2500 Parkview Dr · Hallandale Beach, FL 33009

$335,000

2 bd · 2.0 ba · 1,280 sqft · MultiFamily · 6 Days on market

Built 1982

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Gorgeous marina view from a spacious private terrace in the Olympus complex. Marble floors, spacious with 3 walk in closets and additional storage space. Covered parking (1 space), State of the art gym, 2 swimming pools, 8 tennis courts, sauna, and BBQ park. Other amenities include Billiards Room, 24-hour Concierge and Security, Vale, Car Wash, Shuttle Bus, Library, Boat rental spaces. Flexible lease term. Unfurnished. Safe neighborhood surrounded by lakes and green spaces. 5-min walk to a lake and park. 15-min walk to shopping plazas and beach. Recently renovated ceiling, floors and wall paining.

Key facts

• Heated pools
• Fitness center
• Yoga studio

Tags

• HEATED POOLS
• FITNESS CENTER
• YOGA STUDIO
• SAUNAS
• LIBRARY
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $335k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Cap rate 9.8% 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 $4,177/mo this rent would consume 96% 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 27 sale attempts since 19y ago; this cycle's ask is 16% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $335,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 6.7

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-28,942
• Equity at exit: $49,950

10-year hold

• IRR: -3.5%
• Equity multiple: 0.80×
• Total profit: $-19,152
• Equity at exit: $28,965

Cash invested: $93,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $4,177 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$877
• Net cashflow: $558

Break-even live

Break-even rent $3,470

Max offer price $335,000

Occupancy floor 82%

Sensitivity live

Price	-10% $790	-5% $674	+0% $558	+5% $442	+10% $327
Rent	-10% $228	-5% $393	+0% $558	+5% $723	+10% $888
Rate	-1.0pp $727	-0.5pp $643	base $558	+0.5pp $471	+1.0pp $383

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Parkview Dr #1112 Hallandale Beach, FL	2.0	2.0	1580	$3,800	$2.41	26d	1	0.01mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	15d	1	0.01mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	9d	1	0.01mi
2753 S Parkview Dr Hallandale Beach, FL	2.0	2.0	1680	$3,699	$2.20	19d	1	0.14mi
513 Leslie Dr #513 Hallandale Beach, FL	3.0	2.0	1624	$5,250	$3.23	26d	1	0.16mi
523 Leslie Dr Hallandale Beach, FL	3.0	2.0	1624	$4,950	$3.05	26d	1	0.17mi
825 NE 26th Ave Hallandale Beach, FL	3.0	2.0	1844	$4,200	$2.28	26d	1	0.20mi
1001 Three Islands Blvd #331 Hallandale Beach, FL	3.0	2.5	1750	$3,780	$2.16	0d	1	0.29mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	9d	1	0.41mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	6d	1	0.41mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	5d	3	0.42mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	7d	2	0.42mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.5	1784	$7,750	$4.34	13d	1	0.43mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.0	1784	$7,500	$4.20	3d	1	0.43mi
1529 Shoreline Way Hollywood, FL	3.0	2.5	1784	$7,500	$4.20	9d	1	0.43mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	14d	17	0.45mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	12d	18	0.45mi
3101 S Ocean Dr #1904 Hollywood, FL	2.0	2.5	1733	$5,500	$3.17	23d	1	0.45mi
3101 S Ocean Dr #1504 Hollywood, FL	2.0	2.5	1733	$7,500	$4.33	26d	1	0.45mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	26d	6	0.48mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	15d	8	0.48mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	4d	7	0.48mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,432	$4.35	0d	1	0.48mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	26d	1	0.48mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	9d	1	0.48mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	26d	1	0.48mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	26d	1	0.48mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	26d	5	0.48mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$4,219	$5.00	3d	2	0.50mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	26d	1	0.50mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	16d	1	0.50mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	26d	1	0.50mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	19d	1	0.50mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	9d	1	0.50mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	9d	1	0.50mi
4010 S Ocean Dr Unit 1227249P Hollywood, FL	1.0–3.0	1.5–2.5	1140	$5,730	$5.02	0d	3	0.50mi
4010 S Ocean Dr Unit R1108 Hollywood, FL	3.0	2.5	1361	$12,999	$9.55	26d	1	0.50mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	26d	1	0.50mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	26d	1	0.50mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	5d	1	0.50mi

