3641 NE 1st Ter · Oakland Park, FL 33334

$745,000

4 bd · 3.0 ba · 2,340 sqft · MultiFamily public records · 296 Days on market

Built 1972 Est $744k · at est.

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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).

• Cash flow +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.4/10.0
• ARV discount +7.4/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

PRICE TO SELL!! I am glad to present to you this completely renovated income producer Triplex in the very active Oakland Park. These units have been equipped with new bathroom, new kitchen, SS appliances, laundry inside each unit, impact windows, and a modern open layout. Great tenants in place, low monthly expenses. Roof is from 2021. Painted and fenced. Rent below market. Monthly rent income of $5,450, annual rent income of $65,400. Property tax 2025, $12,160.86. This is a must see!

Key facts

• New kitchen
• New bathroom
• Ss appliances

Tags

• COMPLETELY RENOVATED
• NEW BATHROOM
• NEW KITCHEN
• SS APPLIANCES
• LAUNDRY INSIDE
• IMPACT WINDOWS

Property features AI

Finance

• Financial info: Some units are leased with reported rents (examples: $1,900; $1,500; $2,050); Gardener service included in rent

Exterior

• Parking: Total of 6 parking spaces
• Utilities: Cable available; Public water; Public sewer
• Home design: Single-story building; Resale property; RM-16 zoning
• Construction: Block construction; Shingle roof
• Exterior features: Fenced yard; Less than quarter-acre lot

Interior

• Bedrooms: Multiple units with 1- and 2-bedroom layouts (leased units present)
• Flooring: Ceramic tile and tile flooring
• Bathrooms: Full bathrooms in each unit
• Heating & cooling: Central air conditioning
• Interior features: Blinds; Impact glass windows

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2.0-bath units multifamily listed at $745k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $676/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $745k).
• Recommended offer: $656k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: schools D, 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.
• Market conditions: Rents rising (+2.0%/yr); 355 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $9,243/mo this rent would consume 147% 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 $5k of loan paydown is wiped out by about $22k 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 296 days — a 12% lower offer ($656k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $180k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $295k; list at $745k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $655,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.24% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $744,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
823-825 NW 30th Ct Unit 1-2	0.74mi	4/2.0	2,156 (-8%)	8mo	$685,000	$318	42

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-392
• Equity at exit: $111,082

10-year hold

• IRR: 8.6%
• Equity multiple: 1.62×
• Total profit: $130,269
• Equity at exit: $64,414

Cash invested: $208,600 (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: 355
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $9,243 high
• Mortgage (P&I): −$3,907
• Tax from tax record: −$1,056 /mo · $12,668/yr
• Insurance: −$310
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,941
• Net cashflow: $2,029

Break-even live

Break-even rent $6,675

Max offer price $745,000

Occupancy floor 73%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$9,243
Total (3 units)			$9,243

