734 NW 1st St · Hallandale Beach, FL 33009

$349,000

3 bd · 1.0 ba · 1,267 sqft · SingleFamily public records · 42 Days on market

Built 1955 6,750 sqft lot Est $419k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• 1% rule +4.7/10.0
• DSCR +4.2/10.0
• 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

Welcome to Hallandale Beach. Just minutes from Gulfstream Park, Big Easy Casino, Aventura Mall, and the beautiful beaches of Hallandale and Hollywood, this home provides easy access to top attractions, shopping, dining, and entertainment. Major highways like I-95 and US-1 are nearby, making travel to Miami, Fort Lauderdale, and surrounding areas quick and easy. The neighborhood features parks, schools, and a welcoming community feel. Home needs some TLC to make it your own. NO HOA! Property is being sold as-is with the right to inspect, a great investment opportunity in a prime location.

Key facts

• No hoa
• Prime location
• 6,750 sq ft lot

Tags

• EASY ACCESS TO ATTRACTIONS
• NEARBY MAJOR HIGHWAYS
• NO HOA
• GREAT INVESTMENT OPPORTUNITY
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $38 ($459/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (3.2% below list).
• Recommended offer: $338k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.2% in Hallandale Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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 $3,379/mo this rent would consume 78% 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

• It's been on market 42 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $349k implies a 721% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $337,865 (3.2% below list)

Questions for the listing agent

1. It's been on market 42 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $419,377
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 SW 7th Ave	0.18mi	3/2.0	1,328 (+5%)	12mo	$440,000	$331	70
621 SW 5th Ct	0.51mi	3/2.0	1,284 (+1%)	7mo	$425,000	$331	64
811 NW 5th Ave	0.59mi	2/1.0 (-1)	1,272 (+0%)	5mo	$310,000	$244	63
613 SW 6th St	0.56mi	3/2.0	1,275 (+1%)	10mo	$320,500	$251	60
617 SW 4th Ct	0.47mi	3/2.0	1,232 (-3%)	19mo	$415,000	$337	54
629 SW 4th St	0.42mi	2/1.5 (-1)	1,100 (-13%)	23mo	$333,500	$303	32
531 SW 11th Ave	0.68mi	3/2.0	1,449 (+14%)	19mo	$435,000	$300	24
700 SW 2nd Ave	0.74mi	2/2.0 (-1)	1,136 (-10%)	20mo	$562,000	$495	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.36×
• Total profit: $-62,450
• Equity at exit: $52,037

10-year hold

• IRR: -18.0%
• Equity multiple: 0.14×
• Total profit: $-83,691
• Equity at exit: $30,175

Cash invested: $97,720 (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: 8.6×

Monthly cashflow live

• Estimated rent: $3,379 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$655 /mo · $7,863/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $38

Break-even live

Break-even rent $3,330

Max offer price $349,000

Occupancy floor 94%

Sensitivity live

Price	-10% $236	-5% $137	+0% $38	+5% $-61	+10% $-159
Rent	-10% $-229	-5% $-95	+0% $38	+5% $172	+10% $305
Rate	-1.0pp $214	-0.5pp $127	base $38	+0.5pp $-52	+1.0pp $-144

