1825 S Ocean Dr #609 · Hallandale Beach, FL 33009

$344,900

2 bd · 2.0 ba · 1,180 sqft · Condo public records · 146 Days on market

Built 1970 $951/mo HOA · 20% 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 +16.8/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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 MLS

OPEN VIEWS FROM THIS CORNER UNIT! BRIGHT AND LIGHT GREAT ROOMS - GRAND FLOOR PLAN! SPACIOUS LIVING AND DINING AREA WITH LOTS OF WINDOWS ALL AROUND INCLUDING KITCHEN. IMPACT WINDOWS!! 2 BEDROOM/2 BATH, BEAUTIFUL NEW OPEN KITCHEN WITH STAINLESS STEEL APPLIANCES. TURNKEY MOVE RIGHT IN. TILE THROUGHOUT. HUGE MASTER BEDROOM WITH LARGE WALK-IN CLOSET. BRAND NEW A/C AND WATER HEATER. ALL NEW WINDOW SHADES. SECURED BUILDING. COMMUNITY POOL RIGHT ON THE INTRACOASTAL. UPDATED GYM.

Key facts

• Open views
• South east exposure
• Wood cabinetry

Tags

• OPEN VIEWS
• SOUTH EAST EXPOSURE
• IMPACT WINDOWS
• BEAUTIFUL OPEN KITCHEN
• WOOD CABINETRY
• GRANITE COUNTERS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association covers common areas, hot water, insurance, internet, grounds and structure maintenance, pool(s), sewer, trash and water; Community amenities include clubhouse, elevators, fitness center, laundry facilities and pool

Exterior

• Parking: Assigned covered parking; 1 covered/carport space; Guest parking
• Security: Key card entry; Secured lobby
• Utilities: Cable available
• Home design: Condo (property attached); Facing east; Entry on level 6; Single-level unit within the building; Building has 11 stories
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/porch; Exterior lighting; Security/high-impact doors; Intracoastal access waterfront

Interior

• Kitchen: Built-in oven; Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Impact glass windows; Partially furnished; Entrance foyer; First-floor entry; Combined living/dining area; Walk-in closet(s)
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $345k.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (10.4% below list).
• Meets the 1% rule at list price ($5k rent vs $345k).
• Recommended offer: $304k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 22d 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 $4,668/mo this rent would consume 108% 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 $10k 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 146 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $250k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 20% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $303,512 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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.
10. 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.
11. 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: 1.35% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 6.2

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: 0.18×
• Total profit: $-79,600
• Equity at exit: $51,426

10-year hold

• IRR: -43.6%
• Equity multiple: -0.32×
• Total profit: $-127,795
• Equity at exit: $29,821

Cash invested: $96,572 (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: 6.2×

Monthly cashflow live

• Estimated rent: $4,668 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$561 /mo · $6,729/yr
• Insurance: −$144
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$951
• Vacancy / Maint / Mgmt: −$980
• Net cashflow: $-203

Break-even live

Break-even rent $4,925

Max offer price $309,011

Occupancy floor 99%

Sensitivity live

Price	-10% $-8	-5% $-106	+0% $-203	+5% $-301	+10% $-398
Rent	-10% $-572	-5% $-388	+0% $-203	+5% $-19	+10% $166
Rate	-1.0pp $-29	-0.5pp $-115	base $-203	+0.5pp $-293	+1.0pp $-383

