4061 N Dixie Hwy #29 · Oakland Park, FL 33334

$150,000

2 bd · 1.0 ba · 650 sqft · Condo public records · 50 Days on market

Built 1972 $338/mo HOA · 11% 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
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located directly across from a city park and just steps from shops and restaurants, this well-situated 2-bedroom, 1-bath condo offers the perfect blend of convenience and lifestyle. The property includes a designated parking space and is ideally positioned with easy access to major destinations — only 15 minutes to the beach, 20 minutes to Fort Lauderdale Airport, and 25 minutes to Port Everglades. This is a fantastic investment opportunity, currently tenant-occupied with stable rental income of $1,475/month, making it a turnkey addition to any portfolio. Don’t miss the opportunity to own in a high-demand area with strong rental potential!

Key facts

• High-demand area
• $338 HOA
• Parking

Tags

• DESIGNATED PARKING SPACE
• HIGH-DEMAND AREA
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Financial info: Association fee: $338 monthly; Pets allowed conditionally; possible restrictions
• HOA & community: Monthly association fee; Association amenities include a pool

Exterior

• Parking: Guest parking
• Utilities: Has heating and cooling (central); Utilities available
• Home design: Attached property; 2 stories; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Association pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry; Bedroom on main level; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $941 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,062/mo this rent would consume 49% 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 $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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 13y 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 $77k; list at $150k implies a 95% 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1972 — 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: 2.04% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.89%
• DSCR: 2.20
• GRM: 4.1

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: 19.6%
• Equity multiple: 1.78×
• Total profit: $32,929
• Equity at exit: $22,365

10-year hold

• IRR: 27.1%
• Equity multiple: 3.26×
• Total profit: $94,995
• Equity at exit: $12,969

Cash invested: $42,000 (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 33334

• Home prices YoY: -34.6%
• Rents YoY: 2.0%
• Active inventory: 355
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $3,062 high
• Mortgage (P&I): −$787
• Tax from tax record: −$291 /mo · $3,488/yr
• Insurance: −$62
• HOA: −$338
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $941

Break-even live

Break-even rent $1,871

Max offer price $150,000

Occupancy floor 64%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	14d	45	0.17mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$3,510	$3.81	2d	20	0.81mi
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$3,545	$4.70	2d	59	0.98mi
3333 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	736	$3,228	$4.38	1d	13	1.11mi
1220 NE 24th St Wilton Manors, FL	1.0–3.0	1.0–2.0	992	$3,015	$3.04	14d	10	1.39mi
803 NE 21st Dr Wilton Manors, FL	1.0	1.0	650	$2,500	$3.85	24d	1	1.41mi
513 NE 21st Ct Wilton Manors, FL	2.0	1.0–2.5	1141	$3,800	$3.33	1d	14	1.47mi

HOA detail condo

• Monthly dues: $338 · $4,056/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   status $150,000 Active 50 DOM
2. 2026-03-31
   listed $150,000 Active
3. 2026-02-04
   historical $1,475
4. 2026-01-21
   price $1,475
5. 2026-01-07
   price $1,550
6. 2026-01-01
   listed $1,600
7. 2025-12-21
   historical $1,650
8. 2025-12-18
   listed $1,650
9. 2025-12-09
   historical $1,650
10. 2025-12-05
    listed $1,650
11. 2025-09-29
    historical
12. 2025-04-15
    price $160,000
13. 2025-04-04
    listed $170,000 Active
14. 2025-03-27
    historical
15. 2025-03-06
    price $170,000
16. 2025-01-23
    price $175,000
17. 2024-12-31
    historical $1,650
18. 2024-12-11
    listed $1,650
19. 2024-11-08
    historical $1,650
20. 2024-10-30
    listed $1,650
21. 2024-10-28
    status Active
22. 2024-10-09
    status Pending
23. 2024-09-28
    historical $1,650
24. 2024-09-25
    price $1,650
25. 2024-08-16
    price $1,750
26. 2024-08-15
    listed $180,000 Active
27. 2024-08-12
    listed $1,700
28. 2015-04-30
    soldstatus $77,000
29. 2015-03-24
    historical
30. 2015-02-15
    listed $79,000 Active
31. 2014-08-07
    soldstatus $60,000
32. 2014-01-15
    soldstatus $56,700 Sold
33. 2013-11-12
    status Pending
34. 2013-10-24
    status Active
35. 2013-10-23
    historical
36. 2013-10-18
    listed $52,000 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: $3,488 · $291/mo
• Projected year-2 tax: $3,488 · $291/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: $36,742
• − Mortgage interest: −$8,402
• − Property taxes: −$3,488
• − Insurance: −$750
• − Repairs & maintenance: −$2,939
• − Management: −$2,939
• − HOA: −$4,056
• − Depreciation: −$4,364
• Taxable income: $9,804
• Est. tax owed @ 24.0%: −$2,353
• After-tax cash flow: $8,940/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

+188.5% since first listed

35 events — show timeline

• 2026-03-31 Listed $150,000 MARMLS
• 2026-02-04 Rental Removed $1,475 GFLMLS
• 2026-01-21 Price Changed $1,475 GFLMLS
• 2026-01-07 Price Changed $1,550 GFLMLS
• 2026-01-01 Listed for Rent $1,600 GFLMLS
• 2025-12-21 Rental Removed $1,650 GFLMLS
• 2025-12-18 Listed for Rent $1,650 GFLMLS
• 2025-12-09 Rental Removed $1,650 GFLMLS
• 2025-12-05 Listed for Rent $1,650 GFLMLS
• 2025-09-29 Listing Removed — MARMLS
• 2025-04-15 Price Changed $160,000 MARMLS
• 2025-04-04 Listed $170,000 MARMLS
• 2025-03-27 Listing Removed — MARMLS
• 2025-03-06 Price Changed $170,000 MARMLS
• 2025-01-23 Price Changed $175,000 MARMLS
• 2024-12-31 Rental Removed $1,650 PROPERTYWARE
• 2024-12-11 Listed for Rent $1,650 PROPERTYWARE
• 2024-11-08 Rental Removed $1,650 GFLMLS
• 2024-10-30 Listed for Rent $1,650 GFLMLS
• 2024-10-28 Relisted — MARMLS
• 2024-10-09 Pending — MARMLS
• 2024-09-28 Rental Removed $1,650 GFLMLS
• 2024-09-25 Price Changed $1,650 GFLMLS
• 2024-08-16 Price Changed $1,750 GFLMLS
• 2024-08-15 Listed $180,000 MARMLS
• 2024-08-12 Listed for Rent $1,700 GFLMLS
• 2015-04-30 Sold (Public Records) $77,000 Public Records
• 2015-03-24 Listing Removed — MARMLS
• 2015-02-15 Listed $79,000 MARMLS
• 2014-08-07 Sold (Public Records) $60,000 Public Records
• 2014-01-15 Sold (MLS) $56,700 MARMLS
• 2013-11-12 Pending — MARMLS
• 2013-10-24 Relisted — MARMLS
• 2013-10-23 Listing Removed — MARMLS
• 2013-10-18 Listed $52,000 MARMLS

Property tax history

+9.2%/yr

Latest (2025): $3,488 · +4.2% YoY. Source: county tax records.