600 Layne Blvd #118 · Hallandale Beach, FL 33009

$175,000

1 bd · 1.0 ba · 494 sqft · Condo public records · 139 Days on market

Built 1960 $399/mo HOA · 16% of rent

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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 +21.1/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 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

PRICE TO SELL!! INVESTMENT OPORTUNITY !!!OR LIVE IN!! OWNER SAID SELL, !!! Prime location !Charming and spacious 1-bedroom/1-bath unit. This ground-floor condo is nestled in the quiet and well-maintained community of Pasadena Garden just minutes from the beach, shops, Gulfstream Park, Aventura Mall and restaurants. Enjoy a bright and airy living space with floors throughout, an updated kitchen, and generous closet space. The unit includes assigned parking and access to the community pool and laundry facilities. AMAZING INVESTMENT !! AT HALLANDALLE BEACH, LOW MAINT FEE, LOW TAXES, BUY AND YOU CAN RENT IT RIGHT AWAY ALL REMODELLED APARTMENT AT AN AMAZING LOCATION. - VERY EASY TO SHOW . FOR F

Key facts

• Laundry facilities
• Community pool
• Updated kitchen

Tags

• GROUND-FLOOR CONDO
• UPDATED KITCHEN
• ASSIGNED PARKING
• COMMUNITY POOL
• LAUNDRY FACILITIES
• REMODELLED APARTMENT

Property features AI

Finance

• HOA & community: Monthly association fee ($399); Association includes cable TV, HVAC, and laundry; Community amenities: heated association pool, spa/hot tub, vehicle wash area; Pets allowed with restrictions

Exterior

• Parking: Assigned parking (1 covered space); 1-car garage
• Security: Closed-circuit cameras; Complex is fenced; Security guard; Security/high-impact doors
• Utilities: Cable available
• Home design: 2-story building; First-floor entry
• Construction: Block construction; Resale property
• Exterior features: Fruit trees; Open porch

Interior

• Kitchen: Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Bedroom located on the main level
• Flooring: Laminate; Marble
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric central heating
• Interior features: Impact glass windows; Bedroom on main level; First-floor entry; Florida room
• Laundry & utility: Electric water heater; Laundry services included in association (see HOA)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.2% in Hallandale Beach — 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 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; 1 comparable units currently listed for rent nearby; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,434/mo this rent would consume 56% 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 $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 139 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 8y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.39% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 6.0

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-22,471
• Equity at exit: $26,093

10-year hold

• IRR: -10.8%
• Equity multiple: 0.45×
• Total profit: $-26,994
• Equity at exit: $15,131

Cash invested: $49,000 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,434 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$283 /mo · $3,400/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$399
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $183

Break-even live

Break-even rent $2,202

Max offer price $175,000

Occupancy floor 87%

Sensitivity live

Price	-10% $282	-5% $233	+0% $183	+5% $134	+10% $84
Rent	-10% $-9	-5% $87	+0% $183	+5% $279	+10% $375
Rate	-1.0pp $271	-0.5pp $228	base $183	+0.5pp $138	+1.0pp $92

