800 Parkview Dr #506 · Hallandale Beach, FL 33009

$199,500

2 bd · 2.0 ba · 915 sqft · Condo public records · 31 Days on market

Built 1977 $610/mo HOA · 12% 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 +30.0/30.0
• 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

NICE 1 BED + SMALL DEN AND 1/ 1/2 BATHS. PORCELAIN FLOORS, INTRACOASTAL AND PART OF OCEAN VIEW, LOW MAINTENANCE WICH INCLUDES INSURANCE, CABLE, WI-FI, WATER, HOT WATER, 24 HOURS SECURITY, LAUNDRY FACILTY, TENNIS, POOL, JACUZZI, GYM, PARTY ROOM, LIBRARY, BILLARD AND GAME ROOM, GREAT LOCATION, 5 MIN TO BEACH, 10 MIN TO CASINO AND AVENTURA MALL. FIRPTA SIGN REQUIRED

Key facts

• Porcelain floors
• Waterfront pool
• $610 HOA

Tags

• PICTURE-PERFECT VIEWS
• FLOOR-TO-CEILING WINDOWS
• UPDATED SS KITCHEN APPLIANCES
• PORCELAIN FLOORS
• NEWLY REFINISHED BATHTUB
• WATERFRONT POOL

Property features AI

Finance

• Financial info: Pets allowed with conditions; restrictions may apply
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, billiard room, elevator(s), laundry, barbecue/picnic area, pool, tennis court(s), and recreation facilities; Association services include management, common area maintenance, cable TV, hot water, internet, laundry, parking, security, trash, and water

Exterior

• Parking: Assigned parking (one space); Guest parking
• Security: Key card entry; Security guard
• Utilities: Cable available
• Home design: Condominium in a 10-story building; Entry level: 5; Has property attached
• Construction: Block construction; Resale property
• Exterior features: Patio; Barbecue area; Tennis court(s); Association pool; Exterior lighting; Intracoastal access; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Custom mirrors; Walk-in closet(s); Elevator; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $4,881/mo this rent would consume 112% 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 $6k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; 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 $193,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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: 2.45% ✓
• Cap rate: 16.48%
• Cash-on-cash: 36.37%
• DSCR: 2.62
• GRM: 3.4

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: 17.1%
• Equity multiple: 1.66×
• Total profit: $36,833
• Equity at exit: $29,746

10-year hold

• IRR: 22.9%
• Equity multiple: 2.63×
• Total profit: $91,280
• Equity at exit: $17,249

Cash invested: $55,860 (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: 3.4×

Monthly cashflow live

• Estimated rent: $4,881 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$424 /mo · $5,088/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$610
• Vacancy / Maint / Mgmt: −$1,025
• Net cashflow: $1,266

Break-even live

Break-even rent $3,278

Max offer price $199,500

Occupancy floor 69%

Sensitivity live

Price	-10% $1,379	-5% $1,323	+0% $1,266	+5% $1,210	+10% $1,153
Rent	-10% $881	-5% $1,073	+0% $1,266	+5% $1,459	+10% $1,652
Rate	-1.0pp $1,367	-0.5pp $1,317	base $1,266	+0.5pp $1,215	+1.0pp $1,162

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	11d	18	0.23mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	14d	17	0.23mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,605	$5.87	0d	1	0.24mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	8d	7	0.27mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	20d	8	0.27mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	11d	6	0.27mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	15d	7	0.27mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	3d	7	0.39mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	15d	8	0.39mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	0d	1	0.44mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	25d	1	0.44mi
1803 S Ocean Dr Unit 1540434P Hollywood, FL	1.0	1.0	796	$5,306	$6.67	0d	1	0.49mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	25d	1	0.50mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	25d	1	0.50mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	25d	1	0.50mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$3,820	$3.62	3d	2	0.50mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	4d	1	0.50mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	4d	1	0.50mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	25d	5	0.55mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	23d	4	0.55mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	25d	3	0.55mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	23d	1	0.55mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	8d	1	0.55mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	25d	1	0.55mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	25d	1	0.55mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	25d	1	0.55mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	8d	1	0.55mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	4d	1	0.55mi
4010 S Ocean Dr Unit 1227249P Hollywood, FL	1.0–3.0	1.5–2.5	1140	$5,730	$5.02	0d	3	0.55mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	4d	2	0.58mi
4111 S Ocean Dr Unit 1557596P Hollywood, FL	1.0	1.0	796	$5,356	$6.73	8d	1	0.58mi
4111 S Ocean Dr #1810 Hollywood, FL	1.0	1.0	1000	$5,500	$5.50	25d	1	0.58mi
4111 S Ocean Dr Unit 1022174P Hollywood, FL	1.0	1.0	850	$4,166	$4.90	0d	1	0.58mi
4111 S Ocean Dr Unit 1296213P Hollywood, FL	1.0–3.0	1.0–3.0	1248	$7,821	$6.27	0d	3	0.58mi
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	0.63mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	25d	1	0.63mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	25d	1	0.63mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	25d	1	0.63mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	25d	3	0.63mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	21d	4	0.63mi

