1865 S Ocean Dr Unit 4L · Hallandale Beach, FL 33009

$2,200

1 bd · 2.0 ba · 1,300 sqft · Condo public records · 54 Days on market

Built 1974 $100/mo HOA · 4% of rent

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Enjoy this beautiful apartment located in the center of paradise. Located across the street from the beach. 1 Bedroom, and 2 fully renovated bathrooms. This building features a surplus of amazing amenities including renovated heated Pool, Jacuzzi, Sauna, Gym, 2 Tennis courts, Putting green, Billiard, Ping pong, Social room for Parties, Movie time, Lecture hall, Board games and Piano nights, and each floor has its own Laundry. All ages, Card access with 24h Security doorman, 90 days min leasing, Boat Dock, extra Parking for rent

Key facts

• $100 HOA
• Garage
• Built 1974

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee of $100 (includes amenities); Community of 249 units; Bike storage available

Exterior

• Parking: One covered parking space; Built-in garage with 1 space
• Security: Doorman; Key card entry
• Home design: Condominium in a 21-story building; Entry located on level 4
• Construction: Brick and block construction; Resale property
• Exterior features: Barbecue area; Deck; Canal-front waterfront

Interior

• Kitchen: Trash compactor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Closet cabinetry; Additional unspecified interior features

🏷️ Possibly a rental listed for sale. The $2,200 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 1086.2% 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 25d 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 $2,652/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 $15 of loan paydown is wiped out by about $66 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 $616 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,134 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 120.54% ✓
• Cap rate: 1086.20%
• Cash-on-cash: 3856.82%
• DSCR: 172.61
• GRM: 0.1

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: —
• Equity multiple: 150.76×
• Total profit: $92,251
• Equity at exit: $328

10-year hold

• IRR: —
• Equity multiple: 298.30×
• Total profit: $183,137
• Equity at exit: $190

Cash invested: $616 (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: 0.1×

Monthly cashflow live

• Estimated rent: $2,652 medium
• Mortgage (P&I): −$12
• Tax est. 1.5%: −$3 /mo · $33/yr
• Insurance: −$1
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$100
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $1,553

Break-even live

Break-even rent $686

Max offer price $2,200

Occupancy floor 36%

Sensitivity live

Price	-10% $1,555	-5% $1,554	+0% $1,553	+5% $1,553	+10% $1,552
Rent	-10% $1,344	-5% $1,449	+0% $1,553	+5% $1,658	+10% $1,763
Rate	-1.0pp $1,554	-0.5pp $1,554	base $1,553	+0.5pp $1,553	+1.0pp $1,552

