5111 W Oakland Park Blvd #305 · Lauderdale Lakes, FL 33313

$112,975

1 bd · 1.0 ba · 684 sqft · Condo public records · 162 Days on market

Built 1971 $425/mo HOA · 28% of rent

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Why this score? — see what drove the D 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 +9.0/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comfortable and completely renovated 1/1 apartment. Beautiful an relaxing social areas, peaceful lakes and green gardens. Lots of amenities to enjoy. Community for people over 55 years old. Can be rented after a year. Great profit!

Key facts

• New air conditioning
• Pool tables
• Enclosed balcony

Tags

• ENCLOSED BALCONY
• NEW AIR CONDITIONING
• SWIMMING POOL
• FITNESS CENTER
• SHUFFLEBOARD
• POOL TABLES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $425; Community amenities: billiard room, clubhouse, community kitchen, fitness center, laundry, pool, shuffleboard court, storage, elevators; Senior community

Exterior

• Parking: 1 covered garage space
• Utilities: Has cooling; Has heating
• Home design: Attached property; 3 stories; Entry on third level
• Construction: Block construction; Effective year built
• Exterior features: No notable exterior features listed

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Third-floor entry; Elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $113k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (13.8% below list).
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $97k (13.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#100 in FL, #1,527 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, amenities F, employment 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: Park Lakes Elementary School (math 35% / reading 44%, grade F, #1,513 of 2,144 statewide, top 73%, 970 students, 82% 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 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 39% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $781 of loan paydown is wiped out by about $3k 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 162 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $97,331 (13.8% 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 162 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.33% ✓
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -27.0%
• Equity multiple: 0.13×
• Total profit: $-27,662
• Equity at exit: $16,845

10-year hold

• IRR: -54.7%
• Equity multiple: -0.45×
• Total profit: $-45,724
• Equity at exit: $9,768

Cash invested: $31,633 (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 33313

• Rents YoY: 0.3%
• Active inventory: 664
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$592
• Tax from tax record: −$215 /mo · $2,576/yr
• Insurance: −$47
• HOA: −$425
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-89

Break-even live

Break-even rent $1,619

Max offer price $97,331

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-57	+0% $-89	+5% $-121	+10% $-153
Rent	-10% $-208	-5% $-148	+0% $-89	+5% $-29	+10% $31
Rate	-1.0pp $-32	-0.5pp $-60	base $-89	+0.5pp $-118	+1.0pp $-148

