1000 NE 12th Ave #106 · Hallandale Beach, FL 33009

$190,000

1 bd · 2.0 ba · 847 sqft · Condo public records · 66 Days on market

Built 1973 $565/mo HOA · 16% 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

1 bed/1bath/ 1 half bath. First floor apartment, with big balcony and beautiful garden view. Building just finished renovations, balconies. Convenient Location, close to the beach, grocery, restaurants, mall, casino and parks. Easy to show!

Key facts

• $565 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Community clubhouse; Elevator(s); Jogging path; On-site laundry; Community parking; Community pool; Monthly association fee (includes trash)

Exterior

• Parking: Assigned parking; Guest parking; Open parking (1 space total)
• Security: Security patrol
• Utilities: Public water; Public sewer; Electricity connected (220 volts); Cable available
• Home design: Condominium; One level; Faces north; Updated / remodeled condition
• Construction: Stucco and CBS construction; Concrete roof; Slab foundation; 7-story building
• Exterior features: Porch; Screened porch; First-floor entry; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile / tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet; Blinds; Negotiable furnished status; Screened porch
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 1380 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $3,634/mo this rent would consume 84% 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 $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $120k; list at $190k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $178,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.91% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.93%
• DSCR: 2.06
• GRM: 4.4

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: 13.7%
• Equity multiple: 1.53×
• Total profit: $27,979
• Equity at exit: $28,330

10-year hold

• IRR: 20.0%
• Equity multiple: 2.45×
• Total profit: $77,124
• Equity at exit: $16,428

Cash invested: $53,200 (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: 4.4×

Monthly cashflow live

• Estimated rent: $3,634 high
• Mortgage (P&I): −$996
• Tax from tax record: −$169 /mo · $2,030/yr
• Insurance: −$79
• HOA: −$565
• Vacancy / Maint / Mgmt: −$763
• Net cashflow: $1,061

Break-even live

Break-even rent $2,291

Max offer price $190,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,168	-5% $1,115	+0% $1,061	+5% $1,007	+10% $953
Rent	-10% $774	-5% $917	+0% $1,061	+5% $1,204	+10% $1,348
Rate	-1.0pp $1,157	-0.5pp $1,109	base $1,061	+0.5pp $1,012	+1.0pp $962

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.63mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,823	$2.81	0d	63	0.68mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	26d	1	0.76mi
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	0.81mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	26d	9	0.99mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	4d	35	1.00mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,644	$4.14	0d	42	1.03mi
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	1.06mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL	2.0	1.0–2.0	640	$3,224	$5.04	0d	3	1.07mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$4,219	$3.94	22d	4	1.07mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$4,750	$4.35	26d	3	1.07mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	26d	1	1.08mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	26d	1	1.08mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	26d	1	1.08mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$5,000	$4.64	26d	5	1.12mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,900	$3.59	14d	17	1.14mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,600	$3.32	12d	18	1.14mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$3,355	$3.54	5d	2	1.15mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,605	$5.87	0d	1	1.15mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	26d	1	1.15mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	26d	1	1.15mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	9d	1	1.15mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	5d	1	1.15mi
4010 S Ocean Dr Unit 1227249P Hollywood, FL	1.0–3.0	1.5–2.5	1140	$3,991	$3.50	0d	3	1.15mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	23d	1	1.15mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	16d	7	1.16mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	9d	7	1.16mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	12d	6	1.16mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	21d	8	1.16mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	17d	171	1.17mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,822	$2.59	0d	26	1.18mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	4d	7	1.19mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	15d	8	1.19mi
1803 S Ocean Dr Unit 1540434P Hollywood, FL	1.0	1.0	796	$5,306	$6.67	0d	1	1.21mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	0d	1	1.21mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	26d	1	1.21mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	26d	1	1.23mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	26d	1	1.23mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$2,727	$2.59	3d	2	1.23mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	26d	1	1.23mi