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	0.84mi

HOA detail condo

• Monthly dues: $399 · $4,788/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-18
   days on market $175,000 Active 139 DOM
2. 2026-06-17
   days on market $175,000 Active 138 DOM
3. 2026-06-16
   days on market $175,000 Active 137 DOM
4. 2026-06-15
   days on market $175,000 Active 136 DOM
5. 2026-06-13
   days on market $175,000 Active 134 DOM
6. 2026-06-09
   days on market $175,000 Active 130 DOM
7. 2026-06-07
   days on market $175,000 Active 128 DOM
8. 2026-06-04
   days on market $175,000 Active 125 DOM
9. 2026-06-03
   days on market $175,000 Active 124 DOM
10. 2026-06-02
    days on market $175,000 Active 123 DOM
11. 2026-06-01
    days on market $175,000 Active 122 DOM
12. 2026-06-01
    price $175,000 Active 121 DOM
13. 2026-05-31
    days on market $170,000 Active 121 DOM
14. 2026-04-26
    price $170,000
15. 2026-04-03
    status Active
16. 2026-04-01
    price $175,000
17. 2026-02-19
    price $180,000
18. 2026-02-10
    price $182,500
19. 2026-01-29
    listed $186,888 Active
20. 2026-01-29
    historical
21. 2025-12-18
    price $185,000
22. 2025-12-02
    listed $186,888 Active
23. 2025-12-02
    historical
24. 2025-11-24
    price $185,000
25. 2025-10-21
    price $185,999
26. 2025-10-05
    price $195,999
27. 2025-10-03
    status Active
28. 2025-09-25
    status Active
29. 2025-09-19
    listed $199,999 Active
30. 2025-09-19
    historical
31. 2025-08-24
    price $199,999
32. 2025-08-06
    listed $205,000 Active
33. 2025-08-06
    historical
34. 2025-07-25
    price $205,000
35. 2025-06-09
    price $210,000
36. 2025-06-04
    listed $215,000 Active
37. 2022-04-06
    soldstatus $145,000 Closed
38. 2022-03-08
    historical Active Under Contract
39. 2022-03-01
    listed $149,000 Active
40. 2019-06-27
    soldstatus $108,000 Sold
41. 2019-05-06
    status Pending
42. 2019-05-02
    status Active
43. 2019-04-23
    status Pending
44. 2019-04-01
    listed $119,000 Active
45. 2019-01-10
    soldstatus $107,500 Sold
46. 2018-12-24
    status Pending
47. 2018-11-01
    status Backup Contract
48. 2018-10-17
    listed $107,000 Active

ⓘ 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: $3,400 · $283/mo
• Projected year-2 tax: $3,400 · $283/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 X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 25 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: $29,202
• − Mortgage interest: −$9,803
• − Property taxes: −$3,400
• − Insurance: −$1,672
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − HOA: −$4,788
• − Depreciation: −$5,091
• Taxable loss: −$224
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $2,251/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

+58.9% since first listed

35 events — show timeline

• 2026-04-26 Price Changed $170,000 MARMLS
• 2026-04-03 Relisted — MARMLS
• 2026-04-01 Price Changed $175,000 MARMLS
• 2026-02-19 Price Changed $180,000 MARMLS
• 2026-02-10 Price Changed $182,500 MARMLS
• 2026-01-29 Listing Removed — MARMLS
• 2026-01-29 Listed $186,888 MARMLS
• 2025-12-18 Price Changed $185,000 MARMLS
• 2025-12-02 Listing Removed — MARMLS
• 2025-12-02 Listed $186,888 MARMLS
• 2025-11-24 Price Changed $185,000 MARMLS
• 2025-10-21 Price Changed $185,999 MARMLS
• 2025-10-05 Price Changed $195,999 MARMLS
• 2025-10-03 Relisted — MARMLS
• 2025-09-25 Relisted — MARMLS
• 2025-09-19 Listing Removed — MARMLS
• 2025-09-19 Listed $199,999 MARMLS
• 2025-08-24 Price Changed $199,999 MARMLS
• 2025-08-06 Listing Removed — MARMLS
• 2025-08-06 Listed $205,000 MARMLS
• 2025-07-25 Price Changed $205,000 MARMLS
• 2025-06-09 Price Changed $210,000 MARMLS
• 2025-06-04 Listed $215,000 MARMLS
• 2022-04-06 Sold (MLS) $145,000 MARMLS
• 2022-03-08 Contingent — MARMLS
• 2022-03-01 Listed $149,000 MARMLS
• 2019-06-27 Sold (MLS) $108,000 MARMLS
• 2019-05-06 Pending — MARMLS
• 2019-05-02 Relisted — MARMLS
• 2019-04-23 Pending — MARMLS
• 2019-04-01 Listed $119,000 MARMLS
• 2019-01-10 Sold (MLS) $107,500 MARMLS
• 2018-12-24 Pending — MARMLS
• 2018-11-01 Pending — MARMLS
• 2018-10-17 Listed $107,000 MARMLS

Property tax history

+9.5%/yr

Latest (2025): $3,400 · +2.6% YoY. Source: county tax records.