1445 Atlantic Shores Blvd #102 · Hallandale Beach, FL 33009

$299,000

2 bd · 2.0 ba · 1,027 sqft · Condo public records · 562 Days on market

Built 1970 $724/mo HOA · 18% of rent

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Why this score? — see what drove the C 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 +20.4/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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

Spacious 2 bedroom 2 bath condo is situated in the heart of Hallandale. The building is located on the prestigious Diplomat golf course, minutes from the beach, houses of worship, shopping, and more. Convenient first floor entry and covered parking space under the building add value. The master bath and master bedroom flooring have been recently updated. The Association says this is a 55+ community.

Key facts

• $724 HOA
• Garage
• Community pool

Tags

• HIGH-IMPACT WINDOWS AND DOORS

Property features AI

Finance

• Financial info: Lease considered; Pets not allowed
• HOA & community: Monthly association fee; Association amenities include billiard room, clubhouse, and pool; Association covers amenities, cable TV, parking, pest control, pool(s), and trash; Senior community

Exterior

• Parking: Covered guest parking; 1 garage space
• Security: Closed-circuit cameras; Secured lobby
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony/porch; Security/high-impact doors; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Electric heating
• Interior features: First-floor entry; Bedroom on main level; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,965/mo this rent would consume 91% 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 $9k 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 562 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $102k; list at $299k implies a 193% gain — meaningful room to come down on a strong offer.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 562 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 1970 — 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: 1.33% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 6.3

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-33,244
• Equity at exit: $44,582

10-year hold

• IRR: -7.5%
• Equity multiple: 0.59×
• Total profit: $-34,133
• Equity at exit: $25,852

Cash invested: $83,720 (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: 1373
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,965 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$327 /mo · $3,927/yr
• Insurance: −$125
• HOA: −$724
• Vacancy / Maint / Mgmt: −$833
• Net cashflow: $388

Break-even live

Break-even rent $3,473

Max offer price $299,000

Occupancy floor 85%

Sensitivity live

Price	-10% $557	-5% $473	+0% $388	+5% $304	+10% $219
Rent	-10% $75	-5% $232	+0% $388	+5% $545	+10% $701
Rate	-1.0pp $539	-0.5pp $464	base $388	+0.5pp $311	+1.0pp $232

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	22d	1	0.31mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	25d	1	0.34mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	25d	1	0.38mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	12d	1	0.47mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	6d	1	0.47mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	25d	1	0.47mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	14d	1	0.55mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	8d	1	0.55mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	25d	1	0.58mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	25d	1	0.58mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	25d	1	0.60mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	25d	1	0.60mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	15d	1	0.60mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	25d	1	0.66mi
1403 Adams St Unit 1403 Hollywood, FL	3.0	2.0	1459	$4,200	$2.88	25d	1	0.66mi
1403 Adams St Hollywood, FL	3.0	2.0	1459	$4,500	$3.08	25d	1	0.66mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$2,765	$2.84	16d	48	0.77mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	4d	2	0.84mi
110 N Federal Hwy #1401 Hallandale Beach, FL	2.0	2.0	1220	$3,999	$3.28	8d	1	0.84mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,480	$3.46	2d	62	0.87mi
1715 Jefferson St Hollywood, FL	3.0	2.0	1479	$4,200	$2.84	22d	1	0.88mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$4,219	$5.00	2d	2	0.93mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	21d	4	0.94mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$5,495	$5.44	2d	5	0.94mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	25d	3	0.94mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	8d	1	0.94mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	5d	1	0.94mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	25d	1	0.94mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	25d	1	0.94mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	25d	1	0.94mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	4d	3	0.95mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	6d	2	0.95mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	13d	17	0.96mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	11d	18	0.96mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	25d	1	0.96mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	8d	1	0.97mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	8d	1	0.97mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	25d	1	0.97mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	25d	1	0.97mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,827	$6.15	3d	1	0.97mi

HOA detail condo

• Monthly dues: $724 · $8,688/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $299,000 Active 562 DOM
2. 2026-06-17
   days on market $299,000 Active 561 DOM
3. 2026-06-16
   days on market $299,000 Active 560 DOM
4. 2026-06-15
   days on market $299,000 Active 559 DOM
5. 2026-06-13
   days on market $299,000 Active 557 DOM
6. 2026-06-09
   days on market $299,000 Active 553 DOM
7. 2026-06-07
   days on market $299,000 Active 551 DOM
8. 2026-06-04
   days on market $299,000 Active 548 DOM
9. 2026-06-03
   days on market $299,000 Active 547 DOM
10. 2026-06-02
    days on market $299,000 Active 546 DOM
11. 2026-06-01
    days on market $299,000 Active 545 DOM
12. 2026-05-31
    days on market $299,000 Active 544 DOM
13. 2025-09-01
    status Active
14. 2025-08-31
    historical
15. 2025-01-22
    historical $2,100
16. 2024-12-28
    price $2,100
17. 2024-12-03
    price $299,000
18. 2024-12-02
    listed $29,900 Active
19. 2024-11-27
    price $2,300
20. 2024-10-26
    listed $2,500
21. 2024-04-08
    historical $2,150
22. 2024-04-03
    price $2,150
23. 2024-02-23
    price $2,250
24. 2024-02-14
    listed $2,400
25. 2024-01-29
    historical $2,400
26. 2024-01-09
    listed $2,400
27. 2015-11-19
    soldstatus $102,000 Sold 403-char remark

    Show marketing remark (403 chars)

    Spacious 2 bedroom 2 bath condo is situated in the heart of Hallandale. The building is located on the prestigious Diplomat golf course, minutes from the beach, houses of worship, shopping, and more. Convenient first floor entry and covered parking space under the building add value. The master bath and master bedroom flooring have been recently updated. The Association says this is a 55+ community.

