281 NE 41st St · Oakland Park, FL 33334

$320,000

2 bd · 2.0 ba · 1,140 sqft · SingleFamily public records · 92 Days on market

Built 1956 10,002 sqft lot Est $426k · 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 +14.3/30.0
• 1% rule +5.7/10.0
• 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

Listing remarks MLS

Beautifully updated 3 bed, 2 bath corner home, circular driveway, huge fenced yard, room for a pool, new kitchen, SS appliances, breakfast bar, new baths, new tile and wood laminate flooring, new paint inside and out, large covered patio.

Key facts

• 0.23 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (5.3% below list).
• Meets the 1% rule at list price ($3k rent vs $320k).
• Recommended offer: $291k (9.0% below list) — sets the bar for market timing.
• 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: 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 rising (+2.0%/yr); 356 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,421/mo this rent would consume 54% 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 $10k 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 92 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $152/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,200 (9.0% 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 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — 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. 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. 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?
9. 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.
10. 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.
11. 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: 1.07% ✓
• Cap rate: 6.50%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $426,360
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 NE 42nd St	0.09mi	2/1.0	1,268 (+11%)	2mo	$375,000	$296	72
111 NE 47th St	0.52mi	2/2.0	1,076 (-6%)	3mo	$310,000	$288	64
4751 NE 2nd Ave	0.55mi	2/2.0	1,235 (+8%)	1mo	$490,000	$397	60
4581 NE 5th Ave	0.40mi	2/1.0	1,044 (-8%)	9mo	$390,000	$374	56
4750 NE 8 Ter	0.71mi	2/2.0	1,222 (+7%)	3mo	$650,000	$532	53
4801 NE 2nd	0.60mi	2/2.0	988 (-13%)	2mo	$519,500	$526	48
111 NE 46th St	0.43mi	3/3.0 (+1)	1,308 (+15%)	3mo	$525,000	$401	44
960 NE 35th St	0.69mi	3/2.0 (+1)	1,270 (+11%)	3mo	$360,000	$283	42
220 NW 35th Ct	0.57mi	2/2.0	970 (-15%)	8mo	$465,000	$479	41
299 NE 35th St	0.46mi	3/2.0 (+1)	1,280 (+12%)	23mo	$470,000	$367	34
3317 N Andrews Ave	0.65mi	2/1.0	1,246 (+9%)	20mo	$360,000	$289	33

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: -19.7%
• Equity multiple: 0.32×
• Total profit: $-60,901
• Equity at exit: $47,713

10-year hold

• IRR: -15.0%
• Equity multiple: 0.19×
• Total profit: $-72,765
• Equity at exit: $27,668

Cash invested: $89,600 (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: 356
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,421 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$834 /mo · $10,013/yr
• Insurance: −$133
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $-96

Break-even live

Break-even rent $3,542

Max offer price $303,123

Occupancy floor 98%

Sensitivity live

Price	-10% $86	-5% $-5	+0% $-96	+5% $-186	+10% $-277
Rent	-10% $-366	-5% $-231	+0% $-96	+5% $40	+10% $175
Rate	-1.0pp $66	-0.5pp $-14	base $-96	+0.5pp $-178	+1.0pp $-263

