600 Three Islands Blvd #1716 · Hallandale Beach, FL 33009

$220,000

1 bd · 2.0 ba · 1,140 sqft · Condo public records · 211 Days on market

Built 1981 $850/mo HOA · 22% of rent ↓ 8% since listing

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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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• 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

PROPERTY IS RENTED 6/1/2026 TO MAY 30, 2027 The Olympus is located on the beautiful secluded Three Islands in Hallandale Beach, offering spectacular views of the Intracoastal, marina, pool, and gardens. This charming unit boasts picture-perfect views of the marina, pool, and Intracoastal. The unit features a one bedroom, 1 bathroom, and one half bath model 1140 sq. ft. With raw floors ready for your decor, the unit is primed for a complete makeover to suit your taste. The appliances are in pristine condition. Amenities include 18 acres of lush landscaping, an Olympic pool, a garden pool, a state-of-the-art fitness center, a sauna, tennis, a courtesy bus, a BBQ, a game room, and a marina. wi

Key facts

• Bbq
• Tennis
• Olympic pool

Tags

• 18 ACRES LUSH LANDSCAPING
• OLYMPIC POOL
• SAUNA
• TENNIS
• COURTESY BUS
• BBQ

Property features AI

Finance

• Financial info: Pets conditional; some restrictions may apply
• HOA & community: Monthly association fee ($850); Association fee includes management, amenities, cable TV, insurance, laundry, structure maintenance, parking, pest control, pool(s), recreation facilities, reserve fund, sewer, security, trash, water; Community amenities include billiard room, marina, bike storage, community kitchen, fitness center, laundry, library, shuffleboard court, sauna, storage, tennis courts, transportation service, and vehicle wash area; Community of 1,090 units

Exterior

• Parking: Assigned detached garage with valet/one covered space (1 covered space, 1 garage space)
• Security: Intercom; Security guard
• Utilities: Cable available; Water and sewer included in association; Electric service (electric range, electric water heater)
• Home design: Attached property; Entry on level 17; Located on the 17th floor; 18 total stories
• Construction: Block construction
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Icemaker; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Concrete flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Breakfast area; Closet cabinetry; Living/dining room; Main living area on entry level; Pantry; Walk-in closet(s)
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 1380 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 $3,924/mo this rent would consume 90% 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 $7k 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 211 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.78% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 4.7

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: -16.4%
• Equity multiple: 0.44×
• Total profit: $-34,308
• Equity at exit: $32,803

10-year hold

• IRR: -20.3%
• Equity multiple: 0.17×
• Total profit: $-51,384
• Equity at exit: $19,022

Cash invested: $61,600 (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: 1380
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,924 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$416 /mo · $4,993/yr
• Insurance: −$92
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$850
• Vacancy / Maint / Mgmt: −$824
• Net cashflow: $162

Break-even live

Break-even rent $3,719

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $286	-5% $224	+0% $162	+5% $100	+10% $37
Rent	-10% $-148	-5% $7	+0% $162	+5% $317	+10% $472
Rate	-1.0pp $273	-0.5pp $218	base $162	+0.5pp $105	+1.0pp $47

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	15d	1	0.01mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	9d	1	0.01mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	6d	1	0.41mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	9d	1	0.41mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	5d	3	0.42mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	6d	2	0.42mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	25d	1	0.43mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,600	$3.32	11d	18	0.45mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,900	$3.59	14d	17	0.45mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,605	$5.87	0d	1	0.45mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	3d	7	0.48mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	15d	8	0.48mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	25d	6	0.48mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,432	$4.35	0d	1	0.48mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	25d	1	0.48mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	9d	1	0.48mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	25d	1	0.48mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	25d	1	0.48mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$5,000	$4.64	25d	5	0.48mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	3d	2	0.50mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	9d	1	0.50mi
4010 S Ocean Dr Unit 1227249P Hollywood, FL	1.0–3.0	1.5–2.5	1140	$3,991	$3.50	0d	3	0.50mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	4d	1	0.50mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	25d	1	0.50mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	23d	1	0.50mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	25d	1	0.50mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	9d	1	0.50mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	25d	1	0.50mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$4,219	$3.94	22d	4	0.50mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$4,750	$4.35	25d	3	0.50mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	25d	1	0.51mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	25d	1	0.51mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	25d	1	0.51mi
3801 S Ocean Dr Unit 7X Hollywood, FL	2.0	1.5	1236	$3,800	$3.07	25d	1	0.51mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	0d	1	0.51mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	6d	1	0.51mi
3801 S Ocean Dr Unit 10V Hollywood, FL	2.0	2.0	1176	$4,300	$3.66	25d	1	0.51mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	25d	1	0.51mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	25d	1	0.51mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL	2.0	1.0–2.0	640	$3,224	$5.04	0d	3	0.51mi

HOA detail condo

• Monthly dues: $850 · $10,200/yr
• Likely covers: landscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-24
   status Active
2. 2026-05-24
   historical
3. 2025-06-01
   status Pending
4. 2025-02-21
   price $220,000
5. 2025-01-07
   status Active
6. 2024-12-31
   historical Active Under Contract
7. 2024-11-02
   listed $240,000 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: $4,993 · $416/mo
• Projected year-2 tax: $4,993 · $416/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $47,085
• − Mortgage interest: −$12,323
• − Property taxes: −$4,993
• − Insurance: −$6,218
• − Repairs & maintenance: −$3,767
• − Management: −$3,767
• − HOA: −$10,200
• − Depreciation: −$6,400
• Taxable loss: −$583
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $2,081/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

-8.3% since first listed

7 events — show timeline

• 2026-05-24 Relisted — MARMLS
• 2026-05-24 Listing Removed — MARMLS
• 2025-06-01 Pending — MARMLS
• 2025-02-21 Price Changed $220,000 MARMLS
• 2025-01-07 Relisted — MARMLS
• 2024-12-31 Contingent — MARMLS
• 2024-11-02 Listed $240,000 MARMLS

Property tax history

+7.1%/yr

Latest (2025): $4,993 · +4.5% YoY. Source: county tax records.