3421 NE 15th Ave #8 · Oakland Park, FL 33334

$179,900

2 bd · 2.0 ba · 915 sqft · Condo public records · 21 Days on market

Built 1974 $324/mo HOA · 12% of rent

---

Why this score? — see what drove the B- 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 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

FRESH ON THE MARKET. GREAT 2 BEDROOM 2 BATH 2ND FLOOR UNIT IN POPULAR OAKLAND PARK. JUST FEW MINUTES TO THE BEACH. WASHER AND DRYER IN THE UNIT, CLOSE TO THE SHOPPING AND RESTAURANTS. TILE THROUGHOUT, NEWER KITCHEN, UPDATED BATHROOMS, NEWER APPLIANCES, CR OWN MOLDINGS, NEW DISHWASHER, LOW MAINTENANCE. OK TO LEASE RIGHT AWAY. SHORT SALE.

Key facts

• In unit washer dryer
• Updated kitchen
• Excellent location

Tags

• UPDATED KITCHEN
• IN UNIT WASHER DRYER
• ABUNDANT NATURAL LIGHT
• SPACIOUS LAYOUT
• LOW HOA
• EXCELLENT LOCATION

Property features AI

Finance

• Other: Pets allowed (pet restrictions possible); Community of 10 units
• HOA & community: Finn Court Condo Association; Monthly HOA fee of $324; HOA covers insurance, grounds maintenance, sewer, trash, water, and common areas; Association amenities include parking and community maintenance

Exterior

• Parking: 1 parking space; Guest parking, open parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Condominium; Two levels; North-facing
• Construction: Stucco and CBS construction; Shingle roof; Other roof material
• Exterior features: Not waterfront; Maintained community with sidewalks and street lights

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds
• Laundry & utility: In-unit laundry in a laundry closet (inside)

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 $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Oakland Park Elementary School (math 31% / reading 45%, grade F, #1,587 of 2,144 statewide, top 74%, 576 students, 83% 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 76% FRL vs 51% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-18 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; 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 44% of the median local income ($75k/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 21 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $133k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,908
• Equity at exit: $26,824

10-year hold

• IRR: 6.9%
• Equity multiple: 1.49×
• Total profit: $24,795
• Equity at exit: $15,554

Cash invested: $50,372 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,735 high
• Mortgage (P&I): −$943
• Tax from tax record: −$369 /mo · $4,427/yr
• Insurance: −$75
• HOA: −$324
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $449

Break-even live

Break-even rent $2,166

Max offer price $179,900

Occupancy floor 79%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1680 NE 34th Ln Unit B Oakland Park, FL	2.0	2.0	1084	$3,100	$2.86	19d	1	0.26mi
3781 NE 13th Ave Oakland Park, FL	2.0	1.0	869	$3,900	$4.49	24d	1	0.28mi
3801 Dixie Hwy Oakland Park, FL	2.0	1.0–2.0	944	$3,584	$3.80	14d	45	0.35mi
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$3,545	$4.70	2d	59	0.59mi
3000 NE 6th Ave Wilton Manors, FL	2.0	1.0–2.0	921	$3,510	$3.81	2d	20	0.65mi
3333 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	736	$3,228	$4.38	1d	13	0.67mi
351 NE 41st St Oakland Park, FL	2.0	1.0	900	$3,400	$3.78	24d	1	0.96mi
1220 NE 24th St Wilton Manors, FL	1.0–3.0	1.0–2.0	992	$3,015	$3.04	14d	10	0.96mi
2107 NE 15th Ave Wilton Manors, FL	2.0	1.0	779	$2,100	$2.70	7d	1	0.98mi
803 NE 21st Dr Wilton Manors, FL	1.0	1.0	650	$2,500	$3.85	24d	1	1.06mi
513 NE 21st Ct Wilton Manors, FL	2.0	1.0–2.5	1141	$3,800	$3.33	1d	14	1.20mi
261 NE 45th St Fort Lauderdale, FL	3.0	2.0	997	$3,247	$3.26	24d	1	1.21mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	24d	1	1.21mi
1822 N Dixie Hwy Unit 4 Fort Lauderdale, FL	1.0	1.0	650	$1,599	$2.46	7d	1	1.22mi
837 NE 18th Ct Apt 7 Fort Lauderdale, FL	2.0	1.0	850	$2,350	$2.76	7d	1	1.27mi
1460 NE 18th St Fort Lauderdale, FL	2.0	1.0	725	$2,200	$3.03	17d	2	1.29mi
1460 NE 18th St Fort Lauderdale, FL	2.0	1.0	725	$2,150	$2.97	16d	2	1.29mi
1460 NE 18th St #213 Fort Lauderdale, FL	2.0	1.0	725	$2,300	$3.17	1d	1	1.31mi
550 NE 20th St Unit 5 Wilton Manors, FL	1.0	1.0	900	$1,925	$2.14	18d	1	1.31mi
550 NE 20th St Unit 6 Wilton Manors, FL	1.0	1.0	900	$1,950	$2.17	24d	1	1.31mi
550 NE 20th St Unit 4 Wilton Manors, FL	1.0	1.0	900	$1,925	$2.14	14d	1	1.31mi
801 NE 18th Ct #202 Fort Lauderdale, FL	2.0	2.0	1004	$2,500	$2.49	24d	1	1.32mi
2020 NE 4th Ave Unit 1 Wilton Manors, FL	2.0	1.0	1000	$2,750	$2.75	24d	1	1.33mi
1812 NE 20th Ave Unit 1 Fort Lauderdale, FL	1.0	1.0	650	$1,750	$2.69	5d	1	1.33mi
1812 NE 20th Ave Unit 1 Fort Lauderdale, FL	1.0	1.0	650	$1,750	$2.69	24d	1	1.33mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	7d	1	1.33mi
331 NW 38th St Oakland Park, FL	2.0	1.5	1040	$3,900	$3.75	16d	1	1.33mi
530 NE 20th St Unit 9A Wilton Manors, FL	2.0	2.0	1050	$2,000	$1.90	10d	1	1.34mi
1005 NE 17th Ct Fort Lauderdale, FL	1.0	1.0	621	$2,050	$3.30	24d	1	1.35mi
530 NE 20th St Wilton Manors, FL	1.0	1.0	925	$1,600	$1.73	20d	1	1.35mi
530 NE 20th St Wilton Manors, FL	2.0	2.0	1050	$2,000	$1.90	2d	1	1.35mi
530 NE 20th St Unit 4 Wilton Manors, FL	1.0	1.5	925	$1,550	$1.68	10d	1	1.35mi
1150 NE 17th Ct Unit 11 Fort Lauderdale, FL	1.0	1.0	700	$1,690	$2.41	24d	1	1.36mi
2000 NE 18th St Fort Lauderdale, FL	2.0	2.0	975	$2,950	$3.03	24d	1	1.37mi
520 NE 20th St Wilton Manors, FL	1.0–3.0	1.0–2.0	947	$2,334	$2.46	1d	10	1.38mi
2957 NW 6th Ave Wilton Manors, FL	2.0	2.0	1104	$3,900	$3.53	24d	1	1.41mi
1708 NE 20th Ave Unit 3 Fort Lauderdale, FL	1.0	1.0	600	$1,450	$2.42	24d	1	1.45mi
1708 NE 20th Ave Unit 4 Fort Lauderdale, FL	1.0	1.0	600	$1,500	$2.50	24d	1	1.45mi
1125 NE 16th Pl #105 Fort Lauderdale, FL	1.0	1.0	575	$1,675	$2.91	24d	1	1.46mi
1125 NE 16th Pl Fort Lauderdale, FL	1.0–2.0	1.0	657	$1,950	$2.97	13d	2	1.46mi