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: $28,244
• Closing costs: $3,389
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5021 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	684	$1,550	$2.27	19d	2	0.09mi
5031 W Oakland Park Blvd Lauderdale Lakes, FL	1.0	1.0	683	$1,400	$2.05	11d	2	0.10mi
3141 NW 47th Ter Lauderdale Lakes, FL	1.0–2.0	1.5–2.0	861	$1,440	$1.67	25d	2	0.18mi
3161 NW 47th Ter #110 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	6d	1	0.18mi
3161 NW 47th Ter #111 Lauderdale Lakes, FL	1.0	1.5	721	$1,500	$2.08	25d	1	0.18mi
3001 NW 48th Ave #440 Lauderdale Lakes, FL	1.0	1.5	705	$1,300	$1.84	25d	1	0.31mi
3460 NW 50th Ave Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	750	$1,499	$2.00	18d	3	0.34mi
2901 NW 47th Ter Unit 247B Lauderdale Lakes, FL	1.0	1.5	662	$1,400	$2.11	0d	1	0.35mi
2901 NW 47th Ter Unit 348B Lauderdale Lakes, FL	1.0	1.5	662	$1,350	$2.04	25d	1	0.35mi
3061 NW 47th Ter Unit 327B Lauderdale Lakes, FL	1.0	1.5	662	$1,600	$2.42	9d	1	0.35mi
3061 NW 47th Ter #327 Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	25d	1	0.35mi
3061 NW 47th Ter Unit 335B Lauderdale Lakes, FL	1.0	1.5	662	$1,500	$2.27	0d	1	0.35mi
3061 NW 47th Ter Unit 132C Lauderdale Lakes, FL	1.0	1.0	610	$1,500	$2.46	25d	1	0.35mi
4851 NW 26th Ct #338 Lauderdale Lakes, FL	1.0	1.0	705	$1,650	$2.34	18d	1	0.35mi
3531 NW 50th Ave #609 Lauderdale Lakes, FL	1.0	1.0	684	$1,350	$1.97	25d	1	0.36mi
3301 NW 47th Ter #308 Lauderdale Lakes, FL	1.0	2.0	750	$2,200	$2.93	13d	1	0.37mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,480	$1.75	16d	6	0.52mi
2800 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	965	$1,250	$1.30	0d	8	0.52mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	23d	7	0.52mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,250	$1.48	6d	8	0.52mi
2800 NW 56th Ave Lauderhill, FL	1.0–2.0	1.0–2.0	847	$1,175	$1.39	25d	8	0.52mi
3720 Inverrary Dr Lauderhill, FL	3.0	1.0–2.0	940	$1,600	$1.70	12d	5	0.65mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	3d	2	0.71mi
3030 NW 43rd Ter Lauderdale Lakes, FL	1.0	1.0	592	$1,400	$2.36	0d	2	0.71mi
3030 NW 43rd Ter #102 Lauderdale Lakes, FL	1.0	1.0	710	$1,450	$2.04	25d	1	0.72mi
3033 NW 43rd Ave #108 Lauderdale Lakes, FL	1.0	1.0	650	$1,590	$2.45	15d	1	0.75mi
2360 NW 56th Ave Lauderhill, FL	1.0–3.0	1.0–2.0	924	$1,585	$1.72	0d	20	0.77mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	25d	1	0.78mi
2481 NW 56th Ave Unit 6-16 Lauderhill, FL	1.0	1.0	745	$1,600	$2.15	18d	1	0.82mi
3760 Inverrary Dr Lauderhill, FL	2.0	1.0–2.0	800	$1,725	$2.16	6d	3	0.83mi
3760 Inverrary Dr Unit 3M Lauderhill, FL	—	1.0	450	$1,800	$4.00	25d	1	0.85mi
4174 Inverrary Dr #907 Lauderhill, FL	1.0	1.0	675	$1,500	$2.22	25d	1	0.88mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,600	$2.46	9d	3	0.88mi
3670 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	650	$1,450	$2.23	16d	2	0.88mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	4d	3	0.89mi
3650 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	610	$1,570	$2.57	15d	3	0.89mi
4121 NW 26th St Unit T16 Lauderhill, FL	1.0	1.5	750	$1,500	$2.00	25d	1	0.90mi
4141 NW 26th St #316 Lauderhill, FL	1.0	1.0	624	$1,450	$2.32	25d	1	0.91mi
3680 Inverrary Dr Unit 2M Lauderhill, FL	—	1.0	420	$1,300	$3.10	25d	1	0.94mi
3660 Inverrary Dr Lauderhill, FL	1.0	1.0–1.5	725	$1,799	$2.48	9d	3	0.95mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $112,975 Active 162 DOM
2. 2026-06-18
   days on market $112,975 Active 159 DOM
3. 2026-06-17
   days on market $112,975 Active 158 DOM
4. 2026-06-16
   days on market $112,975 Active 157 DOM
5. 2026-06-15
   days on market $112,975 Active 156 DOM
6. 2026-06-13
   days on market $112,975 Active 154 DOM
7. 2026-06-09
   days on market $112,975 Active 150 DOM
8. 2026-06-07
   days on market $112,975 Active 148 DOM
9. 2026-06-04
   days on market $112,975 Active 145 DOM
10. 2026-06-03
    days on market $112,975 Active 144 DOM
11. 2026-06-02
    days on market $112,975 Active 143 DOM
12. 2026-06-01
    days on market $112,975 Active 142 DOM
13. 2026-05-31
    days on market $112,975 Active 141 DOM
14. 2026-04-16
    price $112,975
15. 2026-01-10
    listed $113,000 Active
16. 2025-12-13
    historical
17. 2025-08-25
    price $112,900
18. 2024-11-13
    listed $113,000 Active
19. 2022-10-06
    soldstatus $100,000
20. 2022-10-03
    soldstatus $100,000 Closed 231-char remark

