1450 Atlantic Shores Blvd #109 · Hallandale Beach, FL 33009

$179,500

1 bd · 1.0 ba · 640 sqft · Condo public records · 161 Days on market

Built 1983 $283/mo HOA · 10% 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 +29.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

INVESTOR DREAM!!!!!! SUPER LOW MAINTENANCE FEE PLUS RENT FROM DAY 1 FOR 1300 A MOUNTS. NO RESTRICTION. UNIT IS READY FOR A NEW TENANTS. PERFECT AREA . 10 MIN FROM SHOPS, PARKS AND A BEACH.

Key facts

• $283 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, hot water, insurance, legal/accounting, pool(s) and trash; Community amenities include clubhouse, laundry, pool and elevators

Exterior

• Parking: 1 covered parking space; 1-car garage
• Home design: Attached property; Entry level 1; Multiple stories
• Construction: Block construction; Resale property
• Exterior features: Barbecue area; Fenced; On golf course; Association pool

Interior

• Kitchen: Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,874/mo this rent would consume 66% 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 161 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $145k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $157,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.52%
• DSCR: 1.69
• GRM: 5.2

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $5,353
• Equity at exit: $26,764

10-year hold

• IRR: 9.3%
• Equity multiple: 1.61×
• Total profit: $30,865
• Equity at exit: $15,520

Cash invested: $50,260 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,874 high
• Mortgage (P&I): −$941
• Tax from tax record: −$321 /mo · $3,855/yr
• Insurance: −$75
• HOA: −$283
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $650

Break-even live

Break-even rent $2,051

Max offer price $179,500

Occupancy floor 72%

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	0.74mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	3d	2	0.77mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	1d	62	0.87mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	1d	2	0.88mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	1d	5	0.89mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	7d	7	0.98mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	19d	8	0.98mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	14d	7	0.98mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	10d	6	0.98mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	24d	9	1.15mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	2d	35	1.15mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,652	$4.15	1d	42	1.17mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,764	$2.54	1d	17	1.33mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	15d	171	1.34mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	15d	25	1.39mi

HOA detail condo

• Monthly dues: $283 · $3,396/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $179,500 Active 161 DOM
2. 2026-06-17
   days on market $179,500 Active 160 DOM
3. 2026-06-16
   days on market $179,500 Active 159 DOM
4. 2026-06-15
   days on market $179,500 Active 158 DOM
5. 2026-06-13
   days on market $179,500 Active 156 DOM
6. 2026-06-09
   days on market $179,500 Active 152 DOM
7. 2026-06-07
   days on market $179,500 Active 150 DOM
8. 2026-06-04
   days on market $179,500 Active 147 DOM
9. 2026-06-03
   days on market $179,500 Active 146 DOM
10. 2026-06-02
    days on market $179,500 Active 145 DOM
11. 2026-06-01
    days on market $179,500 Active 144 DOM
12. 2026-05-31
    days on market $179,500 Active 143 DOM
13. 2026-05-14
    price $1,675
14. 2026-04-22
    price $179,500
15. 2026-04-05
    price $1,750
16. 2026-03-17
    price $180,500
17. 2026-03-13
    listed $1,795
18. 2026-03-13
    price $175,500
19. 2026-02-18
    price $169,500
20. 2026-02-14
    price $172,500
21. 2026-02-12
    price $175,500
22. 2026-02-09
    price $179,500
23. 2026-02-01
    historical $1,795
24. 2026-01-21
    listed $1,795
25. 2026-01-08
    listed $195,500 Active
26. 2025-12-31
    historical
27. 2025-12-23
    historical $1,795
28. 2025-12-18
    listed $1,795
29. 2025-11-05
    historical $1,800
30. 2025-11-05
    price $195,500
31. 2025-11-02
    price $1,800
32. 2025-10-26
    listed $1,750
33. 2025-10-01
    listed $215,000 Active
34. 2021-10-21
    soldstatus $145,000
35. 2021-10-09
    soldstatus $145,000 Closed 188-char remark

    Show marketing remark (188 chars)

    INVESTOR DREAM!!!!!! SUPER LOW MAINTENANCE FEE PLUS RENT FROM DAY 1 FOR 1300 A MOUNTS. NO RESTRICTION. UNIT IS READY FOR A NEW TENANTS. PERFECT AREA . 10 MIN FROM SHOPS, PARKS AND A BEACH.

