2.0	1356	$3,950	$2.91	24d	1	0.43mi
5157 NE 5th Ave Unit 1 Fort Lauderdale, FL	3.0	2.0	1250	$3,500	$2.80	3d	1	0.43mi
5409 NE 4th Ave Fort Lauderdale, FL	3.0	2.0	1178	$3,200	$2.72	24d	1	0.44mi
4580 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1192	$3,300	$2.77	20d	1	0.53mi
4680 NE 5th Ave Fort Lauderdale, FL	3.0	2.0	1300	$3,800	$2.92	7d	1	0.55mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	24d	1	0.56mi
261 NE 45th St Fort Lauderdale, FL	3.0	2.0	997	$3,247	$3.26	24d	1	0.59mi
5655 NE 5th Ter Fort Lauderdale, FL	3.0	2.0	1178	$3,250	$2.76	24d	1	0.69mi
5655 NE 5th Ter Fort Lauderdale, FL	3.0	2.0	1178	$3,250	$2.76	16d	1	0.69mi
5841 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	834	$3,200	$3.84	24d	1	0.71mi
4780 NE 8th Ter Oakland Park, FL	3.0	2.0	1130	$4,200	$3.72	24d	1	0.73mi
540 NE 59th Ct Fort Lauderdale, FL	3.0	2.0	964	$3,400	$3.53	24d	1	0.87mi
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	24d	1	0.90mi
540 NE 61st Ct Fort Lauderdale, FL	3.0	2.0	1272	$3,395	$2.67	3d	1	1.02mi
4564 NW 16th Ave Fort Lauderdale, FL	2.0	2.0	1010	$2,300	$2.28	24d	1	1.10mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	7d	1	1.11mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	17d	1	1.11mi
4511 NE 13th Ave Oakland Park, FL	2.0	2.0	1400	$3,200	$2.29	7d	1	1.12mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	24d	1	1.12mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	4d	1	1.12mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$3,146	$3.34	2d	31	1.16mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1459	$3,700	$2.54	5d	1	1.23mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	24d	1	1.23mi
4360 NE 13th Ave Unit Main Oakland Park, FL	3.0	2.0	1269	$4,500	$3.55	22d	1	1.23mi
1660 NW 42nd St Oakland Park, FL	3.0	2.0	1465	$3,650	$2.49	24d	1	1.29mi
4460 NW 18th Ave Oakland Park, FL	3.0	1.0	1240	$2,500	$2.02	20d	1	1.33mi
4460 NW 18th Ave Oakland Park, FL	3.0	1.0	1240	$2,400	$1.94	5d	1	1.33mi
4764 NE 15th Way Oakland Park, FL	3.0	2.0	1218	$3,500	$2.87	24d	1	1.35mi
1575 NE 47th St Oakland Park, FL	3.0	2.0	1358	$3,700	$2.72	24d	1	1.36mi
1873 NW 46th St Fort Lauderdale, FL	2.0	1.0	864	$1,875	$2.17	24d	1	1.36mi
1421 NE 41st St Oakland Park, FL	2.0	2.0	1366	$4,000	$2.93	24d	1	1.38mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	14d	45	1.43mi
1906 NW 45th Ct Fort Lauderdale, FL	2.0	1.0	1008	$2,400	$2.38	5d	1	1.46mi

Listing history 14 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   listed $315,000 Active
3. 2026-01-23
   status Pending
4. 2026-01-20
   historical
5. 2026-01-05
   price $355,000
6. 2025-11-10
   price $390,000
7. 2025-09-29
   price $410,000
8. 2025-09-03
   listed $420,000 Active
9. 2016-12-19
   soldstatus $180,000
10. 2004-08-23
    soldstatus $165,000
11. 2004-06-25
    soldstatus $165,000
12. 2002-02-27
    soldstatus $98,000
13. 1999-03-18
    soldstatus $50,000
14. 1982-09-01
    soldstatus $45,000

ⓘ 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: $3,988 · $332/mo
• Projected year-2 tax: $3,988 · $332/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 1/10 Low FEMA zone X (shaded) · 0% 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: $38,430
• − Mortgage interest: −$17,645
• − Property taxes: −$3,988
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,074
• − Management: −$3,074
• − Depreciation: −$9,164
• Taxable loss: −$90
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $4,996/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

+600.0% since first listed

14 events — show timeline

• 2026-04-30 Pending — Beaches MLS
• 2026-04-20 Listed $315,000 Beaches MLS
• 2026-01-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $355,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $390,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Price Changed $410,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Listed $420,000 Stellar MLS as Distributed by MLS Grid
• 2016-12-19 Sold (Public Records) $180,000 Public Records
• 2004-08-23 Sold (Public Records) $165,000 Public Records
• 2004-06-25 Sold (Public Records) $165,000 Public Records
• 2002-02-27 Sold (Public Records) $98,000 Public Records
• 1999-03-18 Sold (Public Records) $50,000 Public Records
• 1982-09-01 Sold (Public Records) $45,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,988 · +2.5% YoY. Source: county tax records.