400 NE 12th Ave #405 · Hallandale Beach, FL 33009

$167,500

1 bd · 2.0 ba · 920 sqft · Condo public records · 69 Days on market

Built 1974 $533/mo HOA · 14% of rent

---

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

Nice unit located in the heart of Hallandale Beach, minutes from the beach, restaurants and shopping centers. This is a Fannie Mae HomePath property. Purchase this property for as little as 5% down! This property is approved for HomePath Mortgage Financin g. This property is approved for HomePath Renovation Mortgage Financing.

Key facts

• Private balcony
• Updated kitchen
• $533 HOA

Tags

• PRIVATE BALCONY
• UPDATED KITCHEN
• WELL-MAINTAINED COMMUNITY
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• HOA & community: Has association; Monthly HOA fee of $533; Association amenities: Clubhouse, Elevators, Laundry, Parking, Trash chute, Bike storage, Heated pool, Lobby, Putting green, Maintenance; HOA covers insurance, structure maintenance, pest control, sewer, trash, water, common areas, elevator, hot water, recreation facilities, pool service

Exterior

• Parking: One open parking space (total parking 1)
• Security: Security system; Secure elevator; Entry phone/intercom
• Utilities: Public water; Public sewer; Cable available; Water available
• Home design: Condominium; Updated/remodeled condition; Eight-story building; Building name: 400; Faces south
• Construction: CBS construction
• Exterior features: Flat roof; Not waterfront; East of US-1 frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: One bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Closet cabinetry; Partially furnished
• Laundry & utility: Laundry in building / association laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $168k).
• Recommended offer: $157k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 71% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 48% district-wide (-21 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 18d 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 $3,793/mo this rent would consume 87% 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 $5k 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 $47k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $100k; list at $168k implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $157,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1974 — 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: 2.26% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.53%
• DSCR: 2.54
• GRM: 3.7

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: 26.6%
• Equity multiple: 2.06×
• Total profit: $49,605
• Equity at exit: $24,975

10-year hold

• IRR: 32.3%
• Equity multiple: 3.52×
• Total profit: $118,053
• Equity at exit: $14,482

Cash invested: $46,900 (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: 3.7×

Monthly cashflow live

• Estimated rent: $3,793 high
• Mortgage (P&I): −$878
• Tax from tax record: −$166 /mo · $1,992/yr
• Insurance: −$70
• HOA: −$533
• Vacancy / Maint / Mgmt: −$797
• Net cashflow: $1,350

Break-even live

Break-even rent $2,085

Max offer price $167,500

Occupancy floor 59%

Sensitivity live

Price	-10% $1,444	-5% $1,397	+0% $1,350	+5% $1,302	+10% $1,255
Rent	-10% $1,050	-5% $1,200	+0% $1,350	+5% $1,499	+10% $1,649
Rate	-1.0pp $1,434	-0.5pp $1,392	base $1,350	+0.5pp $1,306	+1.0pp $1,262

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	4d	2	0.47mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	16d	48	0.47mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	25d	1	0.54mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,823	$2.81	0d	63	0.77mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	2d	2	0.88mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	0.89mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$4,750	$4.35	25d	3	0.89mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$4,219	$3.94	21d	4	0.89mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	25d	1	0.90mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	25d	1	0.90mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	25d	1	0.90mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$2,700	$2.38	25d	5	0.95mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$5,000	$4.64	25d	5	0.98mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$3,355	$3.54	4d	2	1.00mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	25d	1	1.01mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	4d	1	1.01mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	23d	1	1.01mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	8d	1	1.01mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	25d	1	1.01mi
4010 S Ocean Dr Unit 1227249P Hollywood, FL	1.0–3.0	1.5–2.5	1140	$3,991	$3.50	0d	3	1.01mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	25d	1	1.04mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	25d	3	1.11mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	23d	4	1.11mi
4111 S Ocean Dr Unit 1557596P Hollywood, FL	1.0	1.0	796	$5,356	$6.73	8d	1	1.12mi
4111 S Ocean Dr Unit 1022181P Hollywood, FL	1.0–2.0	1.0–2.0	968	$4,407	$4.55	17d	2	1.12mi
4111 S Ocean Dr Unit 1022174P Hollywood, FL	1.0	1.0	850	$4,166	$4.90	0d	1	1.12mi
4111 S Ocean Dr #1810 Hollywood, FL	1.0	1.0	1000	$5,500	$5.50	25d	1	1.12mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	4d	1	1.12mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	25d	1	1.12mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	25d	1	1.12mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	25d	1	1.12mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	4d	1	1.12mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$2,727	$2.59	2d	2	1.12mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	15d	8	1.12mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	3d	7	1.12mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	25d	1	1.13mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	0d	1	1.13mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,600	$3.32	11d	18	1.14mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,900	$3.59	13d	17	1.14mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,605	$5.87	0d	1	1.15mi