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	26d	1	0.08mi
261 NE 45th St Fort Lauderdale, FL	3.0	2.0	997	$3,247	$3.26	26d	1	0.30mi
4580 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1192	$3,300	$2.77	22d	1	0.38mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	26d	1	0.40mi
4650 NE 2nd Ave Fort Lauderdale, FL	3.0	2.0	1356	$3,950	$2.91	26d	1	0.45mi
4680 NE 5th Ave Fort Lauderdale, FL	3.0	2.0	1300	$3,800	$2.92	9d	1	0.50mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	9d	1	0.51mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	18d	1	0.51mi
240 NW 48th Ct Fort Lauderdale, FL	3.0	2.0	1240	$3,100	$2.50	5d	1	0.71mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	0d	41	0.72mi
4780 NE 8th Ter Oakland Park, FL	3.0	2.0	1130	$4,200	$3.72	26d	1	0.73mi
4360 NE 13th Ave Unit Main Oakland Park, FL	3.0	2.0	1269	$4,500	$3.55	23d	1	0.85mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	0d	1	0.85mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1459	$3,700	$2.54	7d	1	0.85mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	26d	1	0.85mi
105 NE 30th Ct Unit 107 Wilton Manors, FL	3.0	2.0	1325	$3,500	$2.64	12d	1	0.85mi
105 NE 30th Ct Unit 107 Wilton Manors, FL	3.0	2.0	1325	$3,700	$2.79	16d	1	0.85mi
3781 NE 13th Ave Oakland Park, FL	2.0	1.0	869	$3,900	$4.49	26d	1	0.87mi
108 NE 30th St Wilton Manors, FL	3.0	2.0	1228	$8,000	$6.51	7d	1	0.87mi
108 NE 30th St Wilton Manors, FL	3.0	2.0	1228	$8,500	$6.92	26d	1	0.87mi
4511 NE 13th Ave Oakland Park, FL	2.0	2.0	1400	$3,200	$2.29	9d	1	0.88mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	5d	1	0.88mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	26d	1	0.88mi
1421 NE 41st St Oakland Park, FL	2.0	2.0	1366	$4,000	$2.93	26d	1	0.89mi
5157 NE 5th Ave Unit 1 Fort Lauderdale, FL	3.0	2.0	1250	$3,500	$2.80	4d	1	0.90mi
320 NW 51st Ct Fort Lauderdale, FL	3.0	2.0	1396	$3,500	$2.51	26d	1	0.91mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$3,510	$3.81	0d	19	0.97mi
4161 NW 11th Ave Fort Lauderdale, FL	3.0	2.0	888	$2,800	$3.15	0d	1	1.04mi
3320 NE 13th Ave Unit 3320 Oakland Park, FL	3.0	2.5	1433	$3,600	$2.51	26d	1	1.05mi
2957 NW 6th Ave Wilton Manors, FL	2.0	2.0	1104	$3,900	$3.53	26d	1	1.07mi
5365 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1016	$3,500	$3.44	26d	1	1.11mi
5409 NE 4th Ave Fort Lauderdale, FL	3.0	2.0	1178	$3,200	$2.72	26d	1	1.12mi
2816 NE 9th Ter Wilton Manors, FL	2.0	1.0	1146	$3,800	$3.32	26d	1	1.17mi
1575 NE 47th St Oakland Park, FL	3.0	2.0	1358	$3,700	$2.72	26d	1	1.19mi
4764 NE 15th Way Oakland Park, FL	3.0	2.0	1218	$3,500	$2.87	26d	1	1.20mi
2809 NW 7th Ave Wilton Manors, FL	3.0	2.0	1145	$5,900	$5.15	0d	1	1.28mi
1680 NE 34th Ln Unit B Oakland Park, FL	2.0	2.0	1084	$3,100	$2.86	21d	1	1.28mi
4564 NW 16th Ave Fort Lauderdale, FL	2.0	2.0	1010	$2,300	$2.28	26d	1	1.30mi
1660 NW 42nd St Oakland Park, FL	3.0	2.0	1465	$3,650	$2.49	26d	1	1.32mi
425 NE 25th St Wilton Manors, FL	3.0	2.0	1439	$8,000	$5.56	26d	1	1.34mi

Listing history 14 events

1. 2026-01-27
   status Pending
2. 2026-01-08
   status Active
3. 2026-01-08
   price $320,000
4. 2025-11-17
   historical Active Under Contract
5. 2025-10-10
   listed $350,000 Active
6. 2021-11-10
   soldstatus $412,000
7. 2018-03-06
   soldstatus $295,000
8. 2018-01-06
   historical
9. 2017-11-15
   price $299,000
10. 2017-07-29
    listed $310,000 Active
11. 2016-01-29
    soldstatus $198,900 Sold 238-char remark

    Show marketing remark (238 chars)

    Beautifully updated 3 bed, 2 bath corner home, circular driveway, huge fenced yard, room for a pool, new kitchen, SS appliances, breakfast bar, new baths, new tile and wood laminate flooring, new paint inside and out, large covered patio.

12. 2016-01-02
    status Pending 238-char remark

    Show marketing remark (238 chars)

    Beautifully updated 3 bed, 2 bath corner home, circular driveway, huge fenced yard, room for a pool, new kitchen, SS appliances, breakfast bar, new baths, new tile and wood laminate flooring, new paint inside and out, large covered patio.

13. 2015-12-12
    listed $209,500 Active 238-char remark

    Show marketing remark (238 chars)

    Beautifully updated 3 bed, 2 bath corner home, circular driveway, huge fenced yard, room for a pool, new kitchen, SS appliances, breakfast bar, new baths, new tile and wood laminate flooring, new paint inside and out, large covered patio.

14. 2002-10-03
    soldstatus $144,200

ⓘ 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: $10,013 · $834/mo
• Projected year-2 tax: $10,013 · $834/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 10/10 Extreme 7 d/yr ≥106°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: $41,049
• − Mortgage interest: −$17,925
• − Property taxes: −$10,013
• − Insurance: −$3,424
• − Repairs & maintenance: −$3,284
• − Management: −$3,284
• − Depreciation: −$9,309
• Taxable loss: −$6,191
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $339/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

+121.9% since first listed

14 events — show timeline

• 2026-01-27 Pending — MARMLS
• 2026-01-08 Relisted — MARMLS
• 2026-01-08 Price Changed $320,000 MARMLS
• 2025-11-17 Contingent — MARMLS
• 2025-10-10 Listed $350,000 MARMLS
• 2021-11-10 Sold (Public Records) $412,000 Public Records
• 2018-03-06 Sold (Public Records) $295,000 Public Records
• 2018-01-06 Listing Removed — MARMLS
• 2017-11-15 Price Changed $299,000 MARMLS
• 2017-07-29 Listed $310,000 MARMLS
• 2016-01-29 Sold (MLS) $198,900 MARMLS
• 2016-01-02 Pending — MARMLS
• 2015-12-12 Listed $209,500 MARMLS
• 2002-10-03 Sold (Public Records) $144,200 Public Records

Property tax history

+9.8%/yr

Latest (2025): $10,013 · +24.2% YoY. Source: county tax records.