601 Three Islands Blvd #217 · Hallandale Beach, FL 33009

$289,900

2 bd · 2.0 ba · 1,310 sqft · Condo public records · 116 Days on market

Built 1975 $824/mo HOA · 19% 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 +22.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 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

Beautiful REMODELED property located in the desirable Three Islands community in Hallandale Beach. This remarkable apartment features a spacious layout with two private balconies, spacious bedrooms, a modern remodeled kitchen, NEW SS appliances, beautiful countertops, NEW flooring, ample closet space, and spacious bathrooms. Filled with natural light. . Location, location!! Close to the beach and shops. Come to this vibrant community. Take this opportunity!!add your personal touch and make it YOUR HOME SWEET HOME!!

Key facts

• New ss appliances
• New flooring
• Remodeled property

Tags

• REMODELED PROPERTY
• TWO PRIVATE BALCONIES
• MODERN REMODELED KITCHEN
• NEW SS APPLIANCES
• BEAUTIFUL COUNTERTOPS
• NEW FLOORING

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers amenities, cable TV, hot water, grounds maintenance, building maintenance, pest control, pool(s), trash, and water; Association amenities include laundry facilities, pool, and tennis courts

Exterior

• Parking: Assigned parking; Guest parking; One covered space (1-car garage/space)
• Security: Intercom
• Utilities: Cable available
• Home design: Condo/Apartment in a 5-story building; Unit on entry level 2; Updated/remodeled; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Tennis courts; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Den; Storage room
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Living/dining room; Tub/shower; Blinds; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $66 ($790/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $264k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 1380 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4,372/mo this rent would consume 101% 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 $9k 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 116 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 11979% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $126k; list at $290k implies a 131% gain — meaningful room to come down on a strong offer.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.51% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 5.5

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: -19.3%
• Equity multiple: 0.35×
• Total profit: $-52,887
• Equity at exit: $43,225

10-year hold

• IRR: -25.0%
• Equity multiple: 0.02×
• Total profit: $-79,889
• Equity at exit: $25,065

Cash invested: $81,172 (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: 5.5×

Monthly cashflow live

• Estimated rent: $4,372 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$496 /mo · $5,958/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$824
• Vacancy / Maint / Mgmt: −$918
• Net cashflow: $66

Break-even live

Break-even rent $4,289

Max offer price $289,900

Occupancy floor 93%

Sensitivity live

Price	-10% $230	-5% $148	+0% $66	+5% $-16	+10% $-98
Rent	-10% $-280	-5% $-107	+0% $66	+5% $239	+10% $411
Rate	-1.0pp $212	-0.5pp $140	base $66	+0.5pp $-9	+1.0pp $-86

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Parkview Dr #1112 Hallandale Beach, FL	2.0	2.0	1580	$3,800	$2.41	26d	1	0.20mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	9d	1	0.20mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	15d	1	0.20mi
1001 Three Islands Blvd #331 Hallandale Beach, FL	3.0	2.5	1750	$3,780	$2.16	0d	1	0.25mi
2753 S Parkview Dr Hallandale Beach, FL	2.0	2.0	1680	$3,699	$2.20	19d	1	0.31mi
825 NE 26th Ave Hallandale Beach, FL	3.0	2.0	1844	$4,200	$2.28	26d	1	0.33mi
513 Leslie Dr #513 Hallandale Beach, FL	3.0	2.0	1624	$5,250	$3.23	26d	1	0.33mi
523 Leslie Dr Hallandale Beach, FL	3.0	2.0	1624	$4,950	$3.05	26d	1	0.35mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.5	1784	$7,750	$4.34	13d	1	0.38mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.0	1784	$7,500	$4.20	3d	1	0.38mi
1529 Shoreline Way Hollywood, FL	3.0	2.5	1784	$7,500	$4.20	9d	1	0.38mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	26d	1	0.38mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	26d	1	0.38mi
1745 E Hallandale Beach Blvd Ph 05W Hallandale Beach, FL	3.0	3.0	1715	$5,000	$2.92	4d	1	0.40mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	26d	1	0.40mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	26d	1	0.40mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	16d	1	0.40mi
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	23d	1	0.54mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	9d	1	0.57mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	6d	1	0.57mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$4,219	$5.00	3d	2	0.57mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	6d	3	0.58mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	7d	2	0.58mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL	2.0	1.0–2.0	640	$4,219	$6.59	0d	3	0.58mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	22d	4	0.58mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	26d	3	0.58mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	26d	1	0.59mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	26d	1	0.59mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	26d	1	0.59mi
2600 E Hallandale Beach Blvd Unit T2002 SEASONAL Hallandale Beach, FL	3.0	3.0	1577	$7,500	$4.76	26d	1	0.59mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	26d	5	0.60mi
2723 E Hallandale Beach Blvd Unit 1049813P Hollywood, FL	3.0	2.0	1496	$6,498	$4.34	4d	1	0.63mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	23d	1	0.63mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	9d	1	0.63mi
4010 S Ocean Dr Unit R2004 Hollywood, FL	3.0	2.0	1129	$7,500	$6.64	26d	1	0.63mi
4010 S Ocean Dr Unit T3708 Hollywood, FL	3.0	2.5	1361	$8,000	$5.88	26d	1	0.63mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	26d	1	0.63mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	26d	1	0.63mi
4010 S Ocean Dr Unit R1108 Hollywood, FL	3.0	2.5	1361	$12,999	$9.55	26d	1	0.63mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	9d	1	0.63mi

