659 W Oakland Park Blvd Unit C118 · Oakland Park, FL 33311

$159,900

1 bd · 1.0 ba · 685 sqft · Condo public records · 90 Days on market

Built 1969 $476/mo HOA · 25% 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 +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wonderful Complex. Very well kept. Clean and a pleasure to show. Tropical Courtyard with heated inground pool. Redone Clubhouse with kitchen. Wi fi in pool area. 20% down required. credit score of 650 minimum score. 1 small pet allowed per unit. 20 lbs maximum. No assessments scheduled. Good reserves. A true hidden treasure just 1 mile to Wilton Drive night life. 20% down required. No renting for the 1st 2 years. 1 small pet up to 20 lbs.

Key facts

• Heated inground pool
• $476 HOA
• Parking

Tags

• HEATED INGROUND POOL
• 1 MILE TO WILTON DRIVE

Property features AI

Finance

• Other: Building name: 659 C; Living area 709 (source: assessor)
• HOA & community: Monthly HOA fee of 476; Community has 152 units; Senior community; Pets allowed (cats and dogs with size limit)

Exterior

• Parking: Assigned and guest parking; Shared driveway; Asphalt parking; 1 open parking space (total 1)
• Security: Building security; Smoke detectors
• Utilities: Public water; Public sewer; 100 Amp electric service; Cable available; Natural gas available; Sewer connected; Water connected
• Home design: Condominium; One-level living; Entry level: 1; Faces east
• Construction: CBS construction; Flat and mansard roof; Slab foundation; Originally built prior to resale (resale condition)
• Exterior features: State road frontage; Asphalt road surface; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Building security; Smoke detectors
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (10.1% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $144k (10.1% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: Lloyd Estates Elementary School (math 26% / reading 32%, grade F, #1,932 of 2,144 statewide, top 91%, 444 students, 79% 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 26% at this address vs 48% district-wide (-22 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 (+2.8%/yr); 585 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 43% of the median local income ($54k/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

• It's been on market 90 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $160k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $143,803 (10.1% 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 90 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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. 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. 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: 1.20% ✓
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-31,802
• Equity at exit: $23,842

10-year hold

• IRR: -13.7%
• Equity multiple: 0.21×
• Total profit: $-35,533
• Equity at exit: $13,825

Cash invested: $44,772 (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 33311

• Rents YoY: 2.8%
• Active inventory: 585
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$839
• Tax from tax record: −$221 /mo · $2,654/yr
• Insurance: −$67
• HOA: −$476
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-91

Break-even live

Break-even rent $2,028

Max offer price $143,803

Occupancy floor 100%

Sensitivity live

Price	-10% $-1	-5% $-46	+0% $-91	+5% $-136	+10% $-182
Rent	-10% $-242	-5% $-167	+0% $-91	+5% $-16	+10% $60
Rate	-1.0pp $-11	-0.5pp $-50	base $-91	+0.5pp $-133	+1.0pp $-175

