1849 S Ocean Dr #407 · Hallandale Beach, FL 33009

$350,000

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 7 Days on market

Built 1970 $978/mo HOA · 21% 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 +14.9/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market: own a spacious 2-bedroom, 2-bath condo in one of Hallandale Beach's most desirable gated communities, ideally located directly across the street from the beach. Offering a spacious floor plan, this bright and inviting condo provides plenty of space for both everyday living and entertaining. Large windows fill the interior with natural light, while impact windows offer added security, energy efficiency, and peace of mind. The residence features an updated kitchen, renovated bathroom, abundant closet space, and a comfortable layout that can be enjoyed immediately while still offering room to personalize over time. Assigned parking and a storage unit add to the convenience

Key facts

• Renovated bathroom
• Updated kitchen
• Storage unit

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOM
• ABUNDANT CLOSET SPACE
• ASSIGNED PARKING
• STORAGE UNIT
• HEATED POOL

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $960; Association covers management, amenities, common areas, insurance, laundry, structure maintenance, parking, pest control, pool(s), recreation facilities, reserve fund, sewer, security, trash and water; Association amenities include billiard room, bike storage, business center, clubhouse, fitness center, laundry, library, pool, sauna, storage, vehicle wash area and elevators

Exterior

• Parking: Assigned parking (1 covered space); 1-car garage
• Security: Doorman; Secured lobby; Fenced complex
• Utilities: Cable available; Sewer included in association; Water included in association
• Home design: Condominium unit in an 18-story building; North-facing; Entry on level 4
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony; Security/high impact doors; Complex is fenced; Doorman; Secured lobby; Association heated pool

Interior

• Kitchen: Dishwasher; Electric range; Icemaker; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds; Impact glass windows; Closet cabinetry; Dining area; Separate/formal dining room; Living/dining room; Custom mirrors; Tub/shower; Walk-in closet(s); First floor entry; Storage room
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-323 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (16.3% below list).
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $293k (16.3% below list) — sets the bar for cash-flow.
• Cap rate 6.6% vs local median 5.2% in Hallandale Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 81/100 on livability (#86 in FL, #1,400 nationally) — a professional / high-income tenant draw. Strengths: commute A+, health & safety A+, crime B+; Watch: schools C-, employment D-.
• 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 flat; 1373 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $4,581/mo this rent would consume 106% of the median local household income ($52k/yr) (locally 3293% 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 $2k of loan paydown is wiped out by about $10k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $194k; list at $350k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $293,010 (16.3% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.31% ✓
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -27.7%
• Equity multiple: 0.10×
• Total profit: $-87,806
• Equity at exit: $52,186

10-year hold

• IRR: -54.1%
• Equity multiple: -0.47×
• Total profit: $-143,846
• Equity at exit: $30,262

Cash invested: $98,000 (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 33009

• Rents YoY: 0.4%
• Active inventory: 1373
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $4,581 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$555 /mo · $6,665/yr
• Insurance: −$146
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$978
• Vacancy / Maint / Mgmt: −$962
• Net cashflow: $-323

Break-even live

Break-even rent $4,989

Max offer price $293,010

Occupancy floor —

Sensitivity live

Price	-10% $-124	-5% $-224	+0% $-323	+5% $-422	+10% $-521
Rent	-10% $-684	-5% $-504	+0% $-323	+5% $-142	+10% $39
Rate	-1.0pp $-146	-0.5pp $-234	base $-323	+0.5pp $-413	+1.0pp $-506