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: $550
• Closing costs: $66
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	25d	1	0.13mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	17d	1	0.13mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$4,900	$3.63	15d	1	0.13mi
1850 S Ocean Dr #4009 Hallandale Beach, FL	2.0	1.0	1086	$3,900	$3.59	25d	1	0.16mi
1850 S Ocean Dr #1410 Hallandale Beach, FL	2.0	2.0	1782	$6,500	$3.65	25d	1	0.16mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	4d	1	0.16mi
1850 S Ocean Dr #1405 Hallandale Beach, FL	2.0	2.0	1782	$6,450	$3.62	8d	1	0.16mi
1850 S Ocean Dr #805 Hallandale Beach, FL	2.0	2.0	1782	$6,100	$3.42	18d	1	0.16mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,300	$3.96	25d	1	0.16mi
1850 S Ocean Dr #1105 Hallandale Beach, FL	2.0	2.0	1782	$7,000	$3.93	18d	1	0.16mi
1850 S Ocean Dr #1410 Hallandale Beach, FL	2.0	2.0	1782	$6,500	$3.65	3d	1	0.16mi
1850 S Ocean Dr #3310 Hallandale Beach, FL	2.0	2.0	1782	$7,500	$4.21	25d	1	0.16mi
1850 S Ocean Dr #3510 Hallandale Beach, FL	2.0	2.0	1782	$6,300	$3.54	16d	1	0.16mi
1850 S Ocean Dr #1405 Hallandale Beach, FL	2.0	2.0	1782	$6,450	$3.62	25d	1	0.16mi
1850 S Ocean Dr #2909 Hallandale Beach, FL	2.0	1.0	1086	$4,050	$3.73	25d	1	0.16mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	25d	1	0.17mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	25d	1	0.17mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	25d	1	0.17mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$4,750	$4.35	25d	3	0.18mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$4,219	$3.94	21d	4	0.18mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	0.18mi
1830 S Ocean Dr #1610 Hallandale Beach, FL	2.0	2.0	1337	$6,500	$4.86	25d	1	0.18mi
1830 S Ocean Dr #3510 Hallandale Beach, FL	2.0	2.0	1337	$5,900	$4.41	12d	1	0.18mi
1830 S Ocean Dr #1806 Hallandale Beach, FL	2.0	2.0	1458	$5,000	$3.43	20d	1	0.18mi
1830 S Ocean Dr #1706 Hallandale Beach, FL	2.0	2.0	1458	$6,500	$4.46	8d	1	0.18mi
1830 S Ocean Dr #3211 Hallandale Beach, FL	2.0	2.0	1554	$9,000	$5.79	25d	1	0.18mi
1830 S Ocean Dr #3510 Hallandale Beach, FL	2.0	2.0	1337	$5,500	$4.11	6d	1	0.18mi
1830 S Ocean Dr #3208 Hallandale Beach, FL	2.0	2.0	1458	$4,500	$3.09	25d	1	0.18mi
1830 S Ocean Dr #3210 Hallandale Beach, FL	2.0	2.0	1337	$5,300	$3.96	25d	1	0.18mi
1830 S Ocean Dr #3910 Hallandale Beach, FL	2.0	2.0	1337	$8,000	$5.98	25d	1	0.18mi
1830 S Ocean Dr #4710 Hallandale Beach, FL	2.0	2.0	1337	$6,000	$4.49	25d	1	0.18mi
1830 S Ocean Dr #2108 Hallandale Beach, FL	2.0	2.0	1458	$7,300	$5.01	25d	1	0.18mi
1830 S Ocean Dr #4006 Hallandale Beach, FL	2.0	2.0	1458	$5,500	$3.77	11d	1	0.18mi
1830 S Ocean Dr #2010 Hallandale Beach, FL	2.0	2.0	1337	$8,500	$6.36	25d	1	0.18mi
1830 S Ocean Dr #3303 Hallandale Beach, FL	2.0	3.0	1733	$6,300	$3.64	25d	1	0.18mi
1830 S Ocean Dr #4810 Hallandale Beach, FL	2.0	2.0	1337	$5,500	$4.11	21d	1	0.18mi
1830 S Ocean Dr #2806 Hallandale Beach, FL	2.0	2.0	1458	$6,300	$4.32	25d	1	0.18mi
1830 S Ocean Dr #1808 Hallandale Beach, FL	2.0	2.0	1458	$7,500	$5.14	16d	1	0.18mi
1830 S Ocean Dr #4603 Hallandale Beach, FL	2.0	3.0	1733	$7,500	$4.33	25d	1	0.18mi
1830 S Ocean Dr #2904 Hallandale Beach, FL	2.0	3.0	1675	$9,500	$5.67	25d	1	0.18mi

HOA detail condo

• Monthly dues: $100 · $1,200/yr
• Likely covers: poolgymdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $2,200 Active 54 DOM
2. 2026-06-17
   days on market $2,200 Active 53 DOM
3. 2026-06-16
   days on market $2,200 Active 52 DOM
4. 2026-06-15
   days on market $2,200 Active 51 DOM
5. 2026-06-13
   days on market $2,200 Active 49 DOM
6. 2026-06-09
   days on market $2,200 Active 45 DOM
7. 2026-06-08
   days on market $2,200 Active 44 DOM
8. 2026-06-07
   days on market $2,200 Active 43 DOM
9. 2026-06-04
   days on market $2,200 Active 40 DOM
10. 2026-06-03
    days on market $2,200 Active 39 DOM
11. 2026-06-02
    days on market $2,200 Active 38 DOM
12. 2026-06-01
    days on market $2,200 Active 37 DOM
13. 2026-05-31
    days on market $2,200 Active 36 DOM
14. 2026-05-15
    price $2,200
15. 2026-05-10
    historical $2,300
16. 2026-05-10
    listed $2,300
17. 2026-04-20
    listed $2,300 Active
18. 2025-06-04
    historical $2,300
19. 2025-05-03
    listed $2,300
20. 2021-12-22
    soldstatus $267,000 Closed 533-char remark