HOA detail condo

• Monthly dues: $565 · $6,780/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $190,000 Active 66 DOM
2. 2026-06-18
   days on market $190,000 Active 63 DOM
3. 2026-06-17
   days on market $190,000 Active 62 DOM
4. 2026-06-16
   days on market $190,000 Active 61 DOM
5. 2026-06-15
   days on market $190,000 Active 60 DOM
6. 2026-06-13
   days on market $190,000 Active 58 DOM
7. 2026-06-09
   days on market $190,000 Active 54 DOM
8. 2026-06-08
   days on market $190,000 Active 53 DOM
9. 2026-06-07
   days on market $190,000 Active 52 DOM
10. 2026-06-04
    days on market $190,000 Active 49 DOM
11. 2026-06-03
    days on market $190,000 Active 48 DOM
12. 2026-06-02
    days on market $190,000 Active 47 DOM
13. 2026-06-01
    days on market $190,000 Active 46 DOM
14. 2026-05-31
    days on market $190,000 Active 45 DOM
15. 2026-05-07
    price $190,000
16. 2026-04-16
    listed $199,800 Active
17. 2024-01-27
    historical $2,100
18. 2024-01-27
    historical
19. 2023-11-08
    listed $2,100
20. 2023-10-19
    status Active
21. 2023-09-01
    status Active
22. 2022-11-03
    price $258,880
23. 2022-10-19
    price $269,888
24. 2022-09-15
    listed $278,880 Active
25. 2021-06-15
    soldstatus $120,000
26. 2021-05-29
    soldstatus $120,000 Closed 240-char remark

    Show marketing remark (240 chars)

    1 bed/1bath/ 1 half bath. First floor apartment, with big balcony and beautiful garden view. Building just finished renovations, balconies. Convenient Location, close to the beach, grocery, restaurants, mall, casino and parks. Easy to show!

27. 2021-05-05
    status Pending 240-char remark

    Show marketing remark (240 chars)

    1 bed/1bath/ 1 half bath. First floor apartment, with big balcony and beautiful garden view. Building just finished renovations, balconies. Convenient Location, close to the beach, grocery, restaurants, mall, casino and parks. Easy to show!

28. 2021-03-05
    listed $130,000 Active 240-char remark

    Show marketing remark (240 chars)

    1 bed/1bath/ 1 half bath. First floor apartment, with big balcony and beautiful garden view. Building just finished renovations, balconies. Convenient Location, close to the beach, grocery, restaurants, mall, casino and parks. Easy to show!

29. 2017-07-01
    historical
30. 2017-02-09
    price $125,000
31. 2017-01-15
    listed $136,000 Active
32. 2004-03-16
    soldstatus $94,000
33. 1997-05-19
    soldstatus $28,500
34. 1973-06-01
    soldstatus $24,900

ⓘ 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: $2,030 · $169/mo
• Projected year-2 tax: $2,030 · $169/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: $43,604
• − Mortgage interest: −$10,643
• − Property taxes: −$2,030
• − Insurance: −$950
• − Repairs & maintenance: −$3,488
• − Management: −$3,488
• − HOA: −$6,780
• − Depreciation: −$5,527
• Taxable income: $10,697
• Est. tax owed @ 24.0%: −$2,567
• After-tax cash flow: $10,163/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

+663.1% since first listed

20 events — show timeline

• 2026-05-07 Price Changed $190,000 Beaches MLS
• 2026-04-16 Listed $199,800 Beaches MLS
• 2024-01-27 Rental Removed $2,100 MARMLS
• 2024-01-27 Listing Removed — MARMLS
• 2023-11-08 Listed for Rent $2,100 MARMLS
• 2023-10-19 Relisted — MARMLS
• 2023-09-01 Relisted — MARMLS
• 2022-11-03 Price Changed $258,880 MARMLS
• 2022-10-19 Price Changed $269,888 MARMLS
• 2022-09-15 Listed $278,880 MARMLS
• 2021-06-15 Sold (Public Records) $120,000 Public Records
• 2021-05-29 Sold (MLS) $120,000 MARMLS
• 2021-05-05 Pending — MARMLS
• 2021-03-05 Listed $130,000 MARMLS
• 2017-07-01 Listing Removed — MARMLS
• 2017-02-09 Price Changed $125,000 MARMLS
• 2017-01-15 Listed $136,000 MARMLS
• 2004-03-16 Sold (Public Records) $94,000 Public Records
• 1997-05-19 Sold (Public Records) $28,500 Public Records
• 1973-06-01 Sold (Public Records) $24,900 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,030 · +2.3% YoY. Source: county tax records.