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$4,900	$3.63	15d	1	0.09mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	17d	1	0.09mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	24d	1	0.09mi
1850 S Ocean Dr #2909 Hallandale Beach, FL	2.0	1.0	1086	$4,050	$3.73	24d	1	0.10mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,300	$3.96	24d	1	0.10mi
1850 S Ocean Dr #4009 Hallandale Beach, FL	2.0	1.0	1086	$3,900	$3.59	24d	1	0.10mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	3d	1	0.10mi
1830 S Ocean Dr #1610 Hallandale Beach, FL	2.0	2.0	1337	$6,500	$4.86	24d	1	0.12mi
1830 S Ocean Dr #2410 Hallandale Beach, FL	2.0	2.0	1337	$5,500	$4.11	8d	1	0.12mi
1830 S Ocean Dr #3605 Hallandale Beach, FL	1.0	1.0	811	$4,500	$5.55	3d	1	0.12mi
1830 S Ocean Dr #3210 Hallandale Beach, FL	2.0	2.0	1337	$5,300	$3.96	24d	1	0.12mi
1830 S Ocean Dr #3910 Hallandale Beach, FL	2.0	2.0	1337	$8,000	$5.98	24d	1	0.12mi
1830 S Ocean Dr #1812 Hallandale Beach, FL	1.0	1.0	844	$4,999	$5.92	21d	1	0.12mi
1830 S Ocean Dr #3510 Hallandale Beach, FL	2.0	2.0	1337	$5,500	$4.11	5d	1	0.12mi
1830 S Ocean Dr #3510 Hallandale Beach, FL	2.0	2.0	1337	$5,900	$4.41	11d	1	0.12mi
1830 S Ocean Dr #1808 Hallandale Beach, FL	2.0	2.0	1458	$7,500	$5.14	15d	1	0.12mi
1830 S Ocean Dr #4006 Hallandale Beach, FL	2.0	2.0	1458	$5,500	$3.77	10d	1	0.12mi
1830 S Ocean Dr #2010 Hallandale Beach, FL	2.0	2.0	1337	$8,500	$6.36	24d	1	0.12mi
1830 S Ocean Dr #1806 Hallandale Beach, FL	2.0	2.0	1458	$5,000	$3.43	20d	1	0.12mi
1830 S Ocean Dr #3208 Hallandale Beach, FL	2.0	2.0	1458	$4,500	$3.09	24d	1	0.12mi
1830 S Ocean Dr #1709 Hallandale Beach, FL	1.0	1.0	844	$4,500	$5.33	24d	1	0.12mi
1830 S Ocean Dr #2409 Hallandale Beach, FL	1.0	1.0	844	$4,300	$5.09	15d	1	0.12mi
1830 S Ocean Dr #4710 Hallandale Beach, FL	2.0	2.0	1337	$6,000	$4.49	24d	1	0.12mi
1830 S Ocean Dr #4307 Hallandale Beach, FL	1.0	1.0	871	$4,100	$4.71	24d	1	0.12mi
1830 S Ocean Dr #2412 Hallandale Beach, FL	1.0	1.0	844	$3,600	$4.27	10d	1	0.12mi
1830 S Ocean Dr #4612 Hallandale Beach, FL	1.0	1.0	844	$4,950	$5.86	24d	1	0.12mi
1830 S Ocean Dr #3407 Hallandale Beach, FL	1.0	1.0	871	$4,000	$4.59	24d	1	0.12mi
1830 S Ocean Dr #2806 Hallandale Beach, FL	2.0	2.0	1458	$6,300	$4.32	24d	1	0.12mi
1830 S Ocean Dr #3208 Hallandale Beach, FL	2.0	2.0	1458	$4,500	$3.09	10d	1	0.12mi
1830 S Ocean Dr #4810 Hallandale Beach, FL	2.0	2.0	1337	$5,500	$4.11	20d	1	0.12mi
1830 S Ocean Dr #1706 Hallandale Beach, FL	2.0	2.0	1458	$6,500	$4.46	8d	1	0.12mi
1830 S Ocean Dr #3909 Hallandale Beach, FL	1.0	1.0	844	$5,000	$5.92	24d	1	0.12mi
1830 S Ocean Dr #4712 Hallandale Beach, FL	1.0	1.0	844	$3,950	$4.68	24d	1	0.12mi
1830 S Ocean Dr #4412 Hallandale Beach, FL	1.0	1.0	844	$4,500	$5.33	8d	1	0.12mi
1830 S Ocean Dr #4309 Hallandale Beach, FL	1.0	1.0	844	$3,900	$4.62	24d	1	0.12mi
1830 S Ocean Dr #4212 Hallandale Beach, FL	1.0	1.0	844	$3,800	$4.50	24d	1	0.12mi
1830 S Ocean Dr #1107 Hallandale Beach, FL	1.0	1.0	871	$3,750	$4.31	24d	1	0.12mi
1830 S Ocean Dr #4005 Hallandale Beach, FL	1.0	1.0	811	$4,600	$5.67	24d	1	0.12mi
1830 S Ocean Dr #2108 Hallandale Beach, FL	2.0	2.0	1458	$7,300	$5.01	24d	1	0.12mi
1830 S Ocean Dr #4709 Hallandale Beach, FL	1.0	1.0	844	$3,800	$4.50	3d	1	0.12mi

