801 Three Islands Blvd #411 · Hallandale Beach, FL 33009

$225,000

2 bd · 1.0 ba · 940 sqft · Condo public records · 155 Days on market

Built 1975 $624/mo HOA · 13% 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

Renovated and gorgeous all tile and stainless steel appliances 1 bed plus den (converted to extra bedroom)+ 1+1/2 baths apartment in the desirable Three Islands Blvd, Hallandale! Walking distance to Walmart and shopping centers, 5 min to the beach and best restaurants in the area! Call, text or simply request a showing. NO PETS AS PER ASSOCIATION. Amenities galore!!! UNIT WILL BE RENTED FOR A YEAR, TENANTS WILL PAY $1325 A MONTH. Now in process with association. Please request a showing, easy to show!

Key facts

• Tennis court
• Tile flooring
• Heated pool

Tags

• TILE FLOORING
• STAINLESS-STEEL APPLIANCES
• GENEROUS WALK-IN CLOSET
• HEATED POOL
• TENNIS COURT
• PLAYGROUND

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee includes amenities; Community amenities: heated pool, storage, tennis courts

Exterior

• Parking: Assigned parking
• Security: Intercom; Secured lobby
• Utilities: Has heating and cooling
• Home design: Condo / Apartment (attached property); 4 stories; Entry on 4th floor
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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 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 $4,749/mo this rent would consume 109% 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 $7k 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 $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $149k; list at $225k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.11% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.95%
• DSCR: 2.24
• GRM: 3.9

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: 7.9%
• Equity multiple: 1.30×
• Total profit: $18,629
• Equity at exit: $33,548

10-year hold

• IRR: 13.8%
• Equity multiple: 1.92×
• Total profit: $58,078
• Equity at exit: $19,454

Cash invested: $63,000 (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: 3.9×

Monthly cashflow live

• Estimated rent: $4,749 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$387 /mo · $4,644/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$624
• Vacancy / Maint / Mgmt: −$997
• Net cashflow: $1,041

Break-even live

Break-even rent $3,432

Max offer price $225,000

Occupancy floor 73%

Sensitivity live

Price	-10% $1,168	-5% $1,104	+0% $1,041	+5% $977	+10% $913
Rent	-10% $665	-5% $853	+0% $1,041	+5% $1,228	+10% $1,416
Rate	-1.0pp $1,154	-0.5pp $1,098	base $1,041	+0.5pp $982	+1.0pp $923

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	25d	1	0.45mi
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
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	11d	18	0.63mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	13d	17	0.63mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL	2.0	1.0–2.0	640	$4,219	$6.59	0d	3	0.64mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,605	$5.87	0d	1	0.64mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	21d	4	0.64mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	25d	3	0.64mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	25d	1	0.64mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	25d	1	0.64mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	25d	1	0.64mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	25d	5	0.65mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	8d	1	0.68mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	23d	1	0.68mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	4d	1	0.68mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	25d	1	0.68mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	8d	1	0.68mi
4010 S Ocean Dr Unit 1227249P Hollywood, FL	1.0–3.0	1.5–2.5	1140	$5,730	$5.02	0d	3	0.68mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	25d	1	0.68mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	25d	1	0.68mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	15d	8	0.68mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	3d	7	0.68mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	4d	2	0.68mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	11d	6	0.69mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	15d	7	0.69mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	20d	8	0.69mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	8d	7	0.69mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	25d	1	0.70mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	0d	1	0.70mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	25d	1	0.71mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	6d	1	0.71mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	13d	1	0.71mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	25d	1	0.72mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	4d	1	0.72mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	25d	1	0.72mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$3,820	$3.62	3d	2	0.72mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	25d	1	0.72mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	4d	1	0.72mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	23d	4	0.74mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	25d	3	0.74mi

