410 NW 52 St · Oakland Park, FL 33309

$325,000

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 245 Days on market

Built 1956 5,501 sqft lot Est $413k · 21% under ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• 1% rule +4.7/10.0
• DSCR +4.3/10.0
• 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

Listing remarks

2/1 single family home with a flex room that can easily can be converted into a 3/2. A clear opportunity for an investor or buyer to build equity. The property offers a solid structure and a prime Fort Lauderdale location, with easy access to I95, beaches and Las Olas. This is a chance to transform a blank canvas into your own vision! No HOA!

Key facts

• Solid structure
• Easy access to i95
• No hoa

Tags

• SOLID STRUCTURE
• PRIME FORT LAUDERDALE LOCATION
• EASY ACCESS TO I95
• EASY ACCESS TO BEACHES
• EASY ACCESS TO LAS OLAS
• NO HOA

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces north
• Construction: Block construction; Shingle roof; Effective year built
• Exterior features: Patio

Interior

• Bedrooms: Includes a bedroom on the main level
• Flooring: Terrazzo flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: First-floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $56 ($673/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (2.6% below list).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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); 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 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 341 active listings in the ZIP; 34 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 $3,165/mo this rent would consume 49% 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 $10k 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 245 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $413,192
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 NE 47th St	0.49mi	2/2.0	1,076 (-2%)	3mo	$310,000	$288	68
4801 NE 2nd	0.47mi	2/2.0	988 (-10%)	2mo	$519,500	$526	56
4751 NE 2nd Ave	0.50mi	2/2.0	1,235 (+13%)	1mo	$490,000	$397	51
5441 NE 2nd Ave	0.43mi	2/1.0	1,008 (-8%)	23mo	$380,000	$377	47
5456 NE 3rd Ter	0.60mi	3/2.0 (+1)	1,250 (+14%)	2mo	$492,000	$394	37
5911 NE 1st Ave	0.71mi	3/1.0 (+1)	1,169 (+7%)	18mo	$360,000	$308	36
5408 NE 3rd Ter	0.58mi	3/2.0 (+1)	1,250 (+14%)	8mo	$328,500	$263	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: -18.8%
• Equity multiple: 0.36×
• Total profit: $-58,197
• Equity at exit: $48,459

10-year hold

• IRR: -19.8%
• Equity multiple: 0.11×
• Total profit: $-81,231
• Equity at exit: $28,100

Cash invested: $91,000 (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: 341
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,165 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$604 /mo · $7,252/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $56

Break-even live

Break-even rent $3,094

Max offer price $325,000

Occupancy floor 93%

Sensitivity live

Price	-10% $240	-5% $148	+0% $56	+5% $-36	+10% $-128
Rent	-10% $-194	-5% $-69	+0% $56	+5% $181	+10% $306
Rate	-1.0pp $220	-0.5pp $139	base $56	+0.5pp $-28	+1.0pp $-114

