1420 Atlantic Shores Blvd #340 · Hallandale Beach, FL 33009

$185,000

1 bd · 1.0 ba · 640 sqft · Condo public records · 221 Days on market

Built 1966 $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 +27.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• 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

TOP FLOOR 1/1 CONDO CLOSE TO THE BEACH. CERAMIC TILE, NEWER A/C COMPRESSOR, NO RENTAL RESTRICTIONS, ALL AGES WELCOME! BRING OFFERS AND LET'S MAKE A DEAL!

Key facts

• Minutes to the beach
• Brand new kitchen
• Low hoa

Tags

• WALKING DISTANCE TO SHOPPING
• WALKING DISTANCE TO DINING
• MINUTES TO THE BEACH
• BRAND NEW KITCHEN
• LOW HOA

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee of $283; Association covers amenities, common area maintenance, structure maintenance, and pool(s); Community amenities include laundry, barbecue, picnic area, and elevator(s)

Exterior

• Parking: One covered parking space; 1-car garage
• Security: Complex fenced
• Utilities: Central heating and cooling
• Home design: Attached property; 3 stories; Entry level: 3
• Construction: Block construction; Effective year built
• Exterior features: Fenced; Complex is fenced

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $2,782/mo this rent would consume 64% 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.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $107k; list at $185k implies a 73% gain — meaningful room to come down on a strong offer.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.50% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.11%
• DSCR: 1.58
• GRM: 5.5

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-695
• Equity at exit: $27,584

10-year hold

• IRR: 5.9%
• Equity multiple: 1.38×
• Total profit: $19,515
• Equity at exit: $15,995

Cash invested: $51,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,782 high
• Mortgage (P&I): −$970
• Tax from tax record: −$302 /mo · $3,621/yr
• Insurance: −$77
• HOA: −$283
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $566

Break-even live

Break-even rent $2,066

Max offer price $185,000

Occupancy floor 75%

Sensitivity live

Price	-10% $671	-5% $618	+0% $566	+5% $513	+10% $461
Rent	-10% $346	-5% $456	+0% $566	+5% $676	+10% $786
Rate	-1.0pp $659	-0.5pp $613	base $566	+0.5pp $518	+1.0pp $469

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	17d	48	0.68mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	5d	2	0.75mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,823	$2.81	0d	63	0.81mi
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	0.92mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL	2.0	1.0–2.0	640	$3,224	$5.04	0d	3	0.93mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	9d	7	1.04mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	21d	8	1.04mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	16d	7	1.04mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	12d	6	1.04mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	26d	9	1.11mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	4d	35	1.12mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,644	$4.14	0d	42	1.14mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,822	$2.59	0d	26	1.30mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	17d	171	1.30mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	17d	25	1.36mi
322 Oregon St Unit 1077064P Hollywood, FL	1.0–3.0	1.0–2.0	780	$2,352	$3.02	0d	2	1.43mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	0d	15	1.49mi
324 Van Buren St Unit 1358006P Hollywood, FL	1.0–2.0	1.0	731	$2,741	$3.75	0d	2	1.49mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-21
   days on market $185,000 Active 221 DOM
2. 2026-06-18
   days on market $185,000 Active 218 DOM
3. 2026-06-17
   days on market $185,000 Active 217 DOM
4. 2026-06-16
   days on market $185,000 Active 216 DOM
5. 2026-06-15
   days on market $185,000 Active 215 DOM
6. 2026-06-13
   days on market $185,000 Active 213 DOM
7. 2026-06-09
   days on market $185,000 Active 209 DOM
8. 2026-06-07
   days on market $185,000 Active 207 DOM
9. 2026-06-04
   days on market $185,000 Active 204 DOM
10. 2026-06-03
    days on market $185,000 Active 203 DOM
11. 2026-06-02
    days on market $185,000 Active 202 DOM
12. 2026-06-01
    days on market $185,000 Active 201 DOM
13. 2026-05-31
    days on market $185,000 Active 200 DOM
14. 2026-02-02
    price $185,000
15. 2025-11-12
    listed $199,999 Active
16. 2025-07-27
    historical $1,700
17. 2025-07-15
    price $1,700
18. 2025-06-14
    listed $1,800
19. 2019-02-07
    soldstatus $107,000
20. 2019-01-28
    soldstatus $107,000 Sold 153-char remark

    Show marketing remark (153 chars)

    TOP FLOOR 1/1 CONDO CLOSE TO THE BEACH. CERAMIC TILE, NEWER A/C COMPRESSOR, NO RENTAL RESTRICTIONS, ALL AGES WELCOME! BRING OFFERS AND LET'S MAKE A DEAL!

21. 2019-01-03
    status Pending 153-char remark

    Show marketing remark (153 chars)

    TOP FLOOR 1/1 CONDO CLOSE TO THE BEACH. CERAMIC TILE, NEWER A/C COMPRESSOR, NO RENTAL RESTRICTIONS, ALL AGES WELCOME! BRING OFFERS AND LET'S MAKE A DEAL!

22. 2018-12-11
    listed $120,000 Active 153-char remark

    Show marketing remark (153 chars)

    TOP FLOOR 1/1 CONDO CLOSE TO THE BEACH. CERAMIC TILE, NEWER A/C COMPRESSOR, NO RENTAL RESTRICTIONS, ALL AGES WELCOME! BRING OFFERS AND LET'S MAKE A DEAL!

23. 1992-08-04
    soldstatus $31,900

ⓘ 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: $3,621 · $302/mo
• Projected year-2 tax: $3,621 · $302/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: $33,385
• − Mortgage interest: −$10,363
• − Property taxes: −$3,621
• − Insurance: −$925
• − Repairs & maintenance: −$2,671
• − Management: −$2,671
• − HOA: −$3,396
• − Depreciation: −$5,382
• Taxable income: $4,356
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $5,744/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

+479.9% since first listed

10 events — show timeline

• 2026-02-02 Price Changed $185,000 MARMLS
• 2025-11-12 Listed $199,999 MARMLS
• 2025-07-27 Rental Removed $1,700 MARMLS
• 2025-07-15 Price Changed $1,700 MARMLS
• 2025-06-14 Listed for Rent $1,800 MARMLS
• 2019-02-07 Sold (Public Records) $107,000 Public Records
• 2019-01-28 Sold (MLS) $107,000 MARMLS
• 2019-01-03 Pending — MARMLS
• 2018-12-11 Listed $120,000 MARMLS
• 1992-08-04 Sold (Public Records) $31,900 Public Records

Property tax history

+8.7%/yr

Latest (2025): $3,621 · +6.9% YoY. Source: county tax records.