36. 2021-09-29
    status Pending 188-char remark

    Show marketing remark (188 chars)

    INVESTOR DREAM!!!!!! SUPER LOW MAINTENANCE FEE PLUS RENT FROM DAY 1 FOR 1300 A MOUNTS. NO RESTRICTION. UNIT IS READY FOR A NEW TENANTS. PERFECT AREA . 10 MIN FROM SHOPS, PARKS AND A BEACH.

37. 2021-09-10
    historical Active Under Contract 188-char remark

    Show marketing remark (188 chars)

    INVESTOR DREAM!!!!!! SUPER LOW MAINTENANCE FEE PLUS RENT FROM DAY 1 FOR 1300 A MOUNTS. NO RESTRICTION. UNIT IS READY FOR A NEW TENANTS. PERFECT AREA . 10 MIN FROM SHOPS, PARKS AND A BEACH.

38. 2021-09-07
    listed $145,000 Active 188-char remark

    Show marketing remark (188 chars)

    INVESTOR DREAM!!!!!! SUPER LOW MAINTENANCE FEE PLUS RENT FROM DAY 1 FOR 1300 A MOUNTS. NO RESTRICTION. UNIT IS READY FOR A NEW TENANTS. PERFECT AREA . 10 MIN FROM SHOPS, PARKS AND A BEACH.

39. 2015-07-30
    soldstatus $100,000
40. 2011-03-10
    soldstatus $58,000
41. 1991-11-19
    soldstatus $31,000

ⓘ 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: $3,855 · $321/mo
• Projected year-2 tax: $3,855 · $321/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $34,489
• − Mortgage interest: −$10,055
• − Property taxes: −$3,855
• − Insurance: −$898
• − Repairs & maintenance: −$2,759
• − Management: −$2,759
• − HOA: −$3,396
• − Depreciation: −$5,222
• Taxable income: $5,546
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $6,471/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

-94.6% since first listed

29 events — show timeline

• 2026-05-14 Price Changed $1,675 MARMLS
• 2026-04-22 Price Changed $179,500 MARMLS
• 2026-04-05 Price Changed $1,750 MARMLS
• 2026-03-17 Price Changed $180,500 MARMLS
• 2026-03-13 Listed for Rent $1,795 MARMLS
• 2026-03-13 Price Changed $175,500 MARMLS
• 2026-02-18 Price Changed $169,500 MARMLS
• 2026-02-14 Price Changed $172,500 MARMLS
• 2026-02-12 Price Changed $175,500 MARMLS
• 2026-02-09 Price Changed $179,500 MARMLS
• 2026-02-01 Rental Removed $1,795 MARMLS
• 2026-01-21 Listed for Rent $1,795 MARMLS
• 2026-01-08 Listed $195,500 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-12-23 Rental Removed $1,795 MARMLS
• 2025-12-18 Listed for Rent $1,795 MARMLS
• 2025-11-05 Rental Removed $1,800 MARMLS
• 2025-11-05 Price Changed $195,500 MARMLS
• 2025-11-02 Price Changed $1,800 MARMLS
• 2025-10-26 Listed for Rent $1,750 MARMLS
• 2025-10-01 Listed $215,000 MARMLS
• 2021-10-21 Sold (Public Records) $145,000 Public Records
• 2021-10-09 Sold (MLS) $145,000 MARMLS
• 2021-09-29 Pending — MARMLS
• 2021-09-10 Contingent — MARMLS
• 2021-09-07 Listed $145,000 MARMLS
• 2015-07-30 Sold (Public Records) $100,000 Public Records
• 2011-03-10 Sold (Public Records) $58,000 Public Records
• 1991-11-19 Sold (Public Records) $31,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,855 · +5.4% YoY. Source: county tax records.