4081 N Dixie Hwy #20 · Oakland Park, FL 33334

$140,000

1 bd · 1.0 ba · 412 sqft · Condo public records · 54 Days on market

Built 1973 $195/mo HOA · 10% of rent

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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 +24.9/30.0
• 1% rule +8.3/10.0
• DSCR +8.1/10.0
• 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 MLS

This property is bank owned. It is sold in "as-is" condition without repairs or warranty. Buyer is responsible for verifying all information contained in this listing.

Key facts

• Easy access to i-95
• Immediate occupancy
• $195 HOA

Tags

• IMMEDIATE OCCUPANCY
• EASY ACCESS TO I-95
• 10 MINUTES DRIVE TO BEACHES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $195; Association covers amenities, sewer, trash and water; Community amenities include clubhouse, fitness center and pool

Exterior

• Parking: Detached garage (1 space); One covered space
• Utilities: Association pool
• Home design: 2-story property; Entry on level 2; Attached property
• Construction: Block construction; Resale property
• Exterior features: Open porch

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window unit(s) for cooling
• Interior features: Bedroom on main level; Second floor entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: schools D, 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.
• Market conditions: Rents rising (+2.0%/yr); 357 active listings in the ZIP; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 54 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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.
• Current owner paid $43k; list at $140k implies a 224% gain — meaningful room to come down on a strong offer.

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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.33% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 6.3

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-5,306
• Equity at exit: $20,874

10-year hold

• IRR: 4.8%
• Equity multiple: 1.34×
• Total profit: $13,159
• Equity at exit: $12,105

Cash invested: $39,200 (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 33334

• Home prices YoY: -34.6%
• Rents YoY: 2.0%
• Active inventory: 357
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,864 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$186 /mo · $2,232/yr
• Insurance: −$58
• HOA: −$195
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $299

Break-even live

Break-even rent $1,485

Max offer price $140,000

Occupancy floor 79%

Sensitivity live

Price	-10% $379	-5% $339	+0% $299	+5% $260	+10% $220
Rent	-10% $152	-5% $226	+0% $299	+5% $373	+10% $447
Rate	-1.0pp $370	-0.5pp $335	base $299	+0.5pp $263	+1.0pp $226

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $195 · $2,340/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $140,000 Active 54 DOM
2. 2026-06-18
   days on market $140,000 Active 51 DOM
3. 2026-06-17
   days on market $140,000 Active 50 DOM
4. 2026-06-16
   days on market $140,000 Active 49 DOM
5. 2026-06-15
   days on market $140,000 Active 48 DOM
6. 2026-06-13
   days on market $140,000 Active 46 DOM
7. 2026-06-09
   days on market $140,000 Active 42 DOM
8. 2026-06-08
   days on market $140,000 Active 41 DOM
9. 2026-06-07
   days on market $140,000 Active 40 DOM
10. 2026-06-04
    days on market $140,000 Active 37 DOM
11. 2026-06-03
    days on market $140,000 Active 36 DOM
12. 2026-06-02
    days on market $140,000 Active 35 DOM
13. 2026-06-01
    days on market $140,000 Active 34 DOM
14. 2026-05-31
    days on market $140,000 Active 33 DOM
15. 2026-04-28
    listed $140,000 Active
16. 2026-04-13
    historical $1,249
17. 2026-03-10
    price $1,249
18. 2026-01-06
    price $1,350
19. 2025-11-19
    price $1,390
20. 2025-11-13
    listed $1,400
21. 2025-08-28
    historical $1,250
22. 2025-08-01
    listed $1,250
23. 2024-03-18
    historical $1,399
24. 2024-02-14
    listed $1,399
25. 2024-01-29
    historical $1,399
26. 2024-01-17
    price $1,399
27. 2024-01-05
    listed $1,445
28. 2015-06-01
    soldstatus $43,144 Sold 177-char remark

    Show marketing remark (177 chars)

    This property is bank owned. It is sold in "as-is" condition without repairs or warranty. Buyer is responsible for verifying all information contained in this listing.

29. 2015-03-30
    status Pending 177-char remark

    Show marketing remark (177 chars)

    This property is bank owned. It is sold in "as-is" condition without repairs or warranty. Buyer is responsible for verifying all information contained in this listing.

30. 2015-03-19
    listed $30,500 Active 177-char remark

    Show marketing remark (177 chars)

    This property is bank owned. It is sold in "as-is" condition without repairs or warranty. Buyer is responsible for verifying all information contained in this listing.

ⓘ 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: $2,232 · $186/mo
• Projected year-2 tax: $2,232 · $186/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 ≥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: $22,372
• − Mortgage interest: −$7,842
• − Property taxes: −$2,232
• − Insurance: −$700
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$2,340
• − Depreciation: −$4,073
• Taxable income: $1,606
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $3,207/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: 235,769
• 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

+359.0% since first listed

16 events — show timeline

• 2026-04-28 Listed $140,000 MARMLS
• 2026-04-13 Rental Removed $1,249 MARMLS
• 2026-03-10 Price Changed $1,249 MARMLS
• 2026-01-06 Price Changed $1,350 MARMLS
• 2025-11-19 Price Changed $1,390 MARMLS
• 2025-11-13 Listed for Rent $1,400 MARMLS
• 2025-08-28 Rental Removed $1,250 MARMLS
• 2025-08-01 Listed for Rent $1,250 MARMLS
• 2024-03-18 Rental Removed $1,399 MARMLS
• 2024-02-14 Listed for Rent $1,399 MARMLS
• 2024-01-29 Rental Removed $1,399 MARMLS
• 2024-01-17 Price Changed $1,399 MARMLS
• 2024-01-05 Listed for Rent $1,445 MARMLS
• 2015-06-01 Sold (MLS) $43,144 MARMLS
• 2015-03-30 Pending — MARMLS
• 2015-03-19 Listed $30,500 MARMLS

Property tax history

+8.8%/yr

Latest (2025): $2,232 · +4.1% YoY. Source: county tax records.