330 SW 2nd Ave #3 · Hallandale Beach, FL 33009

$449,000

3 bd · 3.0 ba · 1,892 sqft · Condo public records · 69 Days on market

Built 2005 $555/mo HOA · 14% of rent

---

Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Bright and spacious 3/2.5 townhouse in gated Curci Village. Features 1-car garage plus 2 assignedspaces, washer/dryer, and community pool. Prime Hallandale Beach location near Aventura Mall, Gulfstream Park, dining, and major highways. HOA approval required.

Key facts

• Near gulfstream park
• Near dining
• Community pool

Tags

• GATED CURCI VILLAGE
• COMMUNITY POOL
• NEAR AVENTURA MALL
• NEAR GULFSTREAM PARK
• NEAR DINING
• NEAR MAJOR HIGHWAYS

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Association fee $555 monthly; HOA covers common areas and insurance; Association pool

Exterior

• Parking: Garage (1 covered space); Two or more parking spaces
• Security: Phone entry; Complex fenced; High impact doors
• Utilities: Municipal water; Municipal sewer; Electric service; Central HVAC
• Home design: Attached property; 2 stories; Entry on level 1
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Open patio; Patio; Security/high impact doors; Complex fenced; Phone entry

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; First floor entry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $449k.

Deal economics

• At list price, monthly cash flow is $-562 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $350k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $410k (8.7% below list).
• Recommended offer: $350k (22.1% below list) — sets the bar for cash-flow.

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; 1380 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $4,099/mo this rent would consume 94% 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 $3k of loan paydown is wiped out by about $13k 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 69 days — a 6% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 8y ago; this cycle's ask is 14967% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $235k; list at $449k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $349,807 (22.1% 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. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.91% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.36%
• DSCR: 0.76
• GRM: 9.1

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: -29.0%
• Equity multiple: 0.06×
• Total profit: $-118,365
• Equity at exit: $66,947

10-year hold

• IRR: -48.7%
• Equity multiple: -0.49×
• Total profit: $-187,409
• Equity at exit: $38,821

Cash invested: $125,720 (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: 9.1×

Monthly cashflow live

• Estimated rent: $4,099 high
• Mortgage (P&I): −$2,355
• Tax from tax record: −$703 /mo · $8,437/yr
• Insurance: −$187
• HOA: −$555
• Vacancy / Maint / Mgmt: −$861
• Net cashflow: $-562

Break-even live

Break-even rent $4,810

Max offer price $349,807

Occupancy floor —

Sensitivity live

Price	-10% $-307	-5% $-434	+0% $-562	+5% $-689	+10% $-816
Rent	-10% $-885	-5% $-723	+0% $-562	+5% $-400	+10% $-238
Rate	-1.0pp $-335	-0.5pp $-447	base $-562	+0.5pp $-678	+1.0pp $-796

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,500	$2.60	25d	1	0.09mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,800	$2.77	8d	1	0.09mi
301 SW 5th St Hallandale Beach, FL	2.0	2.0	1792	$4,000	$2.23	21d	1	0.10mi
212 SW 1st Ave Hallandale Beach, FL	4.0	3.0	1800	$10,000	$5.56	25d	1	0.14mi
707 SW 3rd Ave Hallandale Beach, FL	3.0	2.0	1369	$5,500	$4.02	5d	1	0.23mi
211 SE 4th St #3 Hallandale Beach, FL	3.0	2.5	1290	$3,950	$3.06	25d	1	0.31mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$3,675	$3.24	25d	5	0.34mi
232 SW 7th Ave Hallandale Beach, FL	3.0	2.5	1941	$3,900	$2.01	15d	1	0.34mi
232 SW 7th Ave Hallandale Beach, FL	3.0	2.5	1941	$3,700	$1.91	25d	1	0.34mi
644 SW 7th Ct Hallandale Beach, FL	3.0	2.0	1492	$3,800	$2.55	3d	1	0.38mi
223 SW 10th St Hallandale Beach, FL	3.0	3.0	1289	$3,900	$3.03	25d	1	0.43mi
211 SE 9th St Hallandale Beach, FL	4.0	3.0	1540	$4,250	$2.76	25d	1	0.45mi
712 SW 7th Ter Hallandale Beach, FL	4.0	3.0	1356	$4,500	$3.32	21d	1	0.50mi
208 NE 2nd Ave Hallandale Beach, FL	4.0	2.0	1542	$4,650	$3.02	25d	1	0.60mi
839 SW 8th St #1 Hallandale Beach, FL	2.0	1.5	1300	$1,500	$1.15	23d	1	0.62mi
916 SW 10th St Unit 1-3 Hallandale Beach, FL	2.0	1.0	2427	$2,125	$0.88	5d	1	0.74mi
916 SW 10th St Unit 1-3 Hallandale Beach, FL	2.0	1.0	2427	$2,150	$0.89	23d	1	0.74mi
1077 SW 2nd St Unit 2 Hallandale Beach, FL	2.0	1.0	1829	$2,500	$1.37	8d	1	0.83mi
421 W Pembroke Rd Hallandale Beach, FL	4.0	2.0	1250	$3,999	$3.20	25d	1	1.06mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$4,120	$4.10	2d	62	1.08mi
1101 NE 5th St Hallandale Beach, FL	2.0	2.0	2200	$6,200	$2.82	17d	1	1.13mi
841 NW 10th St Hallandale Beach, FL	3.0	2.0	1485	$3,100	$2.09	8d	1	1.17mi
841 NW 10th St Unit 841C Hallandale Beach, FL	3.0	2.0	1585	$3,200	$2.02	21d	1	1.17mi
1124 NE 6th St Hallandale Beach, FL	3.0	2.0	1892	$5,495	$2.90	25d	1	1.18mi
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	23d	1	1.21mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	25d	1	1.31mi
1745 E Hallandale Beach Blvd Ph 05W Hallandale Beach, FL	3.0	3.0	1715	$5,000	$2.92	4d	1	1.33mi
1008 Moffett St Hallandale Beach, FL	4.0	1.0	1500	$5,000	$3.33	25d	1	1.34mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	25d	1	1.37mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	25d	1	1.37mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	15d	1	1.37mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	25d	1	1.37mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	25d	1	1.37mi
468 Golden Isles Dr Unit 202 Hallandale Beach, FL	3.0	2.5	2300	$5,800	$2.52	25d	1	1.40mi
1527 Mayo St Hollywood, FL	4.0	2.0	1462	$4,995	$3.42	15d	1	1.48mi

