300 Golden Isles Dr #206 · Hallandale Beach, FL 33009

$262,000

2 bd · 2.0 ba · 1,055 sqft · Condo public records · 80 Days on market

Built 1967 $595/mo HOA · 14% 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 +27.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• 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

AMAZING VIEWS FROM THIS 2ND FLOOR 2/2 IN BEAUTIFUL GOLDEN ISLES!! UNIT IS UPDATED, TILE THROUGHOUT, UNIT HAS A SCREENED IN PATIO OVERLOOKING THE BEAUTIFUL WATERVIEW!! 55+, CLOSE TO BEACH AND PLENTY OF SHOPPING! EASY DRIVE TO FT LAUDERDALE AIRPORT, CASINO'S AND MORE!! VACANT EASY TO SHOW!!

Key facts

• No fixed bridges
• Community dock
• Ocean access

Tags

• NEW STAINLESS-STEEL APPLIANCES
• HURRICANE IMPACT WINDOWS
• POPCORN FREE CEILINGS
• COMMUNITY DOCK
• OCEAN ACCESS
• NO FIXED BRIDGES

Property features AI

Finance

• HOA & community: Association with monthly fee; Association amenities include pool, shuffleboard court, picnic area, community room, storage, parking, car wash area, kitchen facilities, internet included, maintenance; HOA fee includes insurance, grounds and structure maintenance, pest control, trash, water, common areas, elevator, reserve funds, and pool service; Senior community

Exterior

• Parking: 48 assigned and guest parking spaces; 1 open parking space
• Security: Smoke detectors; Entry phone/intercom; Other security features
• Utilities: Cable available
• Home design: Stock cooperative; Updated/remodeled condition; Second-floor entry with elevator (handicap accessible); Faces south; 3-story building; Water views; screened-in patio
• Construction: CBS construction
• Exterior features: Screened porch; Porch; Ocean access waterfront with no fixed bridge

Interior

• Kitchen: Electric range, microwave, dishwasher, refrigerator, disposal
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Furnished; Blinds, drapes and rods; Disposal, Dishwasher, Electric range, Microwave, Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $262k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $262k).
• Recommended offer: $246k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 1384 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 80 days — a 6% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $67k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $189k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1967 — 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: 1.58% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.70%
• DSCR: 1.56
• GRM: 5.3

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: -11.7%
• Equity multiple: 0.59×
• Total profit: $-29,865
• Equity at exit: $39,065

10-year hold

• IRR: -9.3%
• Equity multiple: 0.52×
• Total profit: $-34,919
• Equity at exit: $22,653

Cash invested: $73,360 (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: 1384
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $4,130 high
• Mortgage (P&I): −$1,374
• Tax from tax record: −$409 /mo · $4,905/yr
• Insurance: −$109
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$595
• Vacancy / Maint / Mgmt: −$867
• Net cashflow: $350

Break-even live

Break-even rent $3,688

Max offer price $262,000

Occupancy floor 87%

Sensitivity live

Price	-10% $498	-5% $424	+0% $350	+5% $275	+10% $201
Rent	-10% $23	-5% $186	+0% $350	+5% $513	+10% $676
Rate	-1.0pp $482	-0.5pp $416	base $350	+0.5pp $282	+1.0pp $213

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Golden Isles Dr #302 Hallandale Beach, FL	2.0	2.0	1150	$3,975	$3.46	26d	1	0.09mi
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	26d	1	0.17mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	2.0	1.0–2.0	720	$5,950	$8.26	0d	6	0.33mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	23d	4	0.33mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	26d	3	0.33mi
1965 S Ocean Dr Unit 14F Hallandale Beach, FL	2.0	2.0	1275	$4,800	$3.76	1d	1	0.34mi
1985 S Ocean Dr Unit 22P Hallandale Beach, FL	2.0	2.0	1380	$4,000	$2.90	26d	1	0.34mi
1985 S Ocean Dr Unit 21P Hallandale Beach, FL	2.0	2.0	1380	$3,800	$2.75	10d	1	0.34mi
1985 S Ocean Dr Unit 9G Hallandale Beach, FL	2.0	2.0	1240	$3,700	$2.98	26d	1	0.34mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$4,219	$5.00	4d	2	0.34mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	26d	1	0.34mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	26d	1	0.34mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	26d	1	0.34mi
2017 S Ocean Dr #1107 Hallandale Beach, FL	2.0	2.0	1270	$3,900	$3.07	16d	1	0.34mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	15d	2	0.35mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,000	$2.59	17d	3	0.35mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1522	$3,650	$2.40	21d	3	0.35mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	10d	2	0.35mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	26d	1	0.40mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	26d	1	0.41mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	12d	1	0.41mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	26d	1	0.42mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	19d	1	0.42mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$4,900	$3.63	17d	1	0.42mi
1904 S Ocean Dr #1707 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	26d	1	0.44mi
1904 S Ocean Dr #1807 Hallandale Beach, FL	2.0	2.0	1350	$3,700	$2.74	0d	1	0.44mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	5d	2	0.46mi
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	7d	1	0.46mi
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	15d	1	0.46mi
1950 S Ocean Dr Unit 12M Hallandale Beach, FL	1.0	1.5	870	$3,800	$4.37	4d	1	0.46mi
1950 S Ocean Dr Unit 12M Hallandale Beach, FL	1.0	1.5	870	$3,800	$4.37	19d	1	0.46mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	17d	1	0.47mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	26d	1	0.47mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	26d	1	0.47mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	0d	6	0.47mi
2723 E Hallandale Beach Blvd Unit 1049813P Hollywood, FL	3.0	2.0	1496	$6,498	$4.34	5d	1	0.49mi
2065 S Ocean Dr Unit 1049793P Hallandale Beach, FL	2.0	2.0	871	$4,971	$5.71	10d	1	0.49mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,825	$3.77	26d	9	0.49mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,775	$3.73	5d	8	0.49mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,750	$3.71	5d	9	0.49mi