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	26d	1	0.08mi
5365 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1016	$3,500	$3.44	26d	1	0.24mi
240 NW 48th Ct Fort Lauderdale, FL	3.0	2.0	1240	$3,100	$2.50	5d	1	0.29mi
5409 NE 4th Ave Fort Lauderdale, FL	3.0	2.0	1178	$3,200	$2.72	26d	1	0.56mi
4650 NE 2nd Ave Fort Lauderdale, FL	3.0	2.0	1356	$3,950	$2.91	26d	1	0.59mi
5157 NE 5th Ave Unit 1 Fort Lauderdale, FL	3.0	2.0	1250	$3,500	$2.80	4d	1	0.61mi
4580 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1192	$3,300	$2.77	22d	1	0.70mi
5841 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	834	$3,200	$3.84	26d	1	0.74mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	26d	1	0.74mi
4680 NE 5th Ave Fort Lauderdale, FL	3.0	2.0	1300	$3,800	$2.92	9d	1	0.74mi
261 NE 45th St Fort Lauderdale, FL	3.0	2.0	997	$3,247	$3.26	26d	1	0.74mi
5655 NE 5th Ter Fort Lauderdale, FL	3.0	2.0	1178	$3,250	$2.76	26d	1	0.77mi
5655 NE 5th Ter Fort Lauderdale, FL	3.0	2.0	1178	$3,250	$2.76	18d	1	0.77mi
540 NE 59th Ct Fort Lauderdale, FL	3.0	2.0	964	$3,400	$3.53	26d	1	0.92mi
4780 NE 8th Ter Oakland Park, FL	3.0	2.0	1130	$4,200	$3.72	26d	1	0.93mi
4564 NW 16th Ave Fort Lauderdale, FL	2.0	2.0	1010	$2,300	$2.28	26d	1	0.97mi
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	26d	1	1.04mi
540 NE 61st Ct Fort Lauderdale, FL	3.0	2.0	1272	$3,395	$2.67	4d	1	1.05mi
4161 NW 11th Ave Fort Lauderdale, FL	3.0	2.0	888	$2,800	$3.15	0d	1	1.08mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$3,137	$3.33	0d	31	1.12mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	9d	1	1.17mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	18d	1	1.17mi
1660 NW 42nd St Oakland Park, FL	3.0	2.0	1465	$3,650	$2.49	26d	1	1.19mi
4460 NW 18th Ave Oakland Park, FL	3.0	1.0	1240	$2,500	$2.02	22d	1	1.21mi
4460 NW 18th Ave Oakland Park, FL	3.0	1.0	1240	$2,400	$1.94	7d	1	1.21mi
1873 NW 46th St Fort Lauderdale, FL	2.0	1.0	864	$1,875	$2.17	26d	1	1.21mi
1906 NW 45th Ct Fort Lauderdale, FL	2.0	1.0	1008	$2,400	$2.38	7d	1	1.31mi
4511 NE 13th Ave Oakland Park, FL	2.0	2.0	1400	$3,200	$2.29	9d	1	1.32mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	26d	1	1.32mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	5d	1	1.32mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	0d	1	1.43mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1459	$3,700	$2.54	7d	1	1.43mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	26d	1	1.43mi
4360 NE 13th Ave Unit Main Oakland Park, FL	3.0	2.0	1269	$4,500	$3.55	24d	1	1.43mi

Listing history 11 events

1. 2026-06-04
   status $325,000 Pending 245 DOM
2. 2026-06-03
   days on market $325,000 Active 245 DOM
3. 2026-06-02
   days on market $325,000 Active 244 DOM
4. 2026-06-01
   days on market $325,000 Active 243 DOM
5. 2026-05-31
   days on market $325,000 Active 242 DOM
6. 2026-05-05
   status Pending
7. 2026-04-29
   status Active
8. 2025-12-05
   status Active
9. 2025-12-02
   historical
10. 2025-10-09
    price $325,000
11. 2025-09-06
    listed $335,000 Active

ⓘ 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: $7,252 · $604/mo
• Projected year-2 tax: $7,252 · $604/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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,978
• − Mortgage interest: −$18,205
• − Property taxes: −$7,252
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,038
• − Management: −$3,038
• − Depreciation: −$9,455
• Taxable loss: −$4,636
• Est. tax savings @ 24.0%: +$1,113
• After-tax cash flow: $1,786/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

-3.0% since first listed

6 events — show timeline

• 2026-05-05 Pending — MARMLS
• 2026-04-29 Relisted — MARMLS
• 2025-12-05 Relisted — MARMLS
• 2025-12-02 Listing Removed — MARMLS
• 2025-10-09 Price Changed $325,000 MARMLS
• 2025-09-06 Listed $335,000 MARMLS

Property tax history

+13.8%/yr

Latest (2025): $7,252 · +4.6% YoY. Source: county tax records.