932 Moffett St #6 · Hallandale Beach, FL 33009

$180,000

1 bd · 1.0 ba · 474 sqft · Condo public records · 13 Days on market

Built 1958 $433/mo HOA · 16% of rent

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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).

• Cash flow +24.9/30.0
• 1% rule +9.7/10.0
• DSCR +8.1/10.0
• 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

Upgrade Cozy 1 bed 1 bath First Floor Condo in Hallandale Beach, Stainless steel Appliances, tile floor Close to Aventura Mall, beaches and Restaurants

Key facts

• Plunge pool
• Newer a/c units
• $433 HOA

Tags

• FRESHLY PAINTED INTERIOR
• STAINLESS STEEL APPLIANCES
• NEWER ELECTRICAL PANEL
• NEWER A/C UNITS
• UPDATED BATHROOM VANITY
• PLUNGE POOL

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee of $433; HOA covers amenities, laundry, maintenance of structure, pool(s), sewer, trash and water; Association amenities include laundry and pool

Exterior

• Parking: Assigned detached carport; One covered parking space (carport)
• Security: Smoke detector(s)
• Utilities: Water, sewer and trash included in association (per HOA fee)
• Home design: Attached property; Single-story; Faces east; Entry at level 1
• Construction: Block construction
• Exterior features: Complex is fenced; Association-maintained pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace; Wall/window cooling unit(s)
• Interior features: Impact glass windows; Breakfast area; First-floor entry; Main living area on entry level; Tub with shower
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-38 ($-459/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (3.8% below list).
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $173k (3.8% below list) — sets the bar for cash-flow.
• Cap rate 8.9% 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; 1373 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,643/mo this rent would consume 61% 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 12y 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 $93k; list at $180k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $173,240 (3.8% 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 1958 — 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. 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: 1.47% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 5.7

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: -22.5%
• Equity multiple: 0.25×
• Total profit: $-37,686
• Equity at exit: $26,839

10-year hold

• IRR: -35.3%
• Equity multiple: -0.18×
• Total profit: $-59,559
• Equity at exit: $15,563

Cash invested: $50,400 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,643 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$248 /mo · $2,971/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$433
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-38

Break-even live

Break-even rent $2,691

Max offer price $173,240

Occupancy floor 96%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,764	$2.54	2d	17	1.04mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	1.26mi

HOA detail condo

• Monthly dues: $433 · $5,196/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-13
   statusdays on market $180,000 Pending 13 DOM
2. 2026-06-09
   days on market $180,000 Active 12 DOM
3. 2026-06-08
   days on market $180,000 Active 11 DOM
4. 2026-06-07
   days on market $180,000 Active 10 DOM
5. 2026-06-04
   days on market $180,000 Active 7 DOM
6. 2026-06-03
   days on market $180,000 Active 6 DOM
7. 2026-06-02
   days on market $180,000 Active 5 DOM
8. 2026-06-01
   days on market $180,000 Active 4 DOM
9. 2026-05-31
   days on market $180,000 Active 3 DOM
10. 2026-05-28
    listed $180,000 Active
11. 2024-10-16
    historical $1,500
12. 2024-09-10
    price $1,500
13. 2024-08-21
    listed $1,600
14. 2023-08-29
    historical $1,500
15. 2023-08-17
    listed $1,500
16. 2023-08-04
    historical $1,500
17. 2023-07-29
    listed $1,500
18. 2020-09-01
    soldstatus $93,000
19. 2020-08-31
    soldstatus $93,000 Closed 152-char remark

    Show marketing remark (152 chars)

    Upgrade Cozy 1 bed 1 bath First Floor Condo in Hallandale Beach, Stainless steel Appliances, tile floor Close to Aventura Mall, beaches and Restaurants

20. 2020-08-12
    historical Active Under Contract 152-char remark

    Show marketing remark (152 chars)

    Upgrade Cozy 1 bed 1 bath First Floor Condo in Hallandale Beach, Stainless steel Appliances, tile floor Close to Aventura Mall, beaches and Restaurants

21. 2020-08-03
    price $99,000 152-char remark

    Show marketing remark (152 chars)

    Upgrade Cozy 1 bed 1 bath First Floor Condo in Hallandale Beach, Stainless steel Appliances, tile floor Close to Aventura Mall, beaches and Restaurants

22. 2020-05-12
    price $105,000 152-char remark

    Show marketing remark (152 chars)

    Upgrade Cozy 1 bed 1 bath First Floor Condo in Hallandale Beach, Stainless steel Appliances, tile floor Close to Aventura Mall, beaches and Restaurants

23. 2020-02-21
    listed $115,000 Active 152-char remark

    Show marketing remark (152 chars)

    Upgrade Cozy 1 bed 1 bath First Floor Condo in Hallandale Beach, Stainless steel Appliances, tile floor Close to Aventura Mall, beaches and Restaurants

24. 2019-06-20
    historical
25. 2019-02-08
    listed $119,000 Active
26. 2015-03-05
    historical
27. 2015-03-04
    status Pending
28. 2014-12-19
    listed $65,000 Active

ⓘ 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: $2,971 · $248/mo
• Projected year-2 tax: $2,971 · $248/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 · 77% 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: $31,713
• − Mortgage interest: −$10,083
• − Property taxes: −$2,971
• − Insurance: −$6,018
• − Repairs & maintenance: −$2,537
• − Management: −$2,537
• − HOA: −$5,196
• − Depreciation: −$5,236
• Taxable loss: −$2,865
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $229/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

+176.9% since first listed

19 events — show timeline

• 2026-05-28 Listed $180,000 MARMLS
• 2024-10-16 Rental Removed $1,500 MARMLS
• 2024-09-10 Price Changed $1,500 MARMLS
• 2024-08-21 Listed for Rent $1,600 MARMLS
• 2023-08-29 Rental Removed $1,500 MARMLS
• 2023-08-17 Listed for Rent $1,500 MARMLS
• 2023-08-04 Rental Removed $1,500 MARMLS
• 2023-07-29 Listed for Rent $1,500 MARMLS
• 2020-09-01 Sold (Public Records) $93,000 Public Records
• 2020-08-31 Sold (MLS) $93,000 MARMLS
• 2020-08-12 Contingent — MARMLS
• 2020-08-03 Price Changed $99,000 MARMLS
• 2020-05-12 Price Changed $105,000 MARMLS
• 2020-02-21 Listed $115,000 MARMLS
• 2019-06-20 Listing Removed — MARMLS
• 2019-02-08 Listed $119,000 MARMLS
• 2015-03-05 Listing Removed — MARMLS
• 2015-03-04 Pending — MARMLS
• 2014-12-19 Listed $65,000 MARMLS

Property tax history

+10.0%/yr

Latest (2025): $2,971 · +10.6% YoY. Source: county tax records.