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 SW 9th Ave #516 Hallandale Beach, FL	2.0	2.0	918	$2,200	$2.40	26d	1	0.27mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$2,200	$2.85	22d	2	0.28mi
1056 SW 2nd St Unit 1056 Hallandale Beach, FL	3.0	2.0	1000	$3,300	$3.30	26d	1	0.42mi
1033 SW 3rd St Hallandale Beach, FL	2.0	1.0	875	$2,800	$3.20	26d	1	0.43mi
1077 SW 2nd St Unit 2 Hallandale Beach, FL	2.0	1.0	1829	$2,500	$1.37	9d	1	0.44mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,500	$2.60	26d	1	0.48mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,800	$2.77	9d	1	0.48mi
401 SW 10th Ter Unit A Hallandale Beach, FL	2.0	1.0	1200	$2,400	$2.00	22d	1	0.53mi
852 NW 8th St #852 Hallandale Beach, FL	3.0	2.0	1170	$2,800	$2.39	23d	1	0.56mi
322 SW 11th Ave Hallandale Beach, FL	3.0	1.0	1200	$2,699	$2.25	26d	1	0.56mi
212 SW 1st Ave Hallandale Beach, FL	4.0	3.0	1800	$10,000	$5.56	26d	1	0.58mi
644 SW 7th Ct Hallandale Beach, FL	3.0	2.0	1492	$3,800	$2.55	4d	1	0.59mi
301 SW 5th St Hallandale Beach, FL	2.0	2.0	1792	$4,000	$2.23	22d	1	0.59mi
712 SW 7th Ter Hallandale Beach, FL	4.0	3.0	1356	$4,500	$3.32	22d	1	0.60mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	26d	1	0.62mi
839 SW 8th St #1 Hallandale Beach, FL	2.0	1.5	1300	$1,500	$1.15	23d	1	0.66mi
841 NW 10th St Hallandale Beach, FL	3.0	2.0	1485	$3,100	$2.09	9d	1	0.68mi
841 NW 10th St Unit 841C Hallandale Beach, FL	3.0	2.0	1585	$3,200	$2.02	21d	1	0.68mi
208 NE 2nd Ave Hallandale Beach, FL	4.0	2.0	1542	$4,650	$3.02	26d	1	0.72mi
707 SW 3rd Ave Hallandale Beach, FL	3.0	2.0	1369	$5,500	$4.02	6d	1	0.72mi
421 W Pembroke Rd Hallandale Beach, FL	4.0	2.0	1250	$3,999	$3.20	26d	1	0.75mi
211 SE 4th St #3 Hallandale Beach, FL	3.0	2.5	1290	$3,950	$3.06	26d	1	0.82mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$3,675	$3.24	26d	5	0.86mi
223 SW 10th St Hallandale Beach, FL	3.0	3.0	1289	$3,900	$3.03	26d	1	0.88mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$3,638	$3.74	17d	48	0.95mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$4,120	$4.10	0d	63	0.98mi
110 N Federal Hwy #1401 Hallandale Beach, FL	2.0	2.0	1220	$3,999	$3.28	9d	1	0.99mi
211 SE 9th St Hallandale Beach, FL	4.0	3.0	1540	$4,250	$2.76	26d	1	1.01mi
1306 S 29th Ave Hollywood, FL	3.0	2.0	1500	$3,300	$2.20	20d	1	1.04mi
1120 S 28th Ave Hollywood, FL	4.0	2.0	1576	$4,275	$2.71	3d	1	1.09mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	9d	1	1.11mi
2740 Dewey St Hollywood, FL	3.0	1.0	1191	$2,900	$2.43	14d	1	1.17mi
2648 Washington St Hollywood, FL	2.0	1.0	1193	$2,800	$2.35	26d	1	1.21mi
3001 SW 35th Ave West Park, FL	2.0	1.0	1050	$2,400	$2.29	18d	1	1.21mi
3720 SW 32nd Ave West Park, FL	4.0	3.0	1100	$3,850	$3.50	26d	1	1.22mi
2849 Dewey St Unit 2849 Hollywood, FL	2.0	2.0	1265	$2,600	$2.06	12d	1	1.23mi
2849 Dewey St Unit 2849 Hollywood, FL	2.0	2.0	1265	$2,600	$2.06	9d	1	1.23mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	4d	1	1.23mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	16d	1	1.23mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	13d	1	1.24mi

Listing history 4 events

1. 2025-06-10
   status Pending
2. 2025-04-29
   listed $349,000 Active
3. 1985-04-01
   soldstatus $42,500
4. 1968-04-01
   soldstatus $12,000

ⓘ 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: $7,863 · $655/mo
• Projected year-2 tax: $7,863 · $655/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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $40,544
• − Mortgage interest: −$19,549
• − Property taxes: −$7,863
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,244
• − Management: −$3,244
• − Depreciation: −$10,153
• Taxable loss: −$5,254
• Est. tax savings @ 24.0%: +$1,261
• After-tax cash flow: $1,720/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

+2808.3% since first listed

4 events — show timeline

• 2025-06-10 Pending — MARMLS
• 2025-04-29 Listed $349,000 MARMLS
• 1985-04-01 Sold (Public Records) $42,500 Public Records
• 1968-04-01 Sold (Public Records) $12,000 Public Records

Property tax history

+23.3%/yr

Latest (2025): $7,863 · +9.4% YoY. Source: county tax records.