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: $186,250
• Closing costs: $22,350
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 NW 41st St Unit 104 Oakland Park, FL	3.0	2.5	2025	$3,500	$1.73	24d	1	0.34mi
333 NW 41st St #337 Oakland Park, FL	3.0	2.5	2000	$3,950	$1.98	14d	1	0.41mi
333 NW 41st St #331 Oakland Park, FL	3.0	2.5	2000	$3,700	$1.85	24d	1	0.41mi
719 NE 36th St Unit 719 Oakland Park, FL	4.0	2.0	1840	$4,800	$2.61	4d	1	0.49mi
682 NE 43rd St Oakland Park, FL	3.0	2.5	1694	$4,200	$2.48	24d	1	0.65mi
50 NE 45th Ct Fort Lauderdale, FL	4.0	2.0	1600	$3,300	$2.06	24d	1	0.66mi
417 NE 29th St Wilton Manors, FL	3.0	2.0	1596	$5,800	$3.63	24d	1	0.70mi
1068 NE 35th St Oakland Park, FL	3.0	3.5	1787	$3,900	$2.18	5d	1	0.76mi
609 NE 28th St #1 Wilton Manors, FL	3.0	3.5	1800	$3,300	$1.83	14d	1	0.87mi
2909 NW 9th Ave Wilton Manors, FL	3.0	3.0	1605	$3,700	$2.31	7d	1	0.92mi
2909 NW 9th Ave Wilton Manors, FL	3.0	3.0	1605	$3,700	$2.31	24d	1	0.92mi
3438 NE 13th Ave Oakland Park, FL	3.0	2.5	1888	$3,500	$1.85	14d	1	1.01mi
1547 NE 34th St Unit 1541793P Oakland Park, FL	3.0	2.0	1689	$5,071	$3.00	7d	1	1.11mi
3705 NE 16th Ave Oakland Park, FL	3.0	2.0	1940	$4,900	$2.53	24d	1	1.15mi
4100 NW 16th Ave Fort Lauderdale, FL	2.0–3.0	1.5	1698	$2,699	$1.59	1d	5	1.21mi
1570 NE 30th Pl Oakland Park, FL	3.0	2.0	1942	$4,700	$2.42	24d	1	1.23mi
2802 NE 15th Ave Wilton Manors, FL	4.0	2.5	1921	$4,000	$2.08	17d	1	1.25mi
3450 NW 17th Ter Oakland Park, FL	4.0	2.5	1942	$3,250	$1.67	22d	1	1.28mi
3458 NW 17th Ter Unit 3458 Oakland Park, FL	4.0	2.5	1942	$3,250	$1.67	18d	1	1.29mi
2036 NE 1st Ave Unit 2 Wilton Manors, FL	3.0	2.0	2629	$4,300	$1.64	24d	1	1.29mi
5225 NE 4th Ave Fort Lauderdale, FL	3.0	2.0	1650	$3,300	$2.00	12d	1	1.29mi
3510 NE 17th Ave Oakland Park, FL	3.0	3.0	2067	$7,400	$3.58	24d	1	1.30mi
1640 NE 43rd St Oakland Park, FL	4.0	3.0	2406	$8,000	$3.33	24d	1	1.38mi
4430 NE 16th Ter Oakland Park, FL	4.0	2.5	2400	$3,600	$1.50	2d	1	1.42mi
1807 NW 37th St Unit NA Oakland Park, FL	3.0	2.0	1748	$3,563	$2.04	24d	1	1.43mi
3602 NE 18th Ave Oakland Park, FL	3.0	3.0	1779	$5,200	$2.92	20d	1	1.44mi
3901 Coral Heights Way Fort Lauderdale, FL	3.0	3.5	2315	$3,750	$1.62	24d	1	1.44mi
2616 NE 16th Ave Unit 1541794P Wilton Manors, FL	4.0	2.5	2088	$5,542	$2.65	7d	1	1.45mi
590 NE 20th St Unit 2 Wilton Manors, FL	3.0	2.0	2292	$3,000	$1.31	24d	1	1.46mi
1733 Coral Gardens Dr Wilton Manors, FL	3.0	3.0	1650	$10,500	$6.36	20d	1	1.47mi
605 Kensington Pl Wilton Manors, FL	3.0	2.5	1900	$5,200	$2.74	24d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $745,000 Active 296 DOM
2. 2026-06-17
   pricedays on market $745,000 Active 295 DOM
3. 2026-06-16
   days on market $755,000 Active 294 DOM
4. 2026-06-15
   days on market $755,000 Active 293 DOM
5. 2026-06-13
   days on market $755,000 Active 291 DOM
6. 2026-06-09
   days on market $755,000 Active 287 DOM
7. 2026-06-07
   days on market $755,000 Active 285 DOM
8. 2026-06-04
   days on market $755,000 Active 282 DOM
9. 2026-06-03
   days on market $755,000 Active 281 DOM
10. 2026-06-02
    days on market $755,000 Active 280 DOM
11. 2026-06-01
    days on market $755,000 Active 279 DOM
12. 2026-05-31
    days on market $755,000 Active 278 DOM
13. 2026-04-27
    price $755,000
14. 2026-01-27
    price $775,000
15. 2026-01-01
    status Active
16. 2025-12-31
    historical
17. 2025-12-12
    price $829,900
18. 2025-11-17
    price $849,900
19. 2025-11-03
    status Active
20. 2025-10-31
    historical
21. 2025-09-16
    price $885,000
22. 2025-08-22
    listed $925,000 Active
23. 2020-03-18
    soldstatus $295,000
24. 2015-06-10
    soldstatus $220,000
25. 2005-06-21
    soldstatus $320,000
26. 2004-05-20
    soldstatus $258,000
27. 2002-04-12
    soldstatus $50,000

ⓘ 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: $12,668 · $1,056/mo
• Projected year-2 tax: $12,668 · $1,056/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 X (shaded) · 23% 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: $110,916
• − Mortgage interest: −$41,732
• − Property taxes: −$12,668
• − Insurance: −$3,725
• − Repairs & maintenance: −$8,873
• − Management: −$8,873
• − Depreciation: −$21,673
• Taxable income: $13,373
• Est. tax owed @ 24.0%: −$3,209
• After-tax cash flow: $21,139/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

+1410.0% since first listed

15 events — show timeline

• 2026-04-27 Price Changed $755,000 MARMLS
• 2026-01-27 Price Changed $775,000 MARMLS
• 2026-01-01 Relisted — MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-12-12 Price Changed $829,900 MARMLS
• 2025-11-17 Price Changed $849,900 MARMLS
• 2025-11-03 Relisted — MARMLS
• 2025-10-31 Listing Removed — MARMLS
• 2025-09-16 Price Changed $885,000 MARMLS
• 2025-08-22 Listed $925,000 MARMLS
• 2020-03-18 Sold (Public Records) $295,000 Public Records
• 2015-06-10 Sold (Public Records) $220,000 Public Records
• 2005-06-21 Sold (Public Records) $320,000 Public Records
• 2004-05-20 Sold (Public Records) $258,000 Public Records
• 2002-04-12 Sold (Public Records) $50,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $12,668 · +4.7% YoY. Source: county tax records.