HOA detail condo

• Monthly dues: $978 · $11,736/yr
• Likely covers: securityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-18
   days on market $350,000 Active 7 DOM
2. 2026-06-17
   days on market $350,000 Active 6 DOM
3. 2026-06-16
   days on market $350,000 Active 5 DOM
4. 2026-06-15
   days on market $350,000 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   pricedays on marketlisting id $350,000 Active 2 DOM
7. 2026-06-09
   days on market $375,000 Active 272 DOM
8. 2026-06-07
   days on market $375,000 Active 270 DOM
9. 2026-06-04
   days on market $375,000 Active 267 DOM
10. 2026-06-03
    days on market $375,000 Active 266 DOM
11. 2026-06-02
    days on market $375,000 Active 265 DOM
12. 2026-06-01
    days on market $375,000 Active 264 DOM
13. 2026-05-31
    days on market $375,000 Active 263 DOM
14. 2025-09-10
    listed $375,000 Active
15. 2025-08-22
    historical $2,750
16. 2025-08-22
    historical
17. 2025-07-17
    price $2,750
18. 2025-06-04
    price $2,650
19. 2025-06-03
    price $384,000
20. 2025-05-14
    price $2,700
21. 2025-05-13
    price $385,000
22. 2025-04-15
    price $2,750
23. 2025-04-07
    price $389,000
24. 2025-03-28
    price $2,800
25. 2025-03-20
    price $2,900
26. 2025-03-19
    price $395,000
27. 2025-02-26
    listed $2,990
28. 2025-02-21
    price $399,500
29. 2025-02-16
    listed $399,900 Active
30. 2024-09-24
    historical
31. 2024-08-08
    listed $385,000 Active
32. 2024-08-08
    historical
33. 2024-08-01
    status Active
34. 2024-07-31
    historical
35. 2024-06-26
    price $395,999
36. 2024-04-11
    listed $399,999 Active
37. 2024-04-10
    historical
38. 2024-02-06
    price $415,000
39. 2023-12-13
    listed $420,000 Active
40. 2017-01-03
    soldstatus $194,000
41. 2016-12-22
    soldstatus $194,000 Sold
42. 2016-11-20
    status Pending
43. 2016-10-11
    price $205,000
44. 2016-06-21
    price $219,000
45. 2016-03-25
    listed $245,000 Active
46. 2002-11-13
    soldstatus $148,000
47. 1976-01-01
    soldstatus $37,500
48. 1970-03-01
    soldstatus $27,500

ⓘ 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: $6,665 · $555/mo
• Projected year-2 tax: $6,665 · $555/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 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 22 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: $54,966
• − Mortgage interest: −$19,605
• − Property taxes: −$6,665
• − Insurance: −$6,868
• − Repairs & maintenance: −$4,397
• − Management: −$4,397
• − HOA: −$11,736
• − Depreciation: −$10,182
• Taxable loss: −$8,885
• Est. tax savings @ 24.0%: +$2,132
• After-tax cash flow: $-1,739/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 — Hallandale Beach

• Score: 81/100
• State rank: #86
• US rank: #1400

Category grades

Amenities B Commute A+ Cost of living B+ Crime B+ Employment D- Housing B+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallandale Beach, FL
• County: Broward County · 1,963,430 people
• City population: 44,021
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 44,502
• Household income: $52,079
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 3293.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 39% White 39% Two or more races 24% Black 17% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 9% Dominican 3% Salvadoran 2%
• Common ancestry: Scotch-Irish 5% Hispanic 5% Subsaharan African 3%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 38% English-only · Spanish 36% Russian/Polish/Slavic 12% French/Haitian/Cajun 7%

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: ▼ -299.13%
• Current HPI: 329.9081
• Rent YoY: ▲ 0.43%
• 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

+1263.6% since first listed

35 events — show timeline

• 2025-09-10 Listed $375,000 MARMLS
• 2025-08-22 Rental Removed $2,750 MARMLS
• 2025-08-22 Listing Removed — MARMLS
• 2025-07-17 Price Changed $2,750 MARMLS
• 2025-06-04 Price Changed $2,650 MARMLS
• 2025-06-03 Price Changed $384,000 MARMLS
• 2025-05-14 Price Changed $2,700 MARMLS
• 2025-05-13 Price Changed $385,000 MARMLS
• 2025-04-15 Price Changed $2,750 MARMLS
• 2025-04-07 Price Changed $389,000 MARMLS
• 2025-03-28 Price Changed $2,800 MARMLS
• 2025-03-20 Price Changed $2,900 MARMLS
• 2025-03-19 Price Changed $395,000 MARMLS
• 2025-02-26 Listed for Rent $2,990 MARMLS
• 2025-02-21 Price Changed $399,500 MARMLS
• 2025-02-16 Listed $399,900 MARMLS
• 2024-09-24 Listing Removed — MARMLS
• 2024-08-08 Listing Removed — MARMLS
• 2024-08-08 Listed $385,000 MARMLS
• 2024-08-01 Relisted — MARMLS
• 2024-07-31 Listing Removed — MARMLS
• 2024-06-26 Price Changed $395,999 MARMLS
• 2024-04-11 Listed $399,999 MARMLS
• 2024-04-10 Listing Removed — MARMLS
• 2024-02-06 Price Changed $415,000 MARMLS
• 2023-12-13 Listed $420,000 MARMLS
• 2017-01-03 Sold (Public Records) $194,000 Public Records
• 2016-12-22 Sold (MLS) $194,000 MARMLS
• 2016-11-20 Pending — MARMLS
• 2016-10-11 Price Changed $205,000 MARMLS
• 2016-06-21 Price Changed $219,000 MARMLS
• 2016-03-25 Listed $245,000 MARMLS
• 2002-11-13 Sold (Public Records) $148,000 Public Records
• 1976-01-01 Sold (Public Records) $37,500 Public Records
• 1970-03-01 Sold (Public Records) $27,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $6,665 · +89.4% YoY. Source: county tax records.