3621 NE 1st Ter · Oakland Park, FL 33334

$618,000

4 bd · 2.0 ba · 1,638 sqft · MultiFamily public records · 296 Days on market

Built 1971

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Multi-family units

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

Listing remarks MLS

Opportunity is knocking for your investor to purchase this updated duplex with newer kitchens, electrical, a/c and laundry rooms with private backyards. Duplex is located East of US1 just East of Andrews. Both units are currently leased out, one is mont h to month. Yearly gross income of $22,200. Call agent to show. Please provide 24 hr notice.

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: Rent reported: two units at $2,100 and two units at $1,950; Gardener service included in rent

Exterior

• Parking: Total of 4 parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story building; Shingle roof; Block construction
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Fenced yard; Lot smaller than a quarter acre; Zoned RM-16

Interior

• Bedrooms: Four 2-bedroom units (two units reported in each unit type group)
• Flooring: Tile flooring
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Blinds; Impact glass windows

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.0-bath units multifamily listed at $618k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $581/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $618k).
• Recommended offer: $544k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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; 40 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 $7,073/mo this rent would consume 113% 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 $4k of loan paydown is wiped out by about $19k 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 ($544k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $102k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; list at $618k implies a 243% 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 $543,840 (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 1971 — 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: 1.14% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 7.3

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-32,886
• Equity at exit: $92,146

10-year hold

• IRR: 3.3%
• Equity multiple: 1.23×
• Total profit: $39,447
• Equity at exit: $53,433

Cash invested: $173,040 (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: 14.6×

Monthly cashflow live

• Estimated rent: $7,073 high
• Mortgage (P&I): −$3,241
• Tax from tax record: −$927 /mo · $11,123/yr
• Insurance: −$258
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,485
• Net cashflow: $1,162

Break-even live

Break-even rent $5,602

Max offer price $618,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$7,072
Total (2 units)			$7,073

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: $154,500
• Closing costs: $18,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	15d	1	0.41mi
333 NW 41st St #331 Oakland Park, FL	3.0	2.5	2000	$3,700	$1.85	24d	1	0.41mi
554 NW 40th Ct Oakland Park, FL	5.0	2.0	1475	$4,564	$3.09	24d	1	0.45mi
719 NE 36th St Unit 719 Oakland Park, FL	4.0	2.0	1840	$4,800	$2.61	4d	1	0.49mi
105 NE 30th Ct Unit 107 Wilton Manors, FL	3.0	2.0	1325	$3,500	$2.64	10d	1	0.50mi
105 NE 30th Ct Unit 107 Wilton Manors, FL	3.0	2.0	1325	$3,700	$2.79	15d	1	0.50mi
108 NE 30th St Wilton Manors, FL	3.0	2.0	1228	$8,000	$6.51	5d	1	0.51mi
108 NE 30th St Wilton Manors, FL	3.0	2.0	1228	$8,500	$6.92	24d	1	0.51mi
3061 NE 4th Ave Wilton Manors, FL	5.0	2.0	1500	$4,250	$2.83	7d	1	0.53mi
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
4580 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1192	$3,300	$2.77	20d	1	0.74mi
1068 NE 35th St Oakland Park, FL	3.0	3.5	1787	$3,900	$2.18	5d	1	0.76mi
4601 NE 4th Ave Unit 1261561P Fort Lauderdale, FL	3.0	2.0	1097	$4,430	$4.04	24d	1	0.77mi
4650 NE 2nd Ave Fort Lauderdale, FL	3.0	2.0	1356	$3,950	$2.91	24d	1	0.79mi
609 NE 28th St #1 Wilton Manors, FL	3.0	3.5	1800	$3,300	$1.83	15d	1	0.87mi
4680 NE 5th Ave Fort Lauderdale, FL	3.0	2.0	1300	$3,800	$2.92	7d	1	0.87mi
2809 NW 7th Ave Wilton Manors, FL	3.0	2.0	1145	$7,000	$6.11	5d	1	0.91mi
2909 NW 9th Ave Wilton Manors, FL	3.0	3.0	1605	$3,700	$2.31	24d	1	0.92mi
2909 NW 9th Ave Wilton Manors, FL	3.0	3.0	1605	$3,700	$2.31	7d	1	0.92mi
240 NW 48th Ct Fort Lauderdale, FL	3.0	2.0	1240	$3,100	$2.50	3d	1	0.98mi
2825 NW 9th Ave Wilton Manors, FL	3.0	2.0	1205	$5,500	$4.56	24d	1	0.99mi
3438 NE 13th Ave Oakland Park, FL	3.0	2.5	1888	$3,500	$1.85	15d	1	1.01mi
3320 NE 13th Ave Unit 3320 Oakland Park, FL	3.0	2.5	1433	$3,600	$2.51	24d	1	1.01mi
425 NE 25th St Wilton Manors, FL	3.0	2.0	1439	$8,000	$5.56	24d	1	1.02mi
4780 NE 8th Ter Oakland Park, FL	3.0	2.0	1130	$4,200	$3.72	24d	1	1.08mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1269	$3,700	$2.92	24d	1	1.10mi
4360 NE 13th Ave Unit Main Oakland Park, FL	3.0	2.0	1269	$4,500	$3.55	22d	1	1.10mi
4360 NE 13th Ave Oakland Park, FL	3.0	2.0	1459	$3,700	$2.54	5d	1	1.10mi
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
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	4d	1	1.17mi
4511 NE 13th Ave Oakland Park, FL	3.0	3.0	1416	$4,300	$3.04	24d	1	1.17mi
3680 NE 16th Ave Oakland Park, FL	3.0	2.0	1560	$4,200	$2.69	14d	1	1.18mi
320 NW 51st Ct Fort Lauderdale, FL	3.0	2.0	1396	$3,500	$2.51	24d	1	1.19mi
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