Listing history 50 events

1. 2026-06-21
   days on market $335,000 Active 6 DOM
2. 2026-06-18
   days on market $335,000 Active 3 DOM
3. 2026-06-17
   days on market $335,000 Active 2 DOM
4. 2026-06-16
   pricedays on marketlisting id $335,000 Active 1 DOM
5. 2026-06-15
   days on market $340,000 Active 219 DOM
6. 2026-06-13
   days on market $340,000 Active 217 DOM
7. 2026-06-09
   days on market $340,000 Active 213 DOM
8. 2026-06-07
   days on market $340,000 Active 211 DOM
9. 2026-06-04
   days on market $340,000 Active 208 DOM
10. 2026-06-03
    days on market $340,000 Active 207 DOM
11. 2026-06-02
    days on market $340,000 Active 206 DOM
12. 2026-06-01
    days on market $340,000 Active 205 DOM
13. 2026-05-31
    days on market $340,000 Active 204 DOM
14. 2026-04-23
    listed $289,000 Active
15. 2026-04-23
    historical
16. 2026-03-14
    listed $3,100
17. 2026-03-14
    listed $1,800
18. 2026-01-01
    historical $1,800
19. 2025-11-26
    listed $1,800
20. 2025-11-09
    price $340,000
21. 2025-11-08
    listed $2,500 Active
22. 2025-04-19
    historical $2,000
23. 2025-03-16
    listed $2,000
24. 2025-03-04
    historical $2,000
25. 2025-02-17
    listed $2,000
26. 2025-01-25
    historical $2,000
27. 2025-01-16
    historical $2,000
28. 2025-01-15
    historical $2,000
29. 2025-01-07
    listed $2,000
30. 2025-01-07
    listed $2,100
31. 2024-12-12
    listed $2,100
32. 2024-12-12
    historical $2,350
33. 2024-12-08
    listed $2,350
34. 2024-10-17
    historical $3,200
35. 2024-10-03
    listed $3,200
36. 2024-09-17
    historical $2,150
37. 2024-09-17
    listed $2,150
38. 2024-04-26
    historical $2,800
39. 2024-04-10
    listed $2,800
40. 2024-04-10
    historical $2,800
41. 2024-03-31
    listed $2,800
42. 2024-03-31
    historical $2,800
43. 2024-03-30
    listed $2,800
44. 2024-03-22
    historical $3,500
45. 2024-03-05
    listed $3,500
46. 2024-02-23
    historical $3,500
47. 2024-01-15
    historical $3,500
48. 2024-01-15
    listed $3,500
49. 2023-12-21
    listed $3,500
50. 2022-12-29
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 24 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: $50,123
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$6,794
• − Repairs & maintenance: −$4,010
• − Management: −$4,010
• − Depreciation: −$9,745
• Taxable income: $1,774
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $6,272/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

+20.9% since first listed

58 events — show timeline

• 2026-04-23 Listing Removed — MARMLS
• 2026-04-23 Listed $289,000 MARMLS
• 2026-03-14 Listed for Rent $3,100 SHOWMOJO
• 2026-03-14 Listed for Rent $1,800 SHOWMOJO
• 2026-01-01 Rental Removed $1,800 SHOWMOJO
• 2025-11-26 Listed for Rent $1,800 SHOWMOJO
• 2025-11-09 Price Changed $340,000 ForSaleByOwner.com
• 2025-11-08 Listed $2,500 ForSaleByOwner.com
• 2025-04-19 Rental Removed $2,000 TURBOTENANT
• 2025-03-16 Listed for Rent $2,000 TURBOTENANT
• 2025-03-04 Rental Removed $2,000 TURBOTENANT
• 2025-02-17 Listed for Rent $2,000 TURBOTENANT
• 2025-01-25 Rental Removed $2,000 TURBOTENANT
• 2025-01-16 Rental Removed $2,000 MARMLS
• 2025-01-15 Rental Removed $2,000 MARMLS
• 2025-01-07 Listed for Rent $2,000 MARMLS
• 2025-01-07 Listed for Rent $2,100 TURBOTENANT
• 2024-12-12 Listed for Rent $2,100 MARMLS
• 2024-12-12 Rental Removed $2,350 LISTANZA
• 2024-12-08 Listed for Rent $2,350 LISTANZA
• 2024-10-17 Rental Removed $3,200 RENTALBEAST
• 2024-10-03 Listed for Rent $3,200 RENTALBEAST
• 2024-09-17 Rental Removed $2,150 TURBOTENANT
• 2024-09-17 Listed for Rent $2,150 TURBOTENANT
• 2024-04-26 Rental Removed $2,800 TURBOTENANT
• 2024-04-10 Listed for Rent $2,800 TURBOTENANT
• 2024-04-10 Rental Removed $2,800 APPFOLIO
• 2024-03-31 Listed for Rent $2,800 APPFOLIO
• 2024-03-31 Rental Removed $2,800 TURBOTENANT
• 2024-03-30 Listed for Rent $2,800 TURBOTENANT
• 2024-03-22 Rental Removed $3,500 REALLYO
• 2024-03-05 Listed for Rent $3,500 REALLYO
• 2024-02-23 Rental Removed $3,500 REALLYO
• 2024-01-15 Rental Removed $3,500 VLS
• 2024-01-15 Listed for Rent $3,500 REALLYO
• 2023-12-21 Listed for Rent $3,500 VLS
• 2022-12-29 Listing Removed — MARMLS
• 2022-12-29 Listing Removed — MARMLS
• 2022-12-01 Rental Removed — RMLSFL
• 2022-09-15 Listed $595,000 MARMLS
• 2022-09-07 Price Changed $625,000 MARMLS
• 2022-07-11 Listed $615,000 MARMLS
• 2022-04-05 Sold (MLS) $485,000 MARMLS
• 2022-03-30 Pending — MARMLS
• 2022-03-30 Listed $485,000 MARMLS
• 2021-03-19 Listing Removed — MARMLS
• 2021-02-05 Listing Removed — MARMLS
• 2021-01-19 Listed $948,888 MARMLS
• 2020-12-28 Price Changed $948,888 MARMLS
• 2020-12-12 Price Changed $950,000 MARMLS
• 2020-08-17 Price Changed $985,000 MARMLS
• 2020-08-12 Listed $1,050,000 MARMLS
• 2018-07-05 Listing Removed — MARMLS
• 2018-07-05 Listing Removed — MARMLS
• 2018-07-04 Listed $199,900 MARMLS
• 2018-07-04 Listed $209,900 MARMLS
• 2008-03-19 Listing Removed — Beaches MLS
• 2007-03-19 Listed $239,000 Beaches MLS