28. 2015-11-16
    soldstatus $102,000
29. 2015-11-04
    status Pending 403-char remark

    Show marketing remark (403 chars)

    Spacious 2 bedroom 2 bath condo is situated in the heart of Hallandale. The building is located on the prestigious Diplomat golf course, minutes from the beach, houses of worship, shopping, and more. Convenient first floor entry and covered parking space under the building add value. The master bath and master bedroom flooring have been recently updated. The Association says this is a 55+ community.

30. 2015-10-23
    status Active 403-char remark

    Show marketing remark (403 chars)

    Spacious 2 bedroom 2 bath condo is situated in the heart of Hallandale. The building is located on the prestigious Diplomat golf course, minutes from the beach, houses of worship, shopping, and more. Convenient first floor entry and covered parking space under the building add value. The master bath and master bedroom flooring have been recently updated. The Association says this is a 55+ community.

31. 2015-09-08
    status Pending 403-char remark

    Show marketing remark (403 chars)

    Spacious 2 bedroom 2 bath condo is situated in the heart of Hallandale. The building is located on the prestigious Diplomat golf course, minutes from the beach, houses of worship, shopping, and more. Convenient first floor entry and covered parking space under the building add value. The master bath and master bedroom flooring have been recently updated. The Association says this is a 55+ community.

32. 2015-05-01
    price $109,000 403-char remark

    Show marketing remark (403 chars)

    Spacious 2 bedroom 2 bath condo is situated in the heart of Hallandale. The building is located on the prestigious Diplomat golf course, minutes from the beach, houses of worship, shopping, and more. Convenient first floor entry and covered parking space under the building add value. The master bath and master bedroom flooring have been recently updated. The Association says this is a 55+ community.

33. 2015-02-09
    price $119,900 403-char remark

    Show marketing remark (403 chars)

    Spacious 2 bedroom 2 bath condo is situated in the heart of Hallandale. The building is located on the prestigious Diplomat golf course, minutes from the beach, houses of worship, shopping, and more. Convenient first floor entry and covered parking space under the building add value. The master bath and master bedroom flooring have been recently updated. The Association says this is a 55+ community.

34. 2015-01-09
    price $124,900 403-char remark

    Show marketing remark (403 chars)

    Spacious 2 bedroom 2 bath condo is situated in the heart of Hallandale. The building is located on the prestigious Diplomat golf course, minutes from the beach, houses of worship, shopping, and more. Convenient first floor entry and covered parking space under the building add value. The master bath and master bedroom flooring have been recently updated. The Association says this is a 55+ community.

35. 2014-09-15
    price $134,000 403-char remark

    Show marketing remark (403 chars)

    Spacious 2 bedroom 2 bath condo is situated in the heart of Hallandale. The building is located on the prestigious Diplomat golf course, minutes from the beach, houses of worship, shopping, and more. Convenient first floor entry and covered parking space under the building add value. The master bath and master bedroom flooring have been recently updated. The Association says this is a 55+ community.

36. 2014-08-14
    listed $144,900 Active 403-char remark

    Show marketing remark (403 chars)

    Spacious 2 bedroom 2 bath condo is situated in the heart of Hallandale. The building is located on the prestigious Diplomat golf course, minutes from the beach, houses of worship, shopping, and more. Convenient first floor entry and covered parking space under the building add value. The master bath and master bedroom flooring have been recently updated. The Association says this is a 55+ community.

37. 1993-12-23
    soldstatus $47,500
38. 1972-02-01
    soldstatus $25,200

ⓘ 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: $3,927 · $327/mo
• Projected year-2 tax: $3,927 · $327/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: $47,575
• − Mortgage interest: −$16,749
• − Property taxes: −$3,927
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,806
• − Management: −$3,806
• − HOA: −$8,688
• − Depreciation: −$8,698
• Taxable income: $407
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $4,561/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

-91.7% since first listed

26 events — show timeline

• 2025-09-01 Relisted — MARMLS
• 2025-08-31 Listing Removed — MARMLS
• 2025-01-22 Rental Removed $2,100 MARMLS
• 2024-12-28 Price Changed $2,100 MARMLS
• 2024-12-03 Price Changed $299,000 MARMLS
• 2024-12-02 Listed $29,900 MARMLS
• 2024-11-27 Price Changed $2,300 MARMLS
• 2024-10-26 Listed for Rent $2,500 MARMLS
• 2024-04-08 Rental Removed $2,150 MARMLS
• 2024-04-03 Price Changed $2,150 MARMLS
• 2024-02-23 Price Changed $2,250 MARMLS
• 2024-02-14 Listed for Rent $2,400 MARMLS
• 2024-01-29 Rental Removed $2,400 MARMLS
• 2024-01-09 Listed for Rent $2,400 MARMLS
• 2015-11-19 Sold (MLS) $102,000 MARMLS
• 2015-11-16 Sold (Public Records) $102,000 Public Records
• 2015-11-04 Pending — MARMLS
• 2015-10-23 Relisted — MARMLS
• 2015-09-08 Pending — MARMLS
• 2015-05-01 Price Changed $109,000 MARMLS
• 2015-02-09 Price Changed $119,900 MARMLS
• 2015-01-09 Price Changed $124,900 MARMLS
• 2014-09-15 Price Changed $134,000 MARMLS
• 2014-08-14 Listed $144,900 MARMLS
• 1993-12-23 Sold (Public Records) $47,500 Public Records
• 1972-02-01 Sold (Public Records) $25,200 Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,927 · +5.6% YoY. Source: county tax records.