    Show marketing remark (231 chars)

    Comfortable and completely renovated 1/1 apartment. Beautiful an relaxing social areas, peaceful lakes and green gardens. Lots of amenities to enjoy. Community for people over 55 years old. Can be rented after a year. Great profit!

21. 2022-09-03
    historical Active Under Contract 231-char remark

    Show marketing remark (231 chars)

    Comfortable and completely renovated 1/1 apartment. Beautiful an relaxing social areas, peaceful lakes and green gardens. Lots of amenities to enjoy. Community for people over 55 years old. Can be rented after a year. Great profit!

22. 2022-07-31
    listed $100,000 Active 231-char remark

    Show marketing remark (231 chars)

    Comfortable and completely renovated 1/1 apartment. Beautiful an relaxing social areas, peaceful lakes and green gardens. Lots of amenities to enjoy. Community for people over 55 years old. Can be rented after a year. Great profit!

23. 2022-06-23
    historical
24. 2022-06-22
    status Active
25. 2022-06-22
    price $100,000
26. 2022-06-12
    status Pending
27. 2022-06-06
    listed $90,000 Active
28. 2018-08-01
    soldstatus $50,000
29. 2018-07-11
    soldstatus $50,000 Sold
30. 2018-06-02
    status Pending
31. 2018-01-12
    listed $54,000 Active
32. 2006-03-31
    soldstatus $27,000
33. 1997-05-06
    soldstatus $6,700

ⓘ 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: $2,576 · $215/mo
• Projected year-2 tax: $2,576 · $215/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,086
• − Mortgage interest: −$6,328
• − Property taxes: −$2,576
• − Insurance: −$565
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − HOA: −$5,100
• − Depreciation: −$3,287
• Taxable loss: −$2,664
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $-423/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 — Lauderdale Lakes

• Score: 81/100
• State rank: #100
• US rank: #1527

Category grades

Amenities F Commute A+ Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lauderdale Lakes, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 62,807
• Household income: $46,305
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 5692.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 12% Two or more races 8% White 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 20%
• Foreign-born: 39% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · French/Haitian/Cajun 22% Spanish 10%

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: ▼ -338.15%
• Current HPI: 288.9345
• Rent YoY: ▲ 0.26%
• 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

+1586.2% since first listed

20 events — show timeline

• 2026-04-16 Price Changed $112,975 MARMLS
• 2026-01-10 Listed $113,000 MARMLS
• 2025-12-13 Listing Removed — MARMLS
• 2025-08-25 Price Changed $112,900 MARMLS
• 2024-11-13 Listed $113,000 MARMLS
• 2022-10-06 Sold (Public Records) $100,000 Public Records
• 2022-10-03 Sold (MLS) $100,000 MARMLS
• 2022-09-03 Contingent — MARMLS
• 2022-07-31 Listed $100,000 MARMLS
• 2022-06-23 Listing Removed — MARMLS
• 2022-06-22 Relisted — MARMLS
• 2022-06-22 Price Changed $100,000 MARMLS
• 2022-06-12 Pending — MARMLS
• 2022-06-06 Listed $90,000 MARMLS
• 2018-08-01 Sold (Public Records) $50,000 Public Records
• 2018-07-11 Sold (MLS) $50,000 MARMLS
• 2018-06-02 Pending — MARMLS
• 2018-01-12 Listed $54,000 MARMLS
• 2006-03-31 Sold (Public Records) $27,000 Public Records
• 1997-05-06 Sold (Public Records) $6,700 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,576 · +8.6% YoY. Source: county tax records.