    Show marketing remark (533 chars)

    Enjoy this beautiful apartment located in the center of paradise. Located across the street from the beach. 1 Bedroom, and 2 fully renovated bathrooms. This building features a surplus of amazing amenities including renovated heated Pool, Jacuzzi, Sauna, Gym, 2 Tennis courts, Putting green, Billiard, Ping pong, Social room for Parties, Movie time, Lecture hall, Board games and Piano nights, and each floor has its own Laundry. All ages, Card access with 24h Security doorman, 90 days min leasing, Boat Dock, extra Parking for rent

21. 2021-12-22
    soldstatus $269,000

    Show marketing remark (533 chars)

    Enjoy this beautiful apartment located in the center of paradise. Located across the street from the beach. 1 Bedroom, and 2 fully renovated bathrooms. This building features a surplus of amazing amenities including renovated heated Pool, Jacuzzi, Sauna, Gym, 2 Tennis courts, Putting green, Billiard, Ping pong, Social room for Parties, Movie time, Lecture hall, Board games and Piano nights, and each floor has its own Laundry. All ages, Card access with 24h Security doorman, 90 days min leasing, Boat Dock, extra Parking for rent

22. 2021-11-11
    status Pending 533-char remark

    Show marketing remark (533 chars)

    Enjoy this beautiful apartment located in the center of paradise. Located across the street from the beach. 1 Bedroom, and 2 fully renovated bathrooms. This building features a surplus of amazing amenities including renovated heated Pool, Jacuzzi, Sauna, Gym, 2 Tennis courts, Putting green, Billiard, Ping pong, Social room for Parties, Movie time, Lecture hall, Board games and Piano nights, and each floor has its own Laundry. All ages, Card access with 24h Security doorman, 90 days min leasing, Boat Dock, extra Parking for rent

23. 2021-10-20
    price $269,000 533-char remark

    Show marketing remark (533 chars)

    Enjoy this beautiful apartment located in the center of paradise. Located across the street from the beach. 1 Bedroom, and 2 fully renovated bathrooms. This building features a surplus of amazing amenities including renovated heated Pool, Jacuzzi, Sauna, Gym, 2 Tennis courts, Putting green, Billiard, Ping pong, Social room for Parties, Movie time, Lecture hall, Board games and Piano nights, and each floor has its own Laundry. All ages, Card access with 24h Security doorman, 90 days min leasing, Boat Dock, extra Parking for rent

24. 2021-09-30
    listed $267,000 Active 533-char remark

    Show marketing remark (533 chars)

    Enjoy this beautiful apartment located in the center of paradise. Located across the street from the beach. 1 Bedroom, and 2 fully renovated bathrooms. This building features a surplus of amazing amenities including renovated heated Pool, Jacuzzi, Sauna, Gym, 2 Tennis courts, Putting green, Billiard, Ping pong, Social room for Parties, Movie time, Lecture hall, Board games and Piano nights, and each floor has its own Laundry. All ages, Card access with 24h Security doorman, 90 days min leasing, Boat Dock, extra Parking for rent

25. 1990-08-09
    soldstatus $67,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 22 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: $31,823
• − Mortgage interest: −$123
• − Property taxes: −$33
• − Insurance: −$5,130
• − Repairs & maintenance: −$2,546
• − Management: −$2,546
• − HOA: −$1,200
• − Depreciation: −$64
• Taxable income: $20,182
• Est. tax owed @ 24.0%: −$4,844
• After-tax cash flow: $13,796/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

-96.7% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $2,200 MARMLS
• 2026-05-10 Rental Removed $2,300 MARMLS
• 2026-05-10 Listed for Rent $2,300 MARMLS
• 2026-04-20 Listed $2,300 MARMLS
• 2025-06-04 Rental Removed $2,300 MARMLS
• 2025-05-03 Listed for Rent $2,300 MARMLS
• 2021-12-22 Sold (Public Records) $269,000 Public Records
• 2021-12-22 Sold (MLS) $267,000 MARMLS
• 2021-11-11 Pending — MARMLS
• 2021-10-20 Price Changed $269,000 MARMLS
• 2021-09-30 Listed $267,000 MARMLS
• 1990-08-09 Sold (Public Records) $67,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $5,466 · -8.2% YoY. Source: county tax records.