5314 NE 6 Ave Unit E20 · Oakland Park, FL 33334

$165,000

2 bd · 1.0 ba · 800 sqft · Condo · 37 Days on market

Built 1973 Good condition $585/mo HOA · 18% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 1st floor condo in the gated community of Embarcadero! This 2-bed, 1-bath residence features gray laminate flooring throughout the main living areas, an updated kitchen with white quartz countertops, gray cabinetry, & Whirlpool stove & microwave. Bedrooms have carpet, & the bathroom has been tastefully updated with a shower-only design and floor-to-ceiling gray and white tile. Enjoy peace of mind with hurricane impact windows and doors, plus a GE tankless water heater. The screened-in patio offers a great space to relax and enjoy the outdoors. Roof NEW as of 2024. Community amenities include two pools, gym, clubhouse, and laundry facilities (there is no

Key facts

• Gated community
• Screened-in patio
• Updated kitchen

Tags

• GATED COMMUNITY
• UPDATED KITCHEN
• HURRICANE IMPACT WINDOWS
• SCREENED-IN PATIO
• TWO POOLS
• GYM

Property features AI

Finance

• Other: Pets allowed without restrictions
• Financial info: No land lease
• HOA & community: Part of Embarcadero association; Monthly HOA fee; Association amenities: clubhouse, fitness center, laundry, parking, pool, bike storage, sidewalks, street lights, gated; HOA covers insurance, grounds and structure maintenance, roof repairs, recreation facility and pool service

Exterior

• Parking: Assigned parking (1 space); No carport
• Security: Gated community with guard; Security guard on site
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Two-story building; First-floor entry; Unit faces north; Resale property
• Construction: Built with CBS construction; Tile roof
• Exterior features: Screened patio; Patio; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: No special interior features listed
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $876 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 11 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 $3,293/mo this rent would consume 52% 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 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.

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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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: 2.00% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.75%
• DSCR: 2.01
• GRM: 4.2

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: 14.4%
• Equity multiple: 1.57×
• Total profit: $26,208
• Equity at exit: $24,602

10-year hold

• IRR: 22.3%
• Equity multiple: 2.80×
• Total profit: $83,250
• Equity at exit: $14,266

Cash invested: $46,200 (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: 355
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,293 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$585
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $876

Break-even live

Break-even rent $2,184

Max offer price $165,000

Occupancy floor 68%

Sensitivity live

Price	-10% $990	-5% $933	+0% $876	+5% $819	+10% $762
Rent	-10% $616	-5% $746	+0% $876	+5% $1,006	+10% $1,136
Rate	-1.0pp $959	-0.5pp $918	base $876	+0.5pp $833	+1.0pp $790

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5365 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1016	$3,500	$3.44	25d	1	0.60mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	25d	1	0.61mi
540 NE 59th Ct Fort Lauderdale, FL	3.0	2.0	964	$3,400	$3.53	25d	1	0.62mi
5841 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	834	$3,200	$3.84	25d	1	0.62mi
261 NE 45th St Fort Lauderdale, FL	3.0	2.0	997	$3,247	$3.26	25d	1	0.74mi
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	25d	1	1.00mi
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	15d	45	1.28mi
3781 NE 13th Ave Oakland Park, FL	2.0	1.0	869	$3,900	$4.49	25d	1	1.34mi
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

HOA detail condo

• Monthly dues: $585 · $7,020/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $165,000 Active 37 DOM
2. 2026-06-17
   days on market $165,000 Active 36 DOM
3. 2026-06-16
   days on market $165,000 Active 35 DOM
4. 2026-06-15
   days on market $165,000 Active 34 DOM
5. 2026-06-13
   days on market $165,000 Active 32 DOM
6. 2026-06-09
   days on market $165,000 Active 28 DOM
7. 2026-06-08
   days on market $165,000 Active 27 DOM
8. 2026-06-07
   days on market $165,000 Active 26 DOM
9. 2026-06-04
   days on market $165,000 Active 23 DOM
10. 2026-06-03
    days on market $165,000 Active 22 DOM
11. 2026-06-02
    days on market $165,000 Active 21 DOM
12. 2026-06-01
    days on market $165,000 Active 20 DOM
13. 2026-05-31
    days on market $165,000 Active 19 DOM
14. 2026-05-12
    listed $165,000 Active
15. 2025-07-08
    historical $1,800
16. 2025-05-20
    listed $1,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $39,511
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$3,161
• − Management: −$3,161
• − HOA: −$7,020
• − Depreciation: −$4,800
• Taxable income: $8,827
• Est. tax owed @ 24.0%: −$2,118
• After-tax cash flow: $8,392/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained 1st floor condo in a gated community offers updated interiors and a peaceful outdoor space. It is ready for a new owner and could benefit from minor exterior updates and landscaping improvements to further enhance its curb appeal.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and property value.
• Both Landscaping improvements — Enhances curb appeal and property value.
• Resale Upgrading kitchen appliances — Modernizes the kitchen and attracts more buyers.
• Resale Upgrading bathroom fixtures — Modernizes the bathroom and attracts more buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and property value. ↑
• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Resale Upgrading kitchen appliances — Modernizes the kitchen and attracts more buyers. ↑
• Resale Upgrading bathroom fixtures — Modernizes the bathroom and attracts more buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+9066.7% since first listed

3 events — show timeline

• 2026-05-12 Listed $165,000 Beaches MLS
• 2025-07-08 Rental Removed $1,800 MARMLS
• 2025-05-20 Listed for Rent $1,800 MARMLS