1000 NE 14th Ave #605 · Hallandale Beach, FL 33009

$159,000

1 bd · 2.0 ba · 785 sqft · Condo public records · 433 Days on market

Built 1969 $632/mo HOA · 17% 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

PRICED TO SELL!!!!! Location, Location, Location!!!! Quiet and peaceful complex. .. Screened terrace overlooking the Amazing Diplomat golf course, and Skylines. .. 6th floor furnished condo with modern appliances. wood, ceramic and carpeting flooring. east west air flowing throughout your condo. Over 55. Low maintenance. No pets. Special assessments (2). association approval required. Near I95, beach, shops, Restaurants. .. OWNER REALLY MOTIVATED!!!!!

Key facts

• Near i95
• Screened terrace
• Modern appliances

Tags

• SCREENED TERRACE
• DIPLOMAT GOLF COURSE
• MODERN APPLIANCES
• EAST WEST AIR FLOWING
• QUIET AND PEACEFUL COMPLEX
• NEAR I95

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, cable TV, laundry, grounds maintenance, parking, pest control, pool(s), recreation facilities, sewer, trash and water; Community amenities include clubhouse, community kitchen, fitness center, laundry, library, pool, shuffleboard court, sauna, storage, trash service, vehicle wash area and elevators

Exterior

• Parking: 1 covered garage space; Guest parking
• Security: Secured lobby
• Home design: Attached property; 7-story building; Entry on level 6; Effective year built
• Construction: Block construction
• Exterior features: Balcony; Barbecue; Screened balcony/porch; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Ceramic tile; Hardwood; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Closet cabinetry; Pantry; Walk-in closet(s); Elevator access; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $3,735/mo this rent would consume 86% 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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 433 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask is 88233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $115k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 433 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 1969 — 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: 2.35% ✓
• Cap rate: 15.66%
• Cash-on-cash: 33.46%
• DSCR: 2.49
• GRM: 3.5

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: 25.1%
• Equity multiple: 2.00×
• Total profit: $44,306
• Equity at exit: $23,707

10-year hold

• IRR: 30.9%
• Equity multiple: 3.37×
• Total profit: $105,427
• Equity at exit: $13,747

Cash invested: $44,520 (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: 3.5×

Monthly cashflow live

• Estimated rent: $3,735 high
• Mortgage (P&I): −$834
• Tax from tax record: −$178 /mo · $2,130/yr
• Insurance: −$66
• HOA: −$632
• Vacancy / Maint / Mgmt: −$784
• Net cashflow: $1,241

Break-even live

Break-even rent $2,164

Max offer price $159,000

Occupancy floor 62%

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: $39,750
• Closing costs: $4,770
• 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	24d	1	0.69mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	0.72mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	1d	62	0.81mi
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	0.82mi
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	0.97mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	1d	5	0.98mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$4,219	$3.94	20d	4	0.98mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$4,750	$4.35	24d	3	0.98mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	24d	1	0.98mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	24d	1	0.98mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	24d	1	0.98mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,600	$3.32	10d	18	1.02mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,900	$3.59	12d	17	1.02mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$5,000	$4.64	24d	5	1.02mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,827	$6.15	3d	1	1.03mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	7d	7	1.03mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	14d	7	1.03mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	10d	6	1.03mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	19d	8	1.03mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$3,355	$3.54	3d	2	1.05mi
4010 S Ocean Dr Unit 1227485P Hollywood, FL	2.0–3.0	2.0	1118	$5,049	$4.51	15d	2	1.05mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	7d	1	1.05mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	24d	1	1.05mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	3d	1	1.05mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	24d	1	1.05mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	22d	1	1.05mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	24d	9	1.06mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	2d	35	1.06mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	2d	7	1.08mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	13d	8	1.08mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,652	$4.15	1d	42	1.08mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	24d	1	1.10mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	24d	1	1.11mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	24d	1	1.11mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	24d	1	1.11mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	3d	1	1.11mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$2,727	$2.59	1d	2	1.11mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	3d	1	1.11mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	22d	4	1.13mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	24d	3	1.13mi