HOA detail condo

• Monthly dues: $533 · $6,396/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $167,500 Active 69 DOM
2. 2026-06-18
   days on market $167,500 Active 66 DOM
3. 2026-06-17
   days on market $167,500 Active 65 DOM
4. 2026-06-16
   days on market $167,500 Active 64 DOM
5. 2026-06-15
   days on market $167,500 Active 63 DOM
6. 2026-06-13
   days on market $167,500 Active 61 DOM
7. 2026-06-09
   days on market $167,500 Active 57 DOM
8. 2026-06-08
   days on market $167,500 Active 56 DOM
9. 2026-06-07
   days on market $167,500 Active 55 DOM
10. 2026-06-04
    days on market $167,500 Active 52 DOM
11. 2026-06-03
    days on market $167,500 Active 51 DOM
12. 2026-06-02
    days on market $167,500 Active 50 DOM
13. 2026-06-02
    price $167,500 Active 49 DOM
14. 2026-06-01
    days on market $169,900 Active 49 DOM
15. 2026-05-31
    days on market $169,900 Active 48 DOM
16. 2026-05-18
    price $169,900
17. 2026-04-27
    price $172,500
18. 2026-04-13
    listed $175,000 Active
19. 2014-10-08
    soldstatus $99,500 Sold 328-char remark

    Show marketing remark (328 chars)

    Nice unit located in the heart of Hallandale Beach, minutes from the beach, restaurants and shopping centers. This is a Fannie Mae HomePath property. Purchase this property for as little as 5% down! This property is approved for HomePath Mortgage Financin g. This property is approved for HomePath Renovation Mortgage Financing.

20. 2014-04-21
    status Pending 328-char remark

    Show marketing remark (328 chars)

    Nice unit located in the heart of Hallandale Beach, minutes from the beach, restaurants and shopping centers. This is a Fannie Mae HomePath property. Purchase this property for as little as 5% down! This property is approved for HomePath Mortgage Financin g. This property is approved for HomePath Renovation Mortgage Financing.

21. 2014-03-31
    price $99,500 328-char remark

    Show marketing remark (328 chars)

    Nice unit located in the heart of Hallandale Beach, minutes from the beach, restaurants and shopping centers. This is a Fannie Mae HomePath property. Purchase this property for as little as 5% down! This property is approved for HomePath Mortgage Financin g. This property is approved for HomePath Renovation Mortgage Financing.

22. 2014-03-01
    listed $109,900 Active 328-char remark

    Show marketing remark (328 chars)

    Nice unit located in the heart of Hallandale Beach, minutes from the beach, restaurants and shopping centers. This is a Fannie Mae HomePath property. Purchase this property for as little as 5% down! This property is approved for HomePath Mortgage Financin g. This property is approved for HomePath Renovation Mortgage Financing.

23. 2013-12-10
    historical
24. 2013-08-04
    status Pending
25. 2013-07-02
    price $83,000 Active
26. 2013-07-02
    status Active
27. 2013-05-19
    status Pending
28. 2005-10-04
    soldstatus $187,000
29. 2004-07-30
    soldstatus $99,000
30. 2002-10-04
    soldstatus $71,000
31. 1997-03-21
    soldstatus $37,500

ⓘ 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: $1,992 · $166/mo
• Projected year-2 tax: $1,992 · $166/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: $45,520
• − Mortgage interest: −$9,383
• − Property taxes: −$1,992
• − Insurance: −$838
• − Repairs & maintenance: −$3,642
• − Management: −$3,642
• − HOA: −$6,396
• − Depreciation: −$4,873
• Taxable income: $14,756
• Est. tax owed @ 24.0%: −$3,541
• After-tax cash flow: $12,653/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

+353.1% since first listed

16 events — show timeline

• 2026-05-18 Price Changed $169,900 Beaches MLS
• 2026-04-27 Price Changed $172,500 Beaches MLS
• 2026-04-13 Listed $175,000 Beaches MLS
• 2014-10-08 Sold (MLS) $99,500 MARMLS
• 2014-04-21 Pending — MARMLS
• 2014-03-31 Price Changed $99,500 MARMLS
• 2014-03-01 Listed $109,900 MARMLS
• 2013-12-10 Listing Removed — MARMLS
• 2013-08-04 Pending — MARMLS
• 2013-07-02 Relisted — MARMLS
• 2013-07-02 Price Changed $83,000 MARMLS
• 2013-05-19 Pending — MARMLS
• 2005-10-04 Sold (Public Records) $187,000 Public Records
• 2004-07-30 Sold (Public Records) $99,000 Public Records
• 2002-10-04 Sold (Public Records) $71,000 Public Records
• 1997-03-21 Sold (Public Records) $37,500 Public Records

Property tax history

+11.9%/yr

Latest (2025): $1,992 · +2.3% YoY. Source: county tax records.