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: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1830 S Ocean Dr #1806 Hallandale Beach, FL	2.0	2.0	1458	$5,000	$3.43	9d	1	0.10mi
1830 S Ocean Dr #2907 Hallandale Beach, FL	1.0	1.0	871	$4,000	$4.59	5d	1	0.10mi
1830 S Ocean Dr #2906 Hallandale Beach, FL	2.0	2.0	1458	$7,500	$5.14	9d	1	0.10mi
1830 S Ocean Dr #3605 Hallandale Beach, FL	1.0	1.0	811	$4,500	$5.55	5d	1	0.10mi
1830 S Ocean Dr #3005 Hallandale Beach, FL	1.0	1.0	811	$4,000	$4.93	5d	1	0.10mi
1830 S Ocean Dr #4709 Hallandale Beach, FL	1.0	1.0	844	$3,800	$4.50	5d	1	0.10mi
1830 S Ocean Dr #2409 Hallandale Beach, FL	1.0	1.0	844	$4,300	$5.09	16d	1	0.10mi
1830 S Ocean Dr #1808 Hallandale Beach, FL	2.0	2.0	1458	$7,500	$5.14	17d	1	0.10mi
1830 S Ocean Dr #3510 Hallandale Beach, FL	2.0	2.0	1337	$5,900	$4.41	13d	1	0.10mi
1830 S Ocean Dr #1706 Hallandale Beach, FL	2.0	2.0	1458	$6,500	$4.46	9d	1	0.10mi
1830 S Ocean Dr #2410 Hallandale Beach, FL	2.0	2.0	1337	$5,500	$4.11	3d	1	0.10mi
1830 S Ocean Dr #4112 Hallandale Beach, FL	1.0	1.0	844	$3,950	$4.68	7d	1	0.10mi
1830 S Ocean Dr #2412 Hallandale Beach, FL	1.0	1.0	844	$3,600	$4.27	12d	1	0.10mi
1830 S Ocean Dr #3510 Hallandale Beach, FL	2.0	2.0	1337	$5,500	$4.11	7d	1	0.10mi
1830 S Ocean Dr #2806 Hallandale Beach, FL	2.0	2.0	1458	$6,300	$4.32	26d	1	0.10mi
1830 S Ocean Dr #4810 Hallandale Beach, FL	2.0	2.0	1337	$5,500	$4.11	22d	1	0.10mi
1830 S Ocean Dr #4710 Hallandale Beach, FL	2.0	2.0	1337	$6,000	$4.49	26d	1	0.10mi
1830 S Ocean Dr #2010 Hallandale Beach, FL	2.0	2.0	1337	$8,500	$6.36	26d	1	0.10mi
1830 S Ocean Dr #1806 Hallandale Beach, FL	2.0	2.0	1458	$5,000	$3.43	21d	1	0.10mi
1830 S Ocean Dr #3208 Hallandale Beach, FL	2.0	2.0	1458	$4,500	$3.09	26d	1	0.10mi
1830 S Ocean Dr #1709 Hallandale Beach, FL	1.0	1.0	844	$4,500	$5.33	26d	1	0.10mi
1830 S Ocean Dr #3208 Hallandale Beach, FL	2.0	2.0	1458	$4,500	$3.09	12d	1	0.10mi
1830 S Ocean Dr #3210 Hallandale Beach, FL	2.0	2.0	1337	$5,300	$3.96	26d	1	0.10mi
1830 S Ocean Dr #4307 Hallandale Beach, FL	1.0	1.0	871	$4,100	$4.71	26d	1	0.10mi
1830 S Ocean Dr #3910 Hallandale Beach, FL	2.0	2.0	1337	$8,000	$5.98	26d	1	0.10mi
1830 S Ocean Dr #2410 Hallandale Beach, FL	2.0	2.0	1337	$5,500	$4.11	9d	1	0.10mi
1830 S Ocean Dr #1610 Hallandale Beach, FL	2.0	2.0	1337	$6,500	$4.86	26d	1	0.10mi
1830 S Ocean Dr #1812 Hallandale Beach, FL	1.0	1.0	844	$4,999	$5.92	22d	1	0.10mi
1830 S Ocean Dr #4006 Hallandale Beach, FL	2.0	2.0	1458	$5,500	$3.77	12d	1	0.10mi
1830 S Ocean Dr #4412 Hallandale Beach, FL	1.0	1.0	844	$4,500	$5.33	9d	1	0.10mi
1830 S Ocean Dr #3407 Hallandale Beach, FL	1.0	1.0	871	$4,000	$4.59	26d	1	0.10mi
1830 S Ocean Dr #3909 Hallandale Beach, FL	1.0	1.0	844	$5,000	$5.92	26d	1	0.10mi
1830 S Ocean Dr #4712 Hallandale Beach, FL	1.0	1.0	844	$3,950	$4.68	26d	1	0.10mi
1830 S Ocean Dr #4612 Hallandale Beach, FL	1.0	1.0	844	$4,950	$5.86	26d	1	0.10mi
1830 S Ocean Dr #4309 Hallandale Beach, FL	1.0	1.0	844	$3,900	$4.62	26d	1	0.10mi
1830 S Ocean Dr #4212 Hallandale Beach, FL	1.0	1.0	844	$3,800	$4.50	26d	1	0.10mi
1830 S Ocean Dr #1107 Hallandale Beach, FL	1.0	1.0	871	$3,750	$4.31	26d	1	0.10mi
1830 S Ocean Dr #4005 Hallandale Beach, FL	1.0	1.0	811	$4,600	$5.67	26d	1	0.10mi
1830 S Ocean Dr #2108 Hallandale Beach, FL	2.0	2.0	1458	$7,300	$5.01	26d	1	0.10mi
1830 S Ocean Dr #3112 Hallandale Beach, FL	1.0	1.0	844	$3,700	$4.38	4d	1	0.10mi

HOA detail condo

• Monthly dues: $951 · $11,412/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-04
   days on market $344,900 Active 146 DOM
2. 2026-06-03
   days on market $344,900 Active 145 DOM
3. 2026-06-02
   days on market $344,900 Active 144 DOM
4. 2026-06-01
   days on market $344,900 Active 143 DOM
5. 2026-05-31
   days on market $344,900 Active 142 DOM
6. 2026-04-28
   price $344,900
7. 2026-01-08
   listed $349,000 Active
8. 2020-12-02
   soldstatus $250,000
9. 2020-12-01
   soldstatus $250,000 Closed 475-char remark

   Show marketing remark (475 chars)

   OPEN VIEWS FROM THIS CORNER UNIT! BRIGHT AND LIGHT GREAT ROOMS - GRAND FLOOR PLAN! SPACIOUS LIVING AND DINING AREA WITH LOTS OF WINDOWS ALL AROUND INCLUDING KITCHEN. IMPACT WINDOWS!! 2 BEDROOM/2 BATH, BEAUTIFUL NEW OPEN KITCHEN WITH STAINLESS STEEL APPLIANCES. TURNKEY MOVE RIGHT IN. TILE THROUGHOUT. HUGE MASTER BEDROOM WITH LARGE WALK-IN CLOSET. BRAND NEW A/C AND WATER HEATER. ALL NEW WINDOW SHADES. SECURED BUILDING. COMMUNITY POOL RIGHT ON THE INTRACOASTAL. UPDATED GYM.

10. 2020-10-23
    status Pending 475-char remark

    Show marketing remark (475 chars)

    OPEN VIEWS FROM THIS CORNER UNIT! BRIGHT AND LIGHT GREAT ROOMS - GRAND FLOOR PLAN! SPACIOUS LIVING AND DINING AREA WITH LOTS OF WINDOWS ALL AROUND INCLUDING KITCHEN. IMPACT WINDOWS!! 2 BEDROOM/2 BATH, BEAUTIFUL NEW OPEN KITCHEN WITH STAINLESS STEEL APPLIANCES. TURNKEY MOVE RIGHT IN. TILE THROUGHOUT. HUGE MASTER BEDROOM WITH LARGE WALK-IN CLOSET. BRAND NEW A/C AND WATER HEATER. ALL NEW WINDOW SHADES. SECURED BUILDING. COMMUNITY POOL RIGHT ON THE INTRACOASTAL. UPDATED GYM.

11. 2020-09-16
    listed $269,000 Active 475-char remark

    Show marketing remark (475 chars)

    OPEN VIEWS FROM THIS CORNER UNIT! BRIGHT AND LIGHT GREAT ROOMS - GRAND FLOOR PLAN! SPACIOUS LIVING AND DINING AREA WITH LOTS OF WINDOWS ALL AROUND INCLUDING KITCHEN. IMPACT WINDOWS!! 2 BEDROOM/2 BATH, BEAUTIFUL NEW OPEN KITCHEN WITH STAINLESS STEEL APPLIANCES. TURNKEY MOVE RIGHT IN. TILE THROUGHOUT. HUGE MASTER BEDROOM WITH LARGE WALK-IN CLOSET. BRAND NEW A/C AND WATER HEATER. ALL NEW WINDOW SHADES. SECURED BUILDING. COMMUNITY POOL RIGHT ON THE INTRACOASTAL. UPDATED GYM.

12. 2017-05-01
    historical
13. 2016-02-15
    listed $299,000 Active
14. 1996-09-12
    soldstatus $74,000

ⓘ 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: $6,729 · $561/mo
• Projected year-2 tax: $6,729 · $561/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 · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 23 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: $56,013
• − Mortgage interest: −$19,320
• − Property taxes: −$6,729
• − Insurance: −$6,843
• − Repairs & maintenance: −$4,481
• − Management: −$4,481
• − HOA: −$11,412
• − Depreciation: −$10,033
• Taxable loss: −$7,286
• Est. tax savings @ 24.0%: +$1,749
• After-tax cash flow: $-689/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

+366.1% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $344,900 MARMLS
• 2026-01-08 Listed $349,000 MARMLS
• 2020-12-02 Sold (Public Records) $250,000 Public Records
• 2020-12-01 Sold (MLS) $250,000 MARMLS
• 2020-10-23 Pending — MARMLS
• 2020-09-16 Listed $269,000 MARMLS
• 2017-05-01 Listing Removed — MARMLS
• 2016-02-15 Listed $299,000 MARMLS
• 1996-09-12 Sold (Public Records) $74,000 Public Records

Property tax history

+15.9%/yr

Latest (2025): $6,729 · +4.7% YoY. Source: county tax records.