HOA detail condo

• Monthly dues: $610 · $7,320/yr
• Likely covers: waterinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-05-16
   status Pending
2. 2026-05-12
   historical Active Under Contract
3. 2026-04-29
   price $199,500
4. 2026-04-24
   price $205,000
5. 2026-04-21
   price $209,000
6. 2026-04-14
   listed $219,000 Active
7. 2022-06-07
   soldstatus $240,000
8. 2022-06-03
   soldstatus $240,000 Closed 365-char remark

   Show marketing remark (365 chars)

   NICE 1 BED + SMALL DEN AND 1/ 1/2 BATHS. PORCELAIN FLOORS, INTRACOASTAL AND PART OF OCEAN VIEW, LOW MAINTENANCE WICH INCLUDES INSURANCE, CABLE, WI-FI, WATER, HOT WATER, 24 HOURS SECURITY, LAUNDRY FACILTY, TENNIS, POOL, JACUZZI, GYM, PARTY ROOM, LIBRARY, BILLARD AND GAME ROOM, GREAT LOCATION, 5 MIN TO BEACH, 10 MIN TO CASINO AND AVENTURA MALL. FIRPTA SIGN REQUIRED

9. 2022-04-06
   historical Active Under Contract 365-char remark

   Show marketing remark (365 chars)

   NICE 1 BED + SMALL DEN AND 1/ 1/2 BATHS. PORCELAIN FLOORS, INTRACOASTAL AND PART OF OCEAN VIEW, LOW MAINTENANCE WICH INCLUDES INSURANCE, CABLE, WI-FI, WATER, HOT WATER, 24 HOURS SECURITY, LAUNDRY FACILTY, TENNIS, POOL, JACUZZI, GYM, PARTY ROOM, LIBRARY, BILLARD AND GAME ROOM, GREAT LOCATION, 5 MIN TO BEACH, 10 MIN TO CASINO AND AVENTURA MALL. FIRPTA SIGN REQUIRED

10. 2022-03-28
    listed $235,000 Active 365-char remark

    Show marketing remark (365 chars)

    NICE 1 BED + SMALL DEN AND 1/ 1/2 BATHS. PORCELAIN FLOORS, INTRACOASTAL AND PART OF OCEAN VIEW, LOW MAINTENANCE WICH INCLUDES INSURANCE, CABLE, WI-FI, WATER, HOT WATER, 24 HOURS SECURITY, LAUNDRY FACILTY, TENNIS, POOL, JACUZZI, GYM, PARTY ROOM, LIBRARY, BILLARD AND GAME ROOM, GREAT LOCATION, 5 MIN TO BEACH, 10 MIN TO CASINO AND AVENTURA MALL. FIRPTA SIGN REQUIRED

11. 2014-04-04
    soldstatus $165,000
12. 2014-04-03
    soldstatus $165,000 Sold
13. 2014-01-18
    historical
14. 2013-12-05
    price $169,999
15. 2013-10-16
    price $174,499
16. 2013-09-16
    listed $179,900 Active
17. 2013-08-11
    historical
18. 2013-07-22
    status Backup Contract
19. 2013-07-07
    status Pending
20. 2013-05-29
    soldstatus $115,000
21. 1979-08-01
    soldstatus $62,900

ⓘ 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: $5,088 · $424/mo
• Projected year-2 tax: $5,088 · $424/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: $58,574
• − Mortgage interest: −$11,175
• − Property taxes: −$5,088
• − Insurance: −$6,116
• − Repairs & maintenance: −$4,686
• − Management: −$4,686
• − HOA: −$7,320
• − Depreciation: −$5,804
• Taxable income: $13,699
• Est. tax owed @ 24.0%: −$3,288
• After-tax cash flow: $11,907/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

+217.2% since first listed

21 events — show timeline

• 2026-05-16 Pending — MARMLS
• 2026-05-12 Contingent — MARMLS
• 2026-04-29 Price Changed $199,500 MARMLS
• 2026-04-24 Price Changed $205,000 MARMLS
• 2026-04-21 Price Changed $209,000 MARMLS
• 2026-04-14 Listed $219,000 MARMLS
• 2022-06-07 Sold (Public Records) $240,000 Public Records
• 2022-06-03 Sold (MLS) $240,000 MARMLS
• 2022-04-06 Contingent — MARMLS
• 2022-03-28 Listed $235,000 MARMLS
• 2014-04-04 Sold (Public Records) $165,000 Public Records
• 2014-04-03 Sold (MLS) $165,000 MARMLS
• 2014-01-18 Listing Removed — MARMLS
• 2013-12-05 Price Changed $169,999 MARMLS
• 2013-10-16 Price Changed $174,499 MARMLS
• 2013-09-16 Listed $179,900 MARMLS
• 2013-08-11 Listing Removed — MARMLS
• 2013-07-22 Relisted — MARMLS
• 2013-07-07 Pending — MARMLS
• 2013-05-29 Sold (Public Records) $115,000 Public Records
• 1979-08-01 Sold (Public Records) $62,900 Public Records

Property tax history

+19.5%/yr

Latest (2025): $5,088 · -4.2% YoY. Source: county tax records.