2101 Atlantic Shores Blvd #504 · Hallandale Beach, FL 33009

$235,000

1 bd · 2.0 ba · 1,100 sqft · Condo public records · 245 Days on market

Built 1974 $650/mo HOA · 17% of rent

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Why this score? — see what drove the B- 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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 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

Investors Welcome! Currently rented $2,150.00/mo. with a lease until 04/2026. Nice 2 bedrooms 1 1/2 bathrooms. Building offers pool, tennis courts, one or more parking available on site, park across the street with kids play ground and basketball courts. Close to shopping malls, restaurants and beach. Maintenance includes water, trash, cable, internet and amenities. Building passed its 40-year recertification, association has full reserves.

Key facts

• Tennis courts
• Pool
• Basketball courts

Tags

• POOL
• TENNIS COURTS
• BASKETBALL COURTS
• WALKING DISTANCE TO BEACH
• ASSOCIATION HAS FULL RESERVES

Property features AI

Finance

• Other: Association pool; Association-managed recreation facilities
• HOA & community: Monthly association fee of $650; Association amenities include clubhouse, pool, sauna, tennis courts, elevators, and trash service; Association covers amenities, common areas, cable TV, hot water, insurance, internet, laundry, grounds maintenance, building maintenance, parking, pest control, recreation facilities, roof, sewer, trash, and water

Exterior

• Parking: Has garage; 1 covered parking space; Two or more parking spaces available
• Security: Phone entry
• Utilities: Association-maintained water and sewer; Central power and cooling
• Home design: Condo/attached property; 5-story building; Entry on 5th floor
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Tennis court(s); Screened balcony/porch

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator; Self-cleaning oven
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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.
• Zoned schools: Gulfstream Academy of Hallandale Beach (math 32% / reading 40%, grade F, #1,670 of 2,144 statewide, top 78%, 1,317 students, 73% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 1380 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $3,818/mo this rent would consume 88% 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 $7k 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 245 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $235k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 1974 — 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: 1.62% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.47%
• DSCR: 1.51
• GRM: 5.1

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: -15.1%
• Equity multiple: 0.48×
• Total profit: $-34,010
• Equity at exit: $35,039

10-year hold

• IRR: -15.8%
• Equity multiple: 0.28×
• Total profit: $-47,309
• Equity at exit: $20,319

Cash invested: $65,800 (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: 1380
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,818 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$407 /mo · $4,880/yr
• Insurance: −$98
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$650
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $203

Break-even live

Break-even rent $3,561

Max offer price $235,000

Occupancy floor 90%

Sensitivity live

Price	-10% $336	-5% $269	+0% $203	+5% $136	+10% $70
Rent	-10% $-99	-5% $52	+0% $203	+5% $353	+10% $504
Rate	-1.0pp $321	-0.5pp $262	base $203	+0.5pp $142	+1.0pp $80

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	9d	1	0.29mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	15d	1	0.29mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	26d	1	0.57mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	26d	1	0.57mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	26d	1	0.59mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	26d	1	0.65mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	9d	1	0.66mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	26d	1	0.66mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,900	$3.59	14d	17	0.66mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,600	$3.32	12d	18	0.66mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	26d	1	0.66mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	9d	1	0.66mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	12d	6	0.66mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	16d	7	0.66mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	9d	7	0.66mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	21d	8	0.66mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	26d	1	0.66mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,605	$5.87	0d	1	0.67mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,150	$3.27	0d	1	0.68mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	26d	1	0.68mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	9d	1	0.69mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	6d	1	0.69mi
2201 S Ocean Dr #2001 Hollywood, FL	2.0	2.0	1400	$3,800	$2.71	15d	1	0.69mi
2201 S Ocean Dr #1507 Hollywood, FL	2.0	2.0	1350	$5,000	$3.70	26d	1	0.69mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	7d	2	0.70mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	5d	3	0.70mi
2301 S Ocean Dr #2507 Hollywood, FL	2.0	2.0	1240	$4,300	$3.47	26d	1	0.71mi
2301 S Ocean Dr #2003 Hollywood, FL	2.0	2.0	1400	$5,500	$3.93	26d	1	0.71mi
2301 S Ocean Dr #607 Hollywood, FL	2.0	2.0	1240	$4,000	$3.23	26d	1	0.71mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	26d	6	0.74mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	15d	8	0.74mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	4d	7	0.74mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,432	$4.35	0d	1	0.75mi
1803 S Ocean Dr Unit 1540434P Hollywood, FL	1.0	1.0	796	$5,306	$6.67	0d	1	0.75mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	3d	2	0.75mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$5,000	$4.64	26d	5	0.76mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$4,750	$4.35	26d	3	0.76mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$4,219	$3.94	22d	4	0.76mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL	2.0	1.0–2.0	640	$3,224	$5.04	0d	3	0.76mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	26d	1	0.77mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Likely covers: watertrashinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-31
   days on market $235,000 Active 245 DOM
2. 2025-09-28
   listed $235,000 Active
3. 2011-05-06
   soldstatus $65,000
4. 2010-11-09
   historical
5. 2010-01-14
   listed $220,000
6. 2005-08-12
   soldstatus $154,000
7. 1979-06-01
   soldstatus $47,900

ⓘ 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: $4,880 · $407/mo
• Projected year-2 tax: $4,880 · $407/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 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 27 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: $45,815
• − Mortgage interest: −$13,164
• − Property taxes: −$4,880
• − Insurance: −$6,294
• − Repairs & maintenance: −$3,665
• − Management: −$3,665
• − HOA: −$7,800
• − Depreciation: −$6,836
• Taxable loss: −$489
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $2,549/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

+390.6% since first listed

6 events — show timeline

• 2025-09-28 Listed $235,000 MARMLS
• 2011-05-06 Sold (Public Records) $65,000 Public Records
• 2010-11-09 Listing Removed — Beaches MLS
• 2010-01-14 Listed $220,000 Beaches MLS
• 2005-08-12 Sold (Public Records) $154,000 Public Records
• 1979-06-01 Sold (Public Records) $47,900 Public Records

Property tax history

+7.1%/yr

Latest (2025): $4,880 · +1.6% YoY. Source: county tax records.