116 Lake Emerald Dr #408 · Oakland Park, FL 33309

$165,000

2 bd · 2.0 ba · 920 sqft · Condo public records · 131 Days on market

Built 1986 $801/mo HOA · 39% 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 +9.0/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2-bedroom, 2-bath lakefront residence offering serene water views and a spacious private balcony—perfect for enjoying your morning coffee or unwinding at sunset. The thoughtfully designed layout provides comfortable living spaces, abundant natural light, and a peaceful waterfront ambiance throughout. Located in an affordable, well-maintained community, residents enjoy an array of resort-style amenities, including three sparkling swimming pools, a fully equipped fitness center, clubhouse, tennis and basketball courts, and scenic picnic areas ideal for relaxing or entertaining. On-site management and 24-hour guard-gated security provide added convenience and peace of mind. Cab

Key facts

• Water views
• Spacious balcony
• Three swimming pools

Tags

• LAKEFRONT UNIT
• SPACIOUS BALCONY
• WATER VIEWS
• WELL-MAINTAINED COMMUNITY
• RESORT-STYLE AMENITIES
• THREE SWIMMING POOLS

Property features AI

Finance

• Financial info: Pets allowed with restrictions/conditions
• HOA & community: Monthly association fee; Association covers amenities, cable TV, insurance, internet, grounds and structure maintenance, parking, pools, recreation facilities, reserve fund, sewer, security, trash and water; Association amenities include clubhouse, fitness center, pool, sauna, tennis courts, basketball court, billiard room, library, trails, pier, boat dock and elevators

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security guard; Smoke detectors
• Utilities: Water connected; Sewer connected; Electric service
• Home design: Attached property; 4 total stories; Entry on level 4
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio; Storm/security shutters; Wall fencing; Lakefront waterfront; Has view; Association heated pool

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Bedroom on main level; Living/Dining room; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (14.1% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $142k (14.1% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: 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 soft (-0.5%/yr); 343 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 32% of the median local income ($77k/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 131 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $165k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,816 (14.1% 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 131 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.26% ✓
• Cap rate: 5.34%
• Cash-on-cash: -3.41%
• DSCR: 0.85
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.12×
• Total profit: $-40,759
• Equity at exit: $24,602

10-year hold

• IRR: -58.1%
• Equity multiple: -0.47×
• Total profit: $-68,059
• Equity at exit: $14,266

Cash invested: $46,200 (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 33309

• Home prices YoY: -26.6%
• Rents YoY: -0.5%
• Active inventory: 343
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$865
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$69
• HOA: −$801
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-131

Break-even live

Break-even rent $2,242

Max offer price $141,816

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-85	+0% $-131	+5% $-178	+10% $-225
Rent	-10% $-295	-5% $-213	+0% $-131	+5% $-49	+10% $33
Rate	-1.0pp $-48	-0.5pp $-89	base $-131	+0.5pp $-174	+1.0pp $-217

