1965 S Ocean Dr · Hallandale Beach, FL 33009

$320,000

1 bd · 1.0 ba · 545 sqft · Condo public records · 23 Days on market

Built 1972

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Help with the closing cost

Key facts

• Built 1972
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-800 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (7.3% below list).
• Recommended offer: $286k (10.5% below list) — sets the bar for cash-flow.

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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,968/mo this rent would consume 68% 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 23 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 26y 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 $130k; list at $320k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% of rent.
• 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,395 (10.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.00%
• DSCR: 0.78
• GRM: 9.0

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: -40.1%
• Equity multiple: -0.22×
• Total profit: $-109,684
• Equity at exit: $47,713

10-year hold

• IRR: -95.1%
• Equity multiple: -1.10×
• Total profit: $-187,789
• Equity at exit: $27,668

Cash invested: $89,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,968 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$297 /mo · $3,560/yr
• Insurance: −$133
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 3 same-building comps: −$610
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-800

Break-even live

Break-even rent $3,981

Max offer price $178,636

Occupancy floor —

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	1d	5	0.42mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	1d	2	0.43mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	3d	2	1.00mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	7d	7	1.20mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	10d	6	1.20mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	19d	8	1.20mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	14d	7	1.20mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-18
   days on market $320,000 Active 23 DOM
2. 2026-06-17
   days on market $320,000 Active 22 DOM
3. 2026-06-16
   days on market $320,000 Active 21 DOM
4. 2026-06-15
   days on market $320,000 Active 20 DOM
5. 2026-06-13
   days on market $320,000 Active 18 DOM
6. 2026-06-09
   days on market $320,000 Active 14 DOM
7. 2026-06-07
   days on market $320,000 Active 12 DOM
8. 2026-06-04
   days on market $320,000 Active 9 DOM
9. 2026-06-03
   days on market $320,000 Active 8 DOM
10. 2026-06-02
    days on market $320,000 Active 7 DOM
11. 2026-06-01
    days on market $320,000 Active 6 DOM
12. 2026-05-31
    days on market $320,000 Active 5 DOM
13. 2026-05-26
    listed $320,000 Active
14. 2026-05-25
    historical $1,950
15. 2026-05-25
    historical $1,950
16. 2026-03-27
    historical $1,950
17. 2026-03-14
    listed $1,950
18. 2026-03-14
    listed $2,600
19. 2026-03-14
    listed $2,600
20. 2026-01-01
    historical $2,600
21. 2026-01-01
    historical $2,600
22. 2025-12-10
    listed $2,600
23. 2025-11-30
    listed $2,100
24. 2025-06-05
    historical $1,950
25. 2025-05-15
    price $1,950
26. 2025-04-26
    price $1,850
27. 2025-04-22
    listed $2,000
28. 2025-01-19
    historical $2,650
29. 2025-01-17
    historical $2,650
30. 2025-01-15
    listed $2,650
31. 2025-01-06
    listed $2,650
32. 2024-11-21
    historical $2,800
33. 2024-11-20
    price $2,800
34. 2024-11-13
    price $2,850
35. 2024-11-01
    price $2,900
36. 2024-09-28
    historical $2,950
37. 2024-09-18
    listed $2,950
38. 2024-08-09
    listed $2,500
39. 2013-01-23
    soldstatus $130,000
40. 2002-12-09
    soldstatus $90,000
41. 2001-02-27
    soldstatus $67,000
42. 2001-02-01
    historical
43. 2000-11-08
    listed $78,000
44. 2000-05-19
    soldstatus $60,000
45. 1993-02-03
    soldstatus $180,000

ⓘ 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: $3,560 · $297/mo
• Projected year-2 tax: $3,560 · $297/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 23 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: $35,611
• − Mortgage interest: −$17,925
• − Property taxes: −$3,560
• − Insurance: −$6,718
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − HOA: −$7,320
• − Depreciation: −$9,309
• Taxable loss: −$14,919
• Est. tax savings @ 24.0%: +$3,581
• After-tax cash flow: $-6,022/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

+77.8% since first listed

33 events — show timeline

• 2026-05-26 Listed $320,000 FSBO.com
• 2026-05-25 Rental Removed $1,950 SHOWMOJO
• 2026-05-25 Rental Removed $1,950 SHOWMOJO
• 2026-03-27 Rental Removed $1,950 SHOWMOJO
• 2026-03-14 Listed for Rent $1,950 SHOWMOJO
• 2026-03-14 Listed for Rent $2,600 SHOWMOJO
• 2026-03-14 Listed for Rent $2,600 SHOWMOJO
• 2026-01-01 Rental Removed $2,600 SHOWMOJO
• 2026-01-01 Rental Removed $2,600 SHOWMOJO
• 2025-12-10 Listed for Rent $2,600 SHOWMOJO
• 2025-11-30 Listed for Rent $2,100 SHOWMOJO
• 2025-06-05 Rental Removed $1,950 MARMLS
• 2025-05-15 Price Changed $1,950 MARMLS
• 2025-04-26 Price Changed $1,850 MARMLS
• 2025-04-22 Listed for Rent $2,000 MARMLS
• 2025-01-19 Rental Removed $2,650 MARMLS
• 2025-01-17 Rental Removed $2,650 MARMLS
• 2025-01-15 Listed for Rent $2,650 MARMLS
• 2025-01-06 Listed for Rent $2,650 MARMLS
• 2024-11-21 Rental Removed $2,800 MARMLS
• 2024-11-20 Price Changed $2,800 MARMLS
• 2024-11-13 Price Changed $2,850 MARMLS
• 2024-11-01 Price Changed $2,900 MARMLS
• 2024-09-28 Rental Removed $2,950 MARMLS
• 2024-09-18 Listed for Rent $2,950 MARMLS
• 2024-08-09 Listed for Rent $2,500 MARMLS
• 2013-01-23 Sold (Public Records) $130,000 Public Records
• 2002-12-09 Sold (Public Records) $90,000 Public Records
• 2001-02-27 Sold (Public Records) $67,000 Public Records
• 2001-02-01 Listing Removed — Beaches MLS
• 2000-11-08 Listed $78,000 Beaches MLS
• 2000-05-19 Sold (Public Records) $60,000 Public Records
• 1993-02-03 Sold (Public Records) $180,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,560 · -5.2% YoY. Source: county tax records.