4385 NE 13th Ave · Oakland Park, FL 33334

$449,000

1 bd · 1.0 ba · 1,144 sqft · MultiFamily public records · 99 Days on market

Built 1964

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Strong income opportunity in Coral Heights. This duplex features two 1 bed/1 bath units. One unit was updated in 2020 with new appliances, countertops, flooring, A/C units, and in unit laundry. The second unit is ready for renovation to maximize rental potential. Property includes impact windows and doors, four front parking spaces, and spacious backyards with paver patios. Pipes redone in 2025. Excellent location east of Dixie Highway, close to Oakland Park’s Culinary Arts District, Federal Highway shopping and dining, and just ten minutes from the beach. Cash only.

Key facts

• Updated appliances
• Paver patios
• Excellent location

Tags

• UPDATED APPLIANCES
• IMPACT WINDOWS
• FRONT PARKING SPACES
• SPACIOUS BACKYARDS
• PAVER PATIOS
• EXCELLENT LOCATION

Property features AI

Finance

• Financial info: Two total units
• HOA & community: Association covers grounds maintenance, sewer, trash and water

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex; Single-story; Resale property
• Construction: CBS construction; Composition/shingle roof
• Exterior features: Patio

Interior

• Flooring: Tile flooring; Vinyl flooring
• Heating & cooling: Window/wall heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Blinds on windows

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/?-bath units multifamily listed at $449k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive. Per door: $411/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $449k).
• Recommended offer: $409k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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); 355 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $5,059/mo this rent would consume 81% 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 $3k of loan paydown is wiped out by about $13k 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 99 days — a 9% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $165k; list at $449k implies a 172% 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 $408,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 7.4

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-25,311
• Equity at exit: $66,947

10-year hold

• IRR: 3.0%
• Equity multiple: 1.20×
• Total profit: $25,742
• Equity at exit: $38,821

Cash invested: $125,720 (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: 14.8×

Monthly cashflow live

• Estimated rent: $5,059 medium
• Mortgage (P&I): −$2,355
• Tax from tax record: −$634 /mo · $7,602/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,062
• Net cashflow: $821

Break-even live

Break-even rent $4,019

Max offer price $449,000

Occupancy floor 79%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	—	$5,060
Total (2 units)			$5,059

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4511 NE 13th Ave Oakland Park, FL	2.0	2.0	1400	$3,200	$2.29	7d	1	0.18mi
1421 NE 41st St Oakland Park, FL	2.0	2.0	1366	$4,000	$2.93	24d	1	0.19mi
3781 NE 13th Ave Oakland Park, FL	2.0	1.0	869	$3,900	$4.49	24d	1	0.49mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$2,894	$3.07	14d	45	0.49mi
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	24d	1	0.75mi
1680 NE 34th Ln Unit B Oakland Park, FL	2.0	2.0	1084	$3,100	$2.86	19d	1	0.88mi
4804 NE 21st Ave #4804 Fort Lauderdale, FL	2.0	2.0	1400	$4,500	$3.21	24d	1	0.98mi
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$2,885	$3.83	2d	59	0.99mi
3333 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	736	$2,677	$3.63	2d	13	1.15mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$2,805	$3.05	3d	20	1.22mi
2816 NE 9th Ter Wilton Manors, FL	2.0	1.0	1146	$3,800	$3.32	24d	1	1.28mi
2741 NE 16th Ave Wilton Manors, FL	2.0	2.0	1400	$3,500	$2.50	24d	1	1.30mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	7d	1	1.33mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	16d	1	1.33mi

Listing history 17 events

1. 2026-06-18
   days on market $449,000 Active 99 DOM
2. 2026-06-17
   days on market $449,000 Active 98 DOM
3. 2026-06-16
   days on market $449,000 Active 97 DOM
4. 2026-06-15
   days on market $449,000 Active 96 DOM
5. 2026-06-13
   days on market $449,000 Active 94 DOM
6. 2026-06-09
   days on market $449,000 Active 90 DOM
7. 2026-06-07
   days on market $449,000 Active 88 DOM
8. 2026-06-04
   days on market $449,000 Active 85 DOM
9. 2026-06-03
   days on market $449,000 Active 84 DOM
10. 2026-06-02
    days on market $449,000 Active 83 DOM
11. 2026-06-01
    days on market $449,000 Active 82 DOM
12. 2026-05-31
    days on market $449,000 Active 81 DOM
13. 2026-04-27
    price $475,000
14. 2026-01-28
    listed $499,000 Active
15. 2003-08-27
    soldstatus $165,000
16. 2000-09-29
    soldstatus $95,000
17. 1995-10-20
    soldstatus $80,000

ⓘ 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: $7,602 · $634/mo
• Projected year-2 tax: $7,602 · $634/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) · 22% 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: $60,708
• − Mortgage interest: −$25,151
• − Property taxes: −$7,602
• − Insurance: −$2,245
• − Repairs & maintenance: −$4,857
• − Management: −$4,857
• − Depreciation: −$13,062
• Taxable income: $2,935
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $9,153/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

+493.8% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $475,000 Beaches MLS
• 2026-01-28 Listed $499,000 Beaches MLS
• 2003-08-27 Sold (Public Records) $165,000 Public Records
• 2000-09-29 Sold (Public Records) $95,000 Public Records
• 1995-10-20 Sold (Public Records) $80,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $7,602 · +5.6% YoY. Source: county tax records.