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Lake Emerald Dr Oakland Park, FL	2.0	2.0	920	$2,200	$2.39	24d	2	0.07mi
2841 N Oakland Forest Dr #107 Oakland Park, FL	1.0	1.0	862	$1,750	$2.03	2d	1	0.14mi
118 Lake Emerald Dr Oakland Park, FL	2.0	2.0	920	$2,275	$2.47	19d	3	0.16mi
2831 N Oakland Forest Dr #101 Oakland Park, FL	2.0	2.0	1050	$2,295	$2.19	14d	1	0.17mi
2831 N Oakland Forest Dr #101 Oakland Park, FL	2.0	2.0	1100	$2,295	$2.09	22d	1	0.17mi
2831 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	927	$2,295	$2.48	5d	2	0.17mi
2851 N Oakland Forest Dr Oakland Park, FL	1.0	1.0	823	$1,872	$2.28	20d	1	0.17mi
2851 N Oakland Forest Dr #111 Oakland Park, FL	1.0	1.0	860	$1,995	$2.32	11d	1	0.19mi
2811 N Oakland Forest Dr #306 Oakland Park, FL	2.0	2.0	992	$2,200	$2.22	15d	1	0.21mi
2811 N Oakland Forest Dr Oakland Park, FL	2.0	2.0	1015	$2,248	$2.21	5d	2	0.21mi
2811 N Oakland Forest Dr Oakland Park, FL	2.0	2.0	1015	$2,100	$2.07	24d	2	0.21mi
2861 N Oakland Forest Dr #301 Oakland Park, FL	1.0	1.0	804	$1,694	$2.11	18d	1	0.21mi
2871 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	926	$1,950	$2.11	2d	2	0.25mi
2871 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	926	$1,995	$2.15	11d	1	0.25mi
2810 N Oakland Forest Dr #108 Oakland Park, FL	1.0	1.0	862	$1,550	$1.80	24d	1	0.27mi
2810 N Oakland Forest Dr #104 Oakland Park, FL	2.0	2.0	1050	$2,295	$2.19	3d	1	0.27mi
2880 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	921	$2,094	$2.27	5d	2	0.28mi
2880 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	912	$2,094	$2.29	4d	3	0.28mi
2880 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	921	$2,094	$2.27	24d	2	0.28mi
113 Lake Emerald Dr #209 Oakland Park, FL	2.0	2.0	920	$1,975	$2.15	3d	1	0.28mi
2820 N Oakland Forest Dr Oakland Park, FL	1.0	1.0	824	$1,735	$2.11	8d	2	0.30mi
2881 N Oakland Forest Dr Oakland Park, FL	2.0	2.0	1119	$2,220	$1.98	15d	3	0.32mi
2881 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	1002	$2,495	$2.49	12d	5	0.32mi
2733 S Oakland Forest Dr Oakland Park, FL	2.0	2.0	1050	$2,200	$2.10	24d	1	0.33mi
2850 N Oakland Forest Dr Oakland Park, FL	1.0	1.0	786	$1,675	$2.13	20d	2	0.33mi
2850 N Oakland Forest Dr Oakland Park, FL	1.0–2.0	1.0–2.0	918	$2,395	$2.61	3d	4	0.33mi
2890 N Oakland Forest Dr #204 Oakland Park, FL	2.0	2.0	992	$2,000	$2.02	19d	1	0.38mi
2890 N Oakland Forest Dr #111 Oakland Park, FL	2.0	2.0	1038	$2,000	$1.93	8d	1	0.38mi
111 Lake Emerald Dr #302 Oakland Park, FL	2.0	2.0	920	$2,450	$2.66	24d	1	0.44mi
105 Lake Emerald Dr #708 Oakland Park, FL	1.0	1.5	990	$1,895	$1.91	24d	1	0.44mi
2607 NW 33rd St Oakland Park, FL	1.0	1.0	834	$1,648	$1.98	24d	2	0.44mi
2607 NW 33rd St Oakland Park, FL	1.0	1.0	834	$1,622	$1.95	8d	2	0.44mi
2800 NW 44th St Oakland Park, FL	1.0–2.0	1.0	1166	$2,199	$1.89	3d	18	0.45mi
110 Lake Emerald Dr #107 Oakland Park, FL	2.0	2.0	920	$2,200	$2.39	14d	1	0.47mi
2720 S Oakland Forest Dr Oakland Park, FL	2.0	2.0	1100	$2,050	$1.86	24d	1	0.48mi
4240 NW 21st Ave Unit 2 Oakland Park, FL	1.0	1.0	800	$1,700	$2.12	2d	1	0.57mi
4156 NW 21st Ave Oakland Park, FL	2.0–3.0	2.0	1162	$1,850	$1.59	3d	7	0.57mi
4031 NW 30th Ter Unit 1 Lauderdale Lakes, FL	1.0	1.0	800	$1,690	$2.11	8d	1	0.58mi
211 Lake Pointe Dr Oakland Park, FL	1.0–2.0	1.0–2.0	805	$1,900	$2.36	3d	2	0.61mi
4001 NW 31st Ave Unit 4 Lauderdale Lakes, FL	2.0	2.0	850	$2,000	$2.35	17d	1	0.62mi

HOA detail condo

• Monthly dues: $801 · $9,612/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $165,000 Active 131 DOM
2. 2026-06-17
   days on market $165,000 Active 130 DOM
3. 2026-06-16
   days on market $165,000 Active 129 DOM
4. 2026-06-15
   days on market $165,000 Active 128 DOM
5. 2026-06-13
   days on market $165,000 Active 126 DOM
6. 2026-06-09
   days on market $165,000 Active 122 DOM
7. 2026-06-07
   days on market $165,000 Active 120 DOM
8. 2026-06-04
   days on market $165,000 Active 117 DOM
9. 2026-06-03
   days on market $165,000 Active 116 DOM
10. 2026-06-02
    days on market $165,000 Active 115 DOM
11. 2026-06-01
    days on market $165,000 Active 114 DOM
12. 2026-05-31
    days on market $165,000 Active 113 DOM
13. 2026-05-08
    price $165,000
14. 2026-02-05
    listed $175,000 Active
15. 1995-03-14
    soldstatus $43,500
16. 1994-02-09
    soldstatus $69,100

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$940/yr (+$78/mo · 219.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 3 d/yr ≥106°F today · 9 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,905
• − Mortgage interest: −$9,243
• − Property taxes: −$429
• − Insurance: −$825
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − HOA: −$9,612
• − Depreciation: −$4,800
• Taxable loss: −$3,989
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $-618/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): 37,475
• Household income: $77,321
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 1596.0

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: Black 43% Hispanic / Latino 28% White 22% Two or more races 20% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 55% English-only · Spanish 25% French/Haitian/Cajun 17% Other Indo-European 2%

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: ▼ -158.71%
• Current HPI: 439.091
• Rent YoY: ▼ -0.50%
• 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

+138.8% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $165,000 MARMLS
• 2026-02-05 Listed $175,000 MARMLS
• 1995-03-14 Sold (Public Records) $43,500 Public Records
• 1994-02-09 Sold (Public Records) $69,100 Public Records

Property tax history

-0.5%/yr

Latest (2025): $429 · +5.6% YoY. Source: county tax records.