201 Lake Pointe Dr #203 · Oakland Park, FL 33309

$180,000

2 bd · 2.0 ba · 910 sqft · Condo public records · 13 Days on market

Built 1981 $550/mo HOA · 27% 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 +12.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Call me to see and secure this gracious 2-bedroom, 2-bathroom condo at 201 Lake Pointe Drive, Oakland Park, FL 33309. Are you a recipient of down payment assistance funds? First time home buyers? This seller offers low taxes, flexible closing terms AND this condo offers a great opportunity to start your home ownership journey! If you are seeking comfortable living in a gated community with resort-style amenities. The spacious split-bedroom floor plan provides privacy and functionality, while the screened balcony overlooks tranquil lake and lagoon views, creating the perfect space to relax after a long day. Monthly association fee includes controlled access entry, sparkling swimming pool, te

Key facts

• Gated community
• Tranquil lake views
• Screened balcony

Tags

• GATED COMMUNITY
• RESORT-STYLE AMENITIES
• SCREENED BALCONY
• TRANQUIL LAKE VIEWS
• CONTROLLED ACCESS ENTRY
• SPARKLING SWIMMING POOL

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee of $500; Association covers amenities, common areas, structure maintenance, parking, pool(s), roof, security and trash; Community amenities include barbecue, picnic area and trails

Exterior

• Parking: Assigned parking; Guest parking; One parking space
• Security: Complex fenced; Doorman; Key card entry; Phone entry
• Utilities: Water: connected; Sewer: connected; Power: connected
• Home design: Attached property; 2 stories; Entry on second level; Has a view; Lakefront waterfront
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Second-floor entry; Living/dining room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-34 ($-413/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (3.4% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $174k (3.4% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% 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 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 341 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 31% of the median local income ($77k/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 $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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $61k; list at $180k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $173,917 (3.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.12% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.27×
• Total profit: $-37,006
• Equity at exit: $26,839

10-year hold

• IRR: -30.6%
• Equity multiple: -0.13×
• Total profit: $-56,810
• Equity at exit: $15,563

Cash invested: $50,400 (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 33309

• Home prices YoY: -26.6%
• Rents YoY: -0.5%
• Active inventory: 341
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$944
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$75
• HOA: −$550
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-34

Break-even live

Break-even rent $2,061

Max offer price $173,917

Occupancy floor 97%

Sensitivity live

Price	-10% $67	-5% $17	+0% $-34	+5% $-85	+10% $-136
Rent	-10% $-194	-5% $-114	+0% $-34	+5% $45	+10% $125
Rate	-1.0pp $56	-0.5pp $11	base $-34	+0.5pp $-81	+1.0pp $-129

