160 NE 60th St · Oakland Park, FL 33334

$299,900

2 bd · 1.0 ba · 1,059 sqft · SingleFamily public records · 54 Days on market

Built 1964 6,000 sqft lot Est $399k · 25% under

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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 +5.3/10.0
• DSCR +4.3/10.0
• 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

Key facts

• Near dining
• Near shopping
• Single family home

Tags

• SINGLE FAMILY HOME
• NEAR SHOPPING
• NEAR DINING
• MAJOR HIGHWAYS
• MINUTES FROM THE BEACH

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Total parking spaces for 4 vehicles; Attached carport; 1 covered/carport space; Driveway
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story; Faces north; Resale condition
• Construction: Built with CBS construction materials; Shingle roof; 1 story total
• Exterior features: Back yard with fencing; Fenced lot; Not waterfront

Interior

• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Electric water heater; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (5.9% below list).
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $282k (5.9% below list) — sets the bar for cash-flow.
• 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); 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; 28 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 $3,096/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 $2k of loan paydown is wiped out by about $9k 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 ($291k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $144k; list at $300k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,238 (5.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.03% ✓
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $399,243
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6130 NE 7th Ave	0.48mi	3/2.0 (+1)	1,078 (+2%)	3mo	$417,500	$387	63
220 NE 61st St	0.08mi	3/1.0 (+1)	1,004 (-5%)	24mo	$395,000	$393	62
6031 NE 7th Ave	0.44mi	3/2.0 (+1)	1,000 (-6%)	2mo	$300,000	$300	59
5911 NE 1st Ave	0.12mi	3/1.0 (+1)	1,169 (+10%)	18mo	$360,000	$308	57
5441 NE 2nd Ave	0.47mi	2/1.0	1,008 (-5%)	23mo	$380,000	$377	51
5324 NE 3rd Ter	0.60mi	2/1.0	916 (-14%)	2mo	$350,000	$382	48
631 NE 56th Ct	0.50mi	3/2.0 (+1)	1,208 (+14%)	3mo	$365,000	$302	41

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-57,681
• Equity at exit: $44,716

10-year hold

• IRR: -15.3%
• Equity multiple: 0.17×
• Total profit: $-69,339
• Equity at exit: $25,930

Cash invested: $83,972 (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: 8.1×

Monthly cashflow live

• Estimated rent: $3,096 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$696 /mo · $8,350/yr
• Insurance: −$125
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $-100

Break-even live

Break-even rent $3,222

Max offer price $282,238

Occupancy floor 98%

Sensitivity live

Price	-10% $70	-5% $-15	+0% $-100	+5% $-185	+10% $-270
Rent	-10% $-345	-5% $-222	+0% $-100	+5% $22	+10% $145
Rate	-1.0pp $51	-0.5pp $-24	base $-100	+0.5pp $-178	+1.0pp $-257