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Royal Park Dr Unit 1E Oakland Park, FL	1.0	1.5	750	$1,650	$2.20	25d	1	0.78mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$2,805	$3.05	3d	20	0.92mi
610 Tennis Club Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	831	$2,000	$2.41	25d	2	1.07mi
701 NW 19th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	825	$1,700	$2.06	8d	2	1.09mi
2620 NW 18th Ter #3 Oakland Park, FL	2.0	1.0	744	$2,000	$2.69	25d	1	1.11mi
9 NE 19th Ct Unit 204C Wilton Manors, FL	1.0	1.0	750	$1,600	$2.13	12d	1	1.14mi
1950 N Andrews Ave Unit 103D Wilton Manors, FL	1.0	1.0	750	$1,800	$2.40	25d	1	1.15mi
513 NE 21st Ct Wilton Manors, FL	2.0	1.0–2.5	1141	$3,094	$2.71	2d	14	1.19mi
2020 NE 4th Ave Unit 2 Wilton Manors, FL	1.0	1.0	500	$1,500	$3.00	8d	1	1.19mi
1941 NW 14th Ave Unit D Fort Lauderdale, FL	1.0	1.0	600	$1,679	$2.80	3d	1	1.20mi
124 NE 19th Ct Unit B214 Wilton Manors, FL	1.0	1.0	750	$1,475	$1.97	25d	1	1.20mi
136 NE 19th Ct Wilton Manors, FL	1.0–2.0	1.0–2.0	965	$1,800	$1.87	15d	2	1.21mi
581 NW 17th Pl Fort Lauderdale, FL	1.0	1.0	500	$1,600	$3.20	3d	1	1.21mi
814 NW 18th St Unit B Fort Lauderdale, FL	—	1.0	500	$1,650	$3.30	3d	1	1.21mi
814 NW 18th St Unit B Fort Lauderdale, FL	—	1.0	500	$1,750	$3.50	15d	1	1.21mi
1901 NW 14th Ave Unit B Fort Lauderdale, FL	2.0	1.0	720	$2,100	$2.92	25d	1	1.24mi
1901 NW 14th Ave Unit A Fort Lauderdale, FL	2.0	1.0	720	$2,100	$2.92	25d	1	1.24mi
520 NE 20th St Wilton Manors, FL	1.0–3.0	1.0–2.0	947	$1,754	$1.85	2d	10	1.30mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$2,894	$3.07	15d	45	1.30mi
803 NE 21st Dr Wilton Manors, FL	1.0	1.0	650	$2,500	$3.85	25d	1	1.37mi
1621 NW 7th Ter Unit B Fort Lauderdale, FL	2.0	1.0	698	$2,100	$3.01	19d	1	1.38mi
578 NE 20th St Unit 10E Wilton Manors, FL	1.0	1.0	481	$1,795	$3.73	17d	1	1.39mi
578 NE 20th St Unit 10E Wilton Manors, FL	1.0	1.0	481	$1,795	$3.73	16d	1	1.39mi
1610 NW 9th Ave Unit 1610 Fort Lauderdale, FL	1.0	1.0	600	$1,700	$2.83	25d	1	1.41mi
1621 N Andrews Sq Unit 1623 Wilton Manors, FL	—	1.0	375	$1,450	$3.87	4d	1	1.41mi
1541 NW 8th Ave Unit 1541 Fort Lauderdale, FL	2.0	1.0	700	$1,975	$2.82	25d	1	1.45mi

HOA detail condo

• Monthly dues: $476 · $5,712/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $159,900 Active 90 DOM
2. 2026-06-17
   days on market $159,900 Active 89 DOM
3. 2026-06-16
   days on market $159,900 Active 88 DOM
4. 2026-06-15
   days on market $159,900 Active 87 DOM
5. 2026-06-13
   days on market $159,900 Active 85 DOM
6. 2026-06-09
   days on market $159,900 Active 81 DOM
7. 2026-06-08
   days on market $159,900 Active 80 DOM
8. 2026-06-07
   days on market $159,900 Active 79 DOM
9. 2026-06-04
   days on market $159,900 Active 76 DOM
10. 2026-06-03
    days on market $159,900 Active 75 DOM
11. 2026-06-02
    days on market $159,900 Active 74 DOM
12. 2026-06-01
    days on market $159,900 Active 73 DOM
13. 2026-05-31
    days on market $159,900 Active 72 DOM
14. 2026-03-20
    listed $159,900 Active
15. 2019-08-30
    soldstatus $89,900
16. 1993-08-01
    soldstatus $23,500

ⓘ 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: $2,654 · $221/mo
• Projected year-2 tax: $2,654 · $221/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: $22,955
• − Mortgage interest: −$8,957
• − Property taxes: −$2,654
• − Insurance: −$800
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − HOA: −$5,712
• − Depreciation: −$4,652
• Taxable loss: −$3,492
• Est. tax savings @ 24.0%: +$838
• After-tax cash flow: $-255/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): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% Other Indo-European 1%

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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

+580.4% since first listed

3 events — show timeline

• 2026-03-20 Listed $159,900 Beaches MLS
• 2019-08-30 Sold (Public Records) $89,900 Public Records
• 1993-08-01 Sold (Public Records) $23,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,654 · +1.0% YoY. Source: county tax records.