HOA detail condo

• Monthly dues: $555 · $6,660/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-21
   days on market $449,000 Active 69 DOM
2. 2026-06-03
   days on market $449,000 Active 66 DOM
3. 2026-06-02
   days on market $449,000 Active 65 DOM
4. 2026-06-01
   days on market $449,000 Active 64 DOM
5. 2026-05-31
   days on market $449,000 Active 63 DOM
6. 2026-05-17
   listed $2,980
7. 2026-05-13
   historical $2,980
8. 2026-04-22
   listed $2,980
9. 2026-03-27
   listed $449,000 Active
10. 2026-03-24
    historical
11. 2025-12-06
    price $450,000
12. 2025-11-10
    listed $465,000 Active
13. 2025-09-29
    historical $3,000
14. 2025-09-29
    historical
15. 2025-08-21
    price $470,000
16. 2025-08-15
    price $3,000
17. 2025-07-25
    listed $3,200
18. 2025-07-24
    price $490,000
19. 2025-06-10
    historical $3,200
20. 2025-05-09
    listed $3,200
21. 2025-04-29
    historical $3,200
22. 2025-04-29
    listed $500,000 Active
23. 2025-04-28
    historical
24. 2025-04-27
    listed $3,200
25. 2025-04-23
    historical $3,200
26. 2025-02-24
    listed $500,000 Active
27. 2025-01-22
    listed $3,200
28. 2025-01-22
    historical $3,200
29. 2025-01-19
    listed $3,200
30. 2025-01-15
    historical $3,200
31. 2024-12-11
    listed $3,200
32. 2024-12-11
    historical $3,200
33. 2024-11-10
    listed $3,200
34. 2024-11-10
    historical $3,200
35. 2024-10-22
    price $3,200
36. 2024-10-17
    listed $3,500
37. 2024-10-02
    historical $3,500
38. 2024-08-18
    price $3,500
39. 2024-08-08
    listed $3,800
40. 2018-09-06
    historical
41. 2018-07-08
    listed $289,000 Active
42. 2015-12-14
    soldstatus $235,000

ⓘ 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: $8,437 · $703/mo
• Projected year-2 tax: $8,437 · $703/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 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,189
• − Mortgage interest: −$25,151
• − Property taxes: −$8,437
• − Insurance: −$2,245
• − Repairs & maintenance: −$3,935
• − Management: −$3,935
• − HOA: −$6,660
• − Depreciation: −$13,062
• Taxable loss: −$14,236
• Est. tax savings @ 24.0%: +$3,417
• After-tax cash flow: $-3,321/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

-98.7% since first listed

37 events — show timeline

• 2026-05-17 Listed for Rent $2,980 Avail
• 2026-05-13 Rental Removed $2,980 MARMLS
• 2026-04-22 Listed for Rent $2,980 MARMLS
• 2026-03-27 Listed $449,000 MARMLS
• 2026-03-24 Listing Removed — MARMLS
• 2025-12-06 Price Changed $450,000 MARMLS
• 2025-11-10 Listed $465,000 MARMLS
• 2025-09-29 Rental Removed $3,000 MARMLS
• 2025-09-29 Listing Removed — MARMLS
• 2025-08-21 Price Changed $470,000 MARMLS
• 2025-08-15 Price Changed $3,000 MARMLS
• 2025-07-25 Listed for Rent $3,200 MARMLS
• 2025-07-24 Price Changed $490,000 MARMLS
• 2025-06-10 Rental Removed $3,200 Avail
• 2025-05-09 Listed for Rent $3,200 Avail
• 2025-04-29 Rental Removed $3,200 Avail
• 2025-04-29 Listed $500,000 MARMLS
• 2025-04-28 Listing Removed — MARMLS
• 2025-04-27 Listed for Rent $3,200 Avail
• 2025-04-23 Rental Removed $3,200 MARMLS
• 2025-02-24 Listed $500,000 MARMLS
• 2025-01-22 Listed for Rent $3,200 MARMLS
• 2025-01-22 Rental Removed $3,200 Avail
• 2025-01-19 Listed for Rent $3,200 Avail
• 2025-01-15 Rental Removed $3,200 MARMLS
• 2024-12-11 Listed for Rent $3,200 MARMLS
• 2024-12-11 Rental Removed $3,200 Avail
• 2024-11-10 Listed for Rent $3,200 Avail
• 2024-11-10 Rental Removed $3,200 MARMLS
• 2024-10-22 Price Changed $3,200 MARMLS
• 2024-10-17 Listed for Rent $3,500 MARMLS
• 2024-10-02 Rental Removed $3,500 MARMLS
• 2024-08-18 Price Changed $3,500 MARMLS
• 2024-08-08 Listed for Rent $3,800 MARMLS
• 2018-09-06 Listing Removed — MARMLS
• 2018-07-08 Listed $289,000 MARMLS
• 2015-12-14 Sold (Public Records) $235,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $8,437 · +9.4% YoY. Source: county tax records.