HOA detail condo

• Monthly dues: $324 · $3,888/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $179,900 Active 21 DOM
2. 2026-06-17
   days on market $179,900 Active 20 DOM
3. 2026-06-16
   days on market $179,900 Active 19 DOM
4. 2026-06-15
   days on market $179,900 Active 18 DOM
5. 2026-06-13
   days on market $179,900 Active 16 DOM
6. 2026-06-09
   days on market $179,900 Active 12 DOM
7. 2026-06-08
   days on market $179,900 Active 11 DOM
8. 2026-06-07
   days on market $179,900 Active 10 DOM
9. 2026-06-04
   days on market $179,900 Active 7 DOM
10. 2026-06-03
    days on market $179,900 Active 6 DOM
11. 2026-06-02
    days on market $179,900 Active 5 DOM
12. 2026-06-01
    days on market $179,900 Active 4 DOM
13. 2026-05-31
    days on market $179,900 Active 3 DOM
14. 2026-05-28
    listed $179,900 Active
15. 2026-05-23
    listed $1,795
16. 2018-04-19
    soldstatus $133,000
17. 2013-09-20
    soldstatus $80,000
18. 2013-09-16
    soldstatus $80,000 Sold 338-char remark

    Show marketing remark (338 chars)

    FRESH ON THE MARKET. GREAT 2 BEDROOM 2 BATH 2ND FLOOR UNIT IN POPULAR OAKLAND PARK. JUST FEW MINUTES TO THE BEACH. WASHER AND DRYER IN THE UNIT, CLOSE TO THE SHOPPING AND RESTAURANTS. TILE THROUGHOUT, NEWER KITCHEN, UPDATED BATHROOMS, NEWER APPLIANCES, CR OWN MOLDINGS, NEW DISHWASHER, LOW MAINTENANCE. OK TO LEASE RIGHT AWAY. SHORT SALE.

19. 2005-03-24
    soldstatus $180,000

ⓘ 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: $4,427 · $369/mo
• Projected year-2 tax: $4,427 · $369/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 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $32,818
• − Mortgage interest: −$10,077
• − Property taxes: −$4,427
• − Insurance: −$900
• − Repairs & maintenance: −$2,625
• − Management: −$2,625
• − HOA: −$3,888
• − Depreciation: −$5,233
• Taxable income: $3,042
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $4,661/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

-0.1% since first listed

6 events — show timeline

• 2026-05-28 Listed $179,900 Beaches MLS
• 2026-05-23 Listed for Rent $1,795 RMLSFL
• 2018-04-19 Sold (Public Records) $133,000 Public Records
• 2013-09-20 Sold (Public Records) $80,000 Public Records
• 2013-09-16 Sold (MLS) $80,000 MARMLS
• 2005-03-24 Sold (Public Records) $180,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $4,427 · +2.6% YoY. Source: county tax records.