HOA detail condo

• Monthly dues: $624 · $7,488/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $225,000 Active 155 DOM
2. 2026-06-18
   days on market $225,000 Active 152 DOM
3. 2026-06-17
   days on market $225,000 Active 151 DOM
4. 2026-06-16
   days on market $225,000 Active 150 DOM
5. 2026-06-15
   days on market $225,000 Active 149 DOM
6. 2026-06-13
   days on market $225,000 Active 147 DOM
7. 2026-06-09
   days on market $225,000 Active 143 DOM
8. 2026-06-07
   days on market $225,000 Active 141 DOM
9. 2026-06-04
   days on market $225,000 Active 138 DOM
10. 2026-06-03
    days on market $225,000 Active 137 DOM
11. 2026-06-02
    days on market $225,000 Active 136 DOM
12. 2026-06-01
    days on market $225,000 Active 135 DOM
13. 2026-05-31
    days on market $225,000 Active 134 DOM
14. 2026-03-29
    price $225,000
15. 2026-03-17
    price $227,000
16. 2026-03-06
    price $228,000
17. 2026-01-23
    price $234,500
18. 2026-01-16
    listed $235,000 Active
19. 2026-01-16
    historical $1,799
20. 2025-12-16
    price $1,799
21. 2025-11-25
    price $1,855
22. 2025-09-10
    price $1,850
23. 2025-09-06
    price $1,849
24. 2025-08-26
    price $1,850
25. 2025-07-20
    historical
26. 2025-07-11
    status Active
27. 2025-07-06
    price $1,899
28. 2025-05-28
    price $1,945
29. 2025-05-20
    price $1,949
30. 2025-05-15
    status Pending
31. 2025-05-15
    price $1,950
32. 2025-05-06
    price $1,985
33. 2025-05-01
    price $1,980
34. 2025-04-30
    price $218,980
35. 2025-04-20
    price $1,996
36. 2025-04-19
    price $218,950
37. 2025-04-16
    listed $1,995
38. 2025-04-15
    price $218,500
39. 2025-03-28
    price $219,500
40. 2025-03-19
    price $219,000
41. 2025-01-12
    price $228,499
42. 2025-01-03
    historical $2,100
43. 2025-01-03
    price $228,500
44. 2025-01-02
    price $2,100
45. 2024-12-30
    price $229,000
46. 2024-12-27
    price $1,950
47. 2024-12-26
    price $234,000
48. 2024-12-16
    price $2,090
49. 2024-12-08
    price $2,150
50. 2024-12-07
    price $238,000

ⓘ 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: $4,644 · $387/mo
• Projected year-2 tax: $4,644 · $387/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: $56,990
• − Mortgage interest: −$12,603
• − Property taxes: −$4,644
• − Insurance: −$6,244
• − Repairs & maintenance: −$4,559
• − Management: −$4,559
• − HOA: −$7,488
• − Depreciation: −$6,545
• Taxable income: $10,348
• Est. tax owed @ 24.0%: −$2,483
• After-tax cash flow: $10,005/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

+429.4% since first listed

48 events — show timeline

• 2026-03-29 Price Changed $225,000 MARMLS
• 2026-03-17 Price Changed $227,000 MARMLS
• 2026-03-06 Price Changed $228,000 MARMLS
• 2026-01-23 Price Changed $234,500 MARMLS
• 2026-01-16 Listed $235,000 MARMLS
• 2026-01-16 Rental Removed $1,799 MARMLS
• 2025-12-16 Price Changed $1,799 MARMLS
• 2025-11-25 Price Changed $1,855 MARMLS
• 2025-09-10 Price Changed $1,850 MARMLS
• 2025-09-06 Price Changed $1,849 MARMLS
• 2025-08-26 Price Changed $1,850 MARMLS
• 2025-07-20 Listing Removed — MARMLS
• 2025-07-11 Relisted — MARMLS
• 2025-07-06 Price Changed $1,899 MARMLS
• 2025-05-28 Price Changed $1,945 MARMLS
• 2025-05-20 Price Changed $1,949 MARMLS
• 2025-05-15 Pending — MARMLS
• 2025-05-15 Price Changed $1,950 MARMLS
• 2025-05-06 Price Changed $1,985 MARMLS
• 2025-05-01 Price Changed $1,980 MARMLS
• 2025-04-30 Price Changed $218,980 MARMLS
• 2025-04-20 Price Changed $1,996 MARMLS
• 2025-04-19 Price Changed $218,950 MARMLS
• 2025-04-16 Listed for Rent $1,995 MARMLS
• 2025-04-15 Price Changed $218,500 MARMLS
• 2025-03-28 Price Changed $219,500 MARMLS
• 2025-03-19 Price Changed $219,000 MARMLS
• 2025-01-12 Price Changed $228,499 MARMLS
• 2025-01-03 Rental Removed $2,100 MARMLS
• 2025-01-03 Price Changed $228,500 MARMLS
• 2025-01-02 Price Changed $2,100 MARMLS
• 2024-12-30 Price Changed $229,000 MARMLS
• 2024-12-27 Price Changed $1,950 MARMLS
• 2024-12-26 Price Changed $234,000 MARMLS
• 2024-12-16 Price Changed $2,090 MARMLS
• 2024-12-08 Price Changed $2,150 MARMLS
• 2024-12-07 Price Changed $238,000 MARMLS
• 2024-12-02 Price Changed $2,199 MARMLS
• 2024-11-15 Listed for Rent $2,250 MARMLS
• 2024-11-14 Listed $239,000 MARMLS
• 2016-10-11 Sold (Public Records) $149,000 Public Records
• 2016-10-04 Sold (MLS) $149,000 MARMLS
• 2016-08-02 Pending — MARMLS
• 2016-06-23 Price Changed $158,500 MARMLS
• 2016-06-17 Listed $160,000 MARMLS
• 2000-12-29 Sold (Public Records) $63,000 Public Records
• 1994-07-22 Sold (Public Records) $49,000 Public Records
• 1991-07-26 Sold (Public Records) $42,500 Public Records

Property tax history

+8.1%/yr

Latest (2025): $4,644 · +2.8% YoY. Source: county tax records.