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Lake Pointe Dr #202 Oakland Park, FL	2.0	2.0	910	$2,100	$2.31	26d	1	0.03mi
3100 NW 46th St #107 Fort Lauderdale, FL	2.0	2.0	1075	$2,200	$2.05	24d	1	0.13mi
3445 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1058	$2,150	$2.03	26d	2	0.18mi
216 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,950	$2.19	26d	2	0.18mi
212 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,950	$2.19	1d	3	0.20mi
212 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,950	$2.19	26d	2	0.20mi
213 Lake Pointe Dr Oakland Park, FL	2.0	2.0–2.5	890	$1,894	$2.13	17d	2	0.21mi
213 Lake Pointe Dr #211 Oakland Park, FL	2.0	2.0	890	$1,990	$2.24	9d	1	0.22mi
215 Lake Pointe Dr Oakland Park, FL	2.0	2.0	890	$1,845	$2.07	17d	2	0.22mi
215 Lake Pointe Dr #211 Oakland Park, FL	2.0	2.0	890	$1,900	$2.13	9d	1	0.22mi
210 Lake Pointe Dr #114 Oakland Park, FL	2.0	2.0	890	$1,775	$1.99	26d	1	0.23mi
211 Lake Pointe Dr Oakland Park, FL	1.0–2.0	1.0–2.0	805	$1,900	$2.36	5d	2	0.24mi
3473 NW 44th St Lauderdale Lakes, FL	1.0	1.0	850	$1,750	$2.06	16d	1	0.30mi
3473 NW 44th St Lauderdale Lakes, FL	1.0	1.0	861	$1,750	$2.03	26d	2	0.30mi
3457 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,200	$2.01	26d	1	0.33mi
3457 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,200	$2.01	3d	1	0.33mi
4130 NW 31st Ter Unit 1 Lauderdale Lakes, FL	2.0	1.0	700	$1,900	$2.71	14d	1	0.35mi
3401 NW 44th St #205 Lauderdale Lakes, FL	2.0	2.0	1096	$2,000	$1.82	5d	1	0.35mi
3453 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1020	$2,050	$2.01	6d	2	0.37mi
3449 NW 44th St #108 Lauderdale Lakes, FL	2.0	2.0	1020	$2,150	$2.11	1d	1	0.41mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,800	$1.64	5d	1	0.42mi
3409 NW 44th St Lauderdale Lakes, FL	2.0	2.0	1096	$1,850	$1.69	6d	2	0.42mi
4031 NW 30th Ter Unit 1 Lauderdale Lakes, FL	1.0	1.0	800	$1,690	$2.11	9d	1	0.43mi
2800 NW 44th St Oakland Park, FL	1.0–2.0	1.0	1166	$2,199	$1.89	5d	18	0.44mi
3445 NW 44th St #206 Lauderdale Lakes, FL	2.0	2.0	1096	$2,100	$1.92	14d	1	0.46mi
4001 NW 31st Ave Unit 4 Lauderdale Lakes, FL	2.0	2.0	850	$2,000	$2.35	18d	1	0.46mi
3413 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$1,900	$1.86	26d	1	0.46mi
3413 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$1,900	$1.86	24d	1	0.46mi
2853 W Commercial Blvd Fort Lauderdale, FL	2.0	1.0–2.0	750	$2,415	$3.22	26d	2	0.46mi
5200 NW 31st Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.5	867	$1,900	$2.19	9d	4	0.48mi
3437 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$2,000	$1.96	7d	1	0.49mi
3437 NW 44th St #107 Lauderdale Lakes, FL	2.0	2.0	1020	$2,100	$2.06	26d	1	0.49mi
3441 NW 44th St #104 Lauderdale Lakes, FL	2.0	2.0	1020	$1,975	$1.94	9d	1	0.49mi
4901 NW 27th Way Fort Lauderdale, FL	2.0	1.0	1008	$2,750	$2.73	7d	1	0.50mi
3429 NW 44th St #201 Lauderdale Lakes, FL	1.0	1.0	872	$1,754	$2.01	1d	1	0.51mi
3417 NW 44th St #101 Lauderdale Lakes, FL	2.0	2.0	1020	$2,495	$2.45	22d	1	0.51mi
3417 NW 44th St #101 Lauderdale Lakes, FL	2.0	2.0	1020	$2,495	$2.45	1d	1	0.51mi
3960 NW 31st Ter Lauderdale Lakes, FL	1.0	1.0	950	$1,500	$1.58	17d	1	0.53mi
3960 NW 31st Ter Unit 2 Lauderdale Lakes, FL	1.0	1.0	950	$1,500	$1.58	22d	1	0.54mi
3960 NW 31st Ter Unit 2 Lauderdale Lakes, FL	1.0	1.0	720	$1,500	$2.08	26d	1	0.54mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $180,000 Active 13 DOM
2. 2026-06-18
   days on market $180,000 Active 10 DOM
3. 2026-06-17
   days on market $180,000 Active 9 DOM
4. 2026-06-16
   days on market $180,000 Active 8 DOM
5. 2026-06-15
   days on market $180,000 Active 7 DOM
6. 2026-06-13
   days on market $180,000 Active 5 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $180,000 Active 1 DOM

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$786/yr (+$66/mo · 111.1%)

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

Taxation est. · year 1

• Rental income: $24,205
• − Mortgage interest: −$10,083
• − Property taxes: −$708
• − Insurance: −$900
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − HOA: −$6,600
• − Depreciation: −$5,236
• Taxable loss: −$3,195
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $354/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): 37,475
• Household income: $77,321
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 1596.0

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: Black 43% Hispanic / Latino 28% White 22% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 55% English-only · Spanish 25% French/Haitian/Cajun 17% Other Indo-European 2%

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: ▼ -158.71%
• Current HPI: 439.091
• Rent YoY: ▼ -0.50%
• 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

+230.9% since first listed

4 events — show timeline

• 2026-06-07 Listed $180,000 MARMLS
• 2001-08-16 Sold (Public Records) $60,700 Public Records
• 2001-08-16 Sold (Public Records) $60,700 Public Records
• 1981-10-01 Sold (Public Records) $54,400 Public Records

Property tax history

+7.6%/yr

Latest (2025): $708 · +4.6% YoY. Source: county tax records.