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5841 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	834	$3,200	$3.84	25d	1	0.15mi
540 NE 59th Ct Fort Lauderdale, FL	3.0	2.0	964	$3,400	$3.53	25d	1	0.32mi
540 NE 61st Ct Fort Lauderdale, FL	3.0	2.0	1272	$3,395	$2.67	3d	1	0.35mi
5655 NE 5th Ter Fort Lauderdale, FL	3.0	2.0	1178	$3,250	$2.76	16d	1	0.37mi
5655 NE 5th Ter Fort Lauderdale, FL	3.0	2.0	1178	$3,250	$2.76	25d	1	0.37mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$3,146	$3.34	3d	31	0.40mi
5409 NE 4th Ave Fort Lauderdale, FL	3.0	2.0	1178	$3,200	$2.72	25d	1	0.51mi
5365 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1016	$3,500	$3.44	25d	1	0.53mi
5157 NE 5th Ave Unit 1 Fort Lauderdale, FL	3.0	2.0	1250	$3,500	$2.80	3d	1	0.76mi
320 NW 51st Ct Fort Lauderdale, FL	3.0	2.0	1396	$3,500	$2.51	25d	1	0.82mi
240 NW 48th Ct Fort Lauderdale, FL	3.0	2.0	1240	$3,100	$2.50	4d	1	1.00mi
4650 NE 2nd Ave Fort Lauderdale, FL	3.0	2.0	1356	$3,950	$2.91	25d	1	1.14mi
4780 NE 8th Ter Oakland Park, FL	3.0	2.0	1130	$4,200	$3.72	25d	1	1.15mi
4680 NE 5th Ave Fort Lauderdale, FL	3.0	2.0	1300	$3,800	$2.92	8d	1	1.15mi
4580 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1192	$3,300	$2.77	21d	1	1.21mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	25d	1	1.22mi
860 SW 10th St Pompano Beach, FL	3.0	2.0	1354	$3,300	$2.44	25d	1	1.25mi
261 NE 45th St Fort Lauderdale, FL	3.0	2.0	997	$3,247	$3.26	25d	1	1.29mi
342 SW 14th St Pompano Beach, FL	3.0	2.0	1458	$5,000	$3.43	25d	1	1.31mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	11d	1	1.39mi
1740 NE 64th St Fort Lauderdale, FL	3.0	2.0	1364	$4,800	$3.52	4d	1	1.39mi
1156 SW 4th Ave Pompano Beach, FL	2.0	1.0	945	$3,300	$3.49	5d	1	1.40mi
2751 S Palm Aire Dr #107 Pompano Beach, FL	2.0	2.0	1112	$1,950	$1.75	3d	1	1.42mi
1065 SW 4th Ter Pompano Beach, FL	3.0	2.0	1292	$4,000	$3.10	8d	1	1.45mi
2851 S Palm Aire Dr #107 Pompano Beach, FL	1.0	1.5	960	$1,800	$1.88	5d	1	1.49mi
2851 S Palm Aire Dr #407 Pompano Beach, FL	1.0	1.5	900	$1,675	$1.86	25d	1	1.49mi
2851 S Palm Aire Dr #309 Pompano Beach, FL	2.0	2.0	1100	$1,750	$1.59	25d	1	1.49mi
2851 S Palm Aire Dr #309 Pompano Beach, FL	2.0	2.0	1100	$1,750	$1.59	17d	1	1.49mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $299,900 Pending 54 DOM
2. 2026-06-09
   days on market $299,900 Active 52 DOM
3. 2026-06-08
   days on market $299,900 Active 51 DOM
4. 2026-06-07
   days on market $299,900 Active 50 DOM
5. 2026-06-04
   days on market $299,900 Active 47 DOM
6. 2026-06-03
   days on market $299,900 Active 46 DOM
7. 2026-06-02
   days on market $299,900 Active 45 DOM
8. 2026-06-01
   days on market $299,900 Active 44 DOM
9. 2026-05-31
   days on market $299,900 Active 43 DOM
10. 2026-05-04
    historical Active Under Contract
11. 2026-04-29
    price $325,000
12. 2026-04-18
    listed $349,900 Active
13. 2003-07-10
    soldstatus $144,000
14. 2001-01-08
    soldstatus $54,900
15. 1985-08-01
    soldstatus $45,600
16. 1971-11-01
    soldstatus $19,000

ⓘ 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: $8,350 · $696/mo
• Projected year-2 tax: $8,350 · $696/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 AH · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 25 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: $37,147
• − Mortgage interest: −$16,799
• − Property taxes: −$8,350
• − Insurance: −$3,324
• − Repairs & maintenance: −$2,972
• − Management: −$2,972
• − Depreciation: −$8,724
• Taxable loss: −$5,993
• Est. tax savings @ 24.0%: +$1,438
• After-tax cash flow: $239/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

+1610.5% since first listed

7 events — show timeline

• 2026-05-04 Contingent — Beaches MLS
• 2026-04-29 Price Changed $325,000 Beaches MLS
• 2026-04-18 Listed $349,900 Beaches MLS
• 2003-07-10 Sold (Public Records) $144,000 Public Records
• 2001-01-08 Sold (Public Records) $54,900 Public Records
• 1985-08-01 Sold (Public Records) $45,600 Public Records
• 1971-11-01 Sold (Public Records) $19,000 Public Records

Property tax history

+14.8%/yr

Latest (2025): $8,350 · +5.7% YoY. Source: county tax records.