Listing history 34 events

1. 2026-06-18
   days on market $618,000 Active 296 DOM
2. 2026-06-17
   pricedays on market $618,000 Active 295 DOM
3. 2026-06-16
   days on market $628,000 Active 294 DOM
4. 2026-06-15
   days on market $628,000 Active 293 DOM
5. 2026-06-13
   days on market $628,000 Active 291 DOM
6. 2026-06-09
   days on market $628,000 Active 287 DOM
7. 2026-06-07
   days on market $628,000 Active 285 DOM
8. 2026-06-04
   days on market $628,000 Active 282 DOM
9. 2026-06-03
   days on market $628,000 Active 281 DOM
10. 2026-06-02
    days on market $628,000 Active 280 DOM
11. 2026-06-01
    days on market $628,000 Active 279 DOM
12. 2026-05-31
    days on market $628,000 Active 278 DOM
13. 2026-02-12
    price $628,000
14. 2026-01-27
    price $649,000
15. 2026-01-01
    status Active
16. 2025-12-31
    historical
17. 2025-12-12
    price $669,000
18. 2025-11-03
    status Active
19. 2025-10-31
    historical
20. 2025-10-03
    price $675,000
21. 2025-09-16
    price $699,000
22. 2025-08-22
    listed $720,000 Active
23. 2020-03-19
    soldstatus $180,000
24. 2015-07-10
    soldstatus $158,000 Sold 347-char remark

    Show marketing remark (347 chars)

    Opportunity is knocking for your investor to purchase this updated duplex with newer kitchens, electrical, a/c and laundry rooms with private backyards. Duplex is located East of US1 just East of Andrews. Both units are currently leased out, one is mont h to month. Yearly gross income of $22,200. Call agent to show. Please provide 24 hr notice.

25. 2015-04-24
    soldstatus $158,000
26. 2015-03-17
    status Pending 347-char remark

    Show marketing remark (347 chars)

    Opportunity is knocking for your investor to purchase this updated duplex with newer kitchens, electrical, a/c and laundry rooms with private backyards. Duplex is located East of US1 just East of Andrews. Both units are currently leased out, one is mont h to month. Yearly gross income of $22,200. Call agent to show. Please provide 24 hr notice.

27. 2015-01-25
    listed $167,900 Active 347-char remark

    Show marketing remark (347 chars)

    Opportunity is knocking for your investor to purchase this updated duplex with newer kitchens, electrical, a/c and laundry rooms with private backyards. Duplex is located East of US1 just East of Andrews. Both units are currently leased out, one is mont h to month. Yearly gross income of $22,200. Call agent to show. Please provide 24 hr notice.

28. 2015-01-15
    historical
29. 2014-10-07
    price $174,900
30. 2014-07-16
    listed $179,900 Active
31. 2001-04-11
    soldstatus $121,000
32. 1989-11-06
    soldstatus $73,500
33. 1986-08-15
    soldstatus $70,000
34. 1986-08-01
    soldstatus $70,000

ⓘ 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: $11,123 · $927/mo
• Projected year-2 tax: $11,123 · $927/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) · 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: $84,876
• − Mortgage interest: −$34,618
• − Property taxes: −$11,123
• − Insurance: −$3,090
• − Repairs & maintenance: −$6,790
• − Management: −$6,790
• − Depreciation: −$17,978
• Taxable income: $4,487
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $12,872/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

+797.1% since first listed

22 events — show timeline

• 2026-02-12 Price Changed $628,000 MARMLS
• 2026-01-27 Price Changed $649,000 MARMLS
• 2026-01-01 Relisted — MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-12-12 Price Changed $669,000 MARMLS
• 2025-11-03 Relisted — MARMLS
• 2025-10-31 Listing Removed — MARMLS
• 2025-10-03 Price Changed $675,000 MARMLS
• 2025-09-16 Price Changed $699,000 MARMLS
• 2025-08-22 Listed $720,000 MARMLS
• 2020-03-19 Sold (Public Records) $180,000 Public Records
• 2015-07-10 Sold (MLS) $158,000 MARMLS
• 2015-04-24 Sold (Public Records) $158,000 Public Records
• 2015-03-17 Pending — MARMLS
• 2015-01-25 Listed $167,900 MARMLS
• 2015-01-15 Listing Removed — MARMLS
• 2014-10-07 Price Changed $174,900 MARMLS
• 2014-07-16 Listed $179,900 MARMLS
• 2001-04-11 Sold (Public Records) $121,000 Public Records
• 1989-11-06 Sold (Public Records) $73,500 Public Records
• 1986-08-15 Sold (Public Records) $70,000 Public Records
• 1986-08-01 Sold (Public Records) $70,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $11,123 · +8.4% YoY. Source: county tax records.