HOA detail condo

• Monthly dues: $632 · $7,584/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $159,000 Active 433 DOM
2. 2026-06-17
   days on market $159,000 Active 432 DOM
3. 2026-06-16
   days on market $159,000 Active 431 DOM
4. 2026-06-15
   days on market $159,000 Active 430 DOM
5. 2026-06-13
   days on market $159,000 Active 428 DOM
6. 2026-06-09
   days on market $159,000 Active 424 DOM
7. 2026-06-07
   days on market $159,000 Active 422 DOM
8. 2026-06-04
   days on market $159,000 Active 419 DOM
9. 2026-06-03
   days on market $159,000 Active 418 DOM
10. 2026-06-02
    days on market $159,000 Active 417 DOM
11. 2026-06-01
    days on market $159,000 Active 416 DOM
12. 2026-05-31
    days on market $159,000 Active 415 DOM
13. 2026-05-22
    price $159,000
14. 2026-04-07
    status Active
15. 2026-02-21
    price $160,000
16. 2025-12-10
    price $150,000
17. 2025-09-08
    price $149,500
18. 2025-07-18
    price $150,000
19. 2025-05-23
    price $155,000
20. 2025-05-16
    price $160,000
21. 2025-04-30
    price $170,000
22. 2025-03-31
    price $175,000
23. 2025-03-25
    price $180,000
24. 2025-03-24
    listed $180 Active
25. 2025-02-06
    historical
26. 2024-11-25
    status Active
27. 2024-11-20
    price $185,000
28. 2024-06-25
    price $195,000
29. 2024-06-04
    price $199,000
30. 2024-05-23
    price $210,000
31. 2024-05-23
    price $210
32. 2024-05-22
    listed $310 Active
33. 2019-12-12
    historical
34. 2019-12-11
    status Active
35. 2019-12-10
    historical Hold
36. 2019-07-02
    listed $149,000 Active
37. 2018-08-14
    soldstatus $115,000
38. 1994-06-22
    soldstatus $34,000
39. 1969-10-01
    soldstatus $19,200

ⓘ 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: $2,130 · $178/mo
• Projected year-2 tax: $2,130 · $178/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: $44,823
• − Mortgage interest: −$8,906
• − Property taxes: −$2,130
• − Insurance: −$795
• − Repairs & maintenance: −$3,586
• − Management: −$3,586
• − HOA: −$7,584
• − Depreciation: −$4,625
• Taxable income: $13,610
• Est. tax owed @ 24.0%: −$3,266
• After-tax cash flow: $11,629/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

+728.1% since first listed

27 events — show timeline

• 2026-05-22 Price Changed $159,000 MARMLS
• 2026-04-07 Relisted — MARMLS
• 2026-02-21 Price Changed $160,000 MARMLS
• 2025-12-10 Price Changed $150,000 MARMLS
• 2025-09-08 Price Changed $149,500 MARMLS
• 2025-07-18 Price Changed $150,000 MARMLS
• 2025-05-23 Price Changed $155,000 MARMLS
• 2025-05-16 Price Changed $160,000 MARMLS
• 2025-04-30 Price Changed $170,000 MARMLS
• 2025-03-31 Price Changed $175,000 MARMLS
• 2025-03-25 Price Changed $180,000 MARMLS
• 2025-03-24 Listed $180 MARMLS
• 2025-02-06 Listing Removed — MARMLS
• 2024-11-25 Relisted — MARMLS
• 2024-11-20 Price Changed $185,000 MARMLS
• 2024-06-25 Price Changed $195,000 MARMLS
• 2024-06-04 Price Changed $199,000 MARMLS
• 2024-05-23 Price Changed $210,000 MARMLS
• 2024-05-23 Price Changed $210 MARMLS
• 2024-05-22 Listed $310 MARMLS
• 2019-12-12 Listing Removed — MARMLS
• 2019-12-11 Relisted — MARMLS
• 2019-12-10 Delisted — MARMLS
• 2019-07-02 Listed $149,000 MARMLS
• 2018-08-14 Sold (Public Records) $115,000 Public Records
• 1994-06-22 Sold (Public Records) $34,000 Public Records
• 1969-10-01 Sold (Public Records) $19,200 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,130 · +2.3% YoY. Source: county tax records.