HOA detail condo

• Monthly dues: $824 · $9,888/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $289,900 Active 116 DOM
2. 2026-06-18
   days on market $289,900 Active 113 DOM
3. 2026-06-17
   days on market $289,900 Active 112 DOM
4. 2026-06-16
   days on market $289,900 Active 111 DOM
5. 2026-06-15
   days on market $289,900 Active 110 DOM
6. 2026-06-13
   days on market $289,900 Active 108 DOM
7. 2026-06-09
   days on market $289,900 Active 104 DOM
8. 2026-06-07
   days on market $289,900 Active 102 DOM
9. 2026-06-04
   days on market $289,900 Active 99 DOM
10. 2026-06-03
    days on market $289,900 Active 98 DOM
11. 2026-06-02
    days on market $289,900 Active 97 DOM
12. 2026-06-01
    days on market $289,900 Active 96 DOM
13. 2026-05-31
    days on market $289,900 Active 95 DOM
14. 2026-03-26
    listed $2,400
15. 2026-02-20
    listed $289,900 Active
16. 2026-02-09
    historical
17. 2025-11-15
    historical $2,500
18. 2025-09-02
    status Active
19. 2025-08-21
    listed $2,500
20. 2025-06-30
    historical Active Under Contract
21. 2025-05-25
    historical $2,500
22. 2025-05-21
    listed $2,500
23. 2025-03-07
    price $289,900
24. 2025-01-10
    listed $325,000 Active
25. 2001-10-29
    soldstatus $125,500
26. 2000-10-18
    soldstatus $83,500
27. 1979-11-01
    soldstatus $62,500

ⓘ 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: $5,958 · $496/mo
• Projected year-2 tax: $5,958 · $496/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 · 76% 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: $52,465
• − Mortgage interest: −$16,239
• − Property taxes: −$5,958
• − Insurance: −$6,568
• − Repairs & maintenance: −$4,197
• − Management: −$4,197
• − HOA: −$9,888
• − Depreciation: −$8,433
• Taxable loss: −$3,016
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $1,514/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

-96.2% since first listed

14 events — show timeline

• 2026-03-26 Listed for Rent $2,400 MARMLS
• 2026-02-20 Listed $289,900 MARMLS
• 2026-02-09 Listing Removed — MARMLS
• 2025-11-15 Rental Removed $2,500 MARMLS
• 2025-09-02 Relisted — MARMLS
• 2025-08-21 Listed for Rent $2,500 MARMLS
• 2025-06-30 Contingent — MARMLS
• 2025-05-25 Rental Removed $2,500 MARMLS
• 2025-05-21 Listed for Rent $2,500 MARMLS
• 2025-03-07 Price Changed $289,900 MARMLS
• 2025-01-10 Listed $325,000 MARMLS
• 2001-10-29 Sold (Public Records) $125,500 Public Records
• 2000-10-18 Sold (Public Records) $83,500 Public Records
• 1979-11-01 Sold (Public Records) $62,500 Public Records

Property tax history

+12.8%/yr

Latest (2025): $5,958 · +217.7% YoY. Source: county tax records.