HOA detail condo

• Monthly dues: $595 · $7,140/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-31
   status $262,000 Pending 80 DOM
2. 2026-04-22
   price $262,000
3. 2025-03-05
   listed $329,000 Active
4. 2022-01-11
   soldstatus $189,000 Closed 292-char remark

   Show marketing remark (292 chars)

   AMAZING VIEWS FROM THIS 2ND FLOOR 2/2 IN BEAUTIFUL GOLDEN ISLES!! UNIT IS UPDATED, TILE THROUGHOUT, UNIT HAS A SCREENED IN PATIO OVERLOOKING THE BEAUTIFUL WATERVIEW!! 55+, CLOSE TO BEACH AND PLENTY OF SHOPPING! EASY DRIVE TO FT LAUDERDALE AIRPORT, CASINO'S AND MORE!! VACANT EASY TO SHOW!!

5. 2021-11-27
   historical Active Under Contract 292-char remark

   Show marketing remark (292 chars)

   AMAZING VIEWS FROM THIS 2ND FLOOR 2/2 IN BEAUTIFUL GOLDEN ISLES!! UNIT IS UPDATED, TILE THROUGHOUT, UNIT HAS A SCREENED IN PATIO OVERLOOKING THE BEAUTIFUL WATERVIEW!! 55+, CLOSE TO BEACH AND PLENTY OF SHOPPING! EASY DRIVE TO FT LAUDERDALE AIRPORT, CASINO'S AND MORE!! VACANT EASY TO SHOW!!

6. 2021-11-23
   listed $189,000 Active 292-char remark

   Show marketing remark (292 chars)

   AMAZING VIEWS FROM THIS 2ND FLOOR 2/2 IN BEAUTIFUL GOLDEN ISLES!! UNIT IS UPDATED, TILE THROUGHOUT, UNIT HAS A SCREENED IN PATIO OVERLOOKING THE BEAUTIFUL WATERVIEW!! 55+, CLOSE TO BEACH AND PLENTY OF SHOPPING! EASY DRIVE TO FT LAUDERDALE AIRPORT, CASINO'S AND MORE!! VACANT EASY TO SHOW!!

7. 2013-08-07
   soldstatus $130,000 Sold 238-char remark

   Show marketing remark (238 chars)

   Sparkling & Serene Wterview. .. No Land Lease. .. Inexpensive & Available Boat Docs. .. Minutes to Beautiful Beaches, fine Restaurants, Great Shopping, The Airport & Gulfstream's New Village, Racetrack & Casino. ..

8. 2013-06-04
   status Pending 238-char remark

   Show marketing remark (238 chars)

   Sparkling & Serene Wterview. .. No Land Lease. .. Inexpensive & Available Boat Docs. .. Minutes to Beautiful Beaches, fine Restaurants, Great Shopping, The Airport & Gulfstream's New Village, Racetrack & Casino. ..

ⓘ 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: $4,905 · $409/mo
• Projected year-2 tax: $4,905 · $409/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 8/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 24 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: $49,565
• − Mortgage interest: −$14,676
• − Property taxes: −$4,905
• − Insurance: −$6,428
• − Repairs & maintenance: −$3,965
• − Management: −$3,965
• − HOA: −$7,140
• − Depreciation: −$7,622
• Taxable income: $863
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $3,988/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

+101.5% since first listed

7 events — show timeline

• 2026-04-22 Price Changed $262,000 Beaches MLS
• 2025-03-05 Listed $329,000 Beaches MLS
• 2022-01-11 Sold (MLS) $189,000 MARMLS
• 2021-11-27 Contingent — MARMLS
• 2021-11-23 Listed $189,000 MARMLS
• 2013-08-07 Sold (MLS) $130,000 MARMLS
• 2013-06-04 Pending — MARMLS

Property tax history

+7.0%/yr

Latest (2025): $4,905 · +9.9% YoY. Source: county tax records.