455 Paradise Isle Blvd #101 · Hallandale Beach, FL 33009

$319,000

2 bd · 2.0 ba · 1,050 sqft · Condo public records · 66 Days on market

Built 1965 $422/mo HOA

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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 +23.8/30.0
• 1% rule +7.9/10.0
• DSCR +7.7/10.0
• 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 MLS

BACK ON THE MARKET! . .VERY RARE 1ST FLOOR CORNER 2/2 1050 SQ FT WITH SPECTACULAR WATERFRONT VIEWS LOOKING DIRECTLY AT MILLION DOLLAR HOMES AND YACHTS! LOCATED IN THE 55+ PRIVATE ISLAND CO-OP COMMUNITY OF PARADISE ISLES HALLANDALE! THIS IS A CO-OP. . CASH ONLY! PRICE IS FIRM AND BEING SOLD TRULY AS IS. UNIT IS A BLANK SLATE READY FOR NEW OWNER AND UPDATES! NO RENTALS FOR 5 YEARS. NO BOAT DOCKAGE AVAILABLE! LIGHT AND BRIGHT SPLIT BEDROOM PLAN WITH WINDOWS IN EVERY ROOM! A TRUE CORNER UNIT! VIEWS EVERYWHERE! UNIT LOCATED DIRECTLY ACROSS FROM THE POOL!, LOW MAINTENANCE FEE WITH CABLE INCLUDED! HURRICANE SHUTTERS THRU-OUT! NO WASHER DRYER IN UNIT! LAUNDRY ROOM IS SHORT WALK FROM UNIT! EASY TO SHOW THRU SHOWTIME

Key facts

• Gourmet kitchen
• Waterfront living
• Corner unit

Tags

• CORNER UNIT
• GOURMET KITCHEN
• IMPACT WINDOWS
• PRIVATE SCREENED PATIO
• WATERFRONT LIVING

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $422; Association covers common areas, cable TV, laundry, structural maintenance, parking, reserve fund, roof, sewer, trash, and water; Community amenities: clubhouse, association pool, elevators; Senior community

Exterior

• Parking: One assigned parking space
• Utilities: Water connected; Sewer connected; Electric service
• Home design: Attached property; 4 total stories; First-floor entry; Has a view
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Porch with screened area; Canal-front waterfront

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: First-floor entry; Bedroom on main level; Ceramic tile flooring

🏢 Co-op / cooperative unit. The $319,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $319k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $319k).
• Recommended offer: $300k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 18d 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 $4,119/mo this rent would consume 95% 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 66 days — a 6% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $235k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.29% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 6.5

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: -16.2%
• Equity multiple: 0.44×
• Total profit: $-49,608
• Equity at exit: $47,564

10-year hold

• IRR: -15.5%
• Equity multiple: 0.26×
• Total profit: $-65,976
• Equity at exit: $27,581

Cash invested: $89,320 (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: 6.5×

Monthly cashflow live

• Estimated rent: $4,119 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$414 /mo · $4,963/yr
• Insurance: −$133
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$422
• Vacancy / Maint / Mgmt: −$865
• Net cashflow: $186

Break-even live

Break-even rent $3,883

Max offer price $319,000

Occupancy floor 90%

Sensitivity live

Price	-10% $367	-5% $277	+0% $186	+5% $96	+10% $6
Rent	-10% $-139	-5% $24	+0% $186	+5% $349	+10% $512
Rate	-1.0pp $347	-0.5pp $268	base $186	+0.5pp $104	+1.0pp $20

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Golden Isles Dr #302 Hallandale Beach, FL	2.0	2.0	1150	$3,975	$3.46	25d	1	0.33mi
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	25d	1	0.42mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	25d	1	0.45mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	25d	1	0.45mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	16d	1	0.45mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	4d	2	0.46mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	25d	1	0.46mi
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
2017 S Ocean Dr #1107 Hallandale Beach, FL	2.0	2.0	1270	$3,900	$3.07	15d	1	0.53mi
1965 S Ocean Dr Unit 14F Hallandale Beach, FL	2.0	2.0	1275	$4,800	$3.76	0d	1	0.55mi
1985 S Ocean Dr Unit 9G Hallandale Beach, FL	2.0	2.0	1240	$3,700	$2.98	25d	1	0.55mi
1985 S Ocean Dr Unit 21P Hallandale Beach, FL	2.0	2.0	1380	$3,800	$2.75	8d	1	0.55mi
1985 S Ocean Dr Unit 22P Hallandale Beach, FL	2.0	2.0	1380	$4,000	$2.90	25d	1	0.55mi
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	0.56mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$5,495	$5.44	3d	5	0.56mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	21d	4	0.56mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	25d	3	0.56mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	25d	1	0.56mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	25d	1	0.56mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	25d	1	0.56mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	25d	1	0.59mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	11d	1	0.59mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	13d	2	0.59mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,000	$2.59	16d	3	0.59mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1522	$3,650	$2.40	19d	3	0.59mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	8d	2	0.59mi
2065 S Ocean Dr Unit 1049793P Hallandale Beach, FL	2.0	2.0	871	$4,971	$5.71	8d	1	0.67mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	25d	1	0.68mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$4,900	$3.63	16d	1	0.68mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	18d	1	0.68mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,800	$3.75	4d	7	0.69mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,750	$3.71	3d	9	0.69mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,825	$3.77	25d	9	0.69mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,850	$3.79	6d	7	0.69mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,775	$3.73	3d	8	0.69mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	4d	2	0.69mi
1904 S Ocean Dr #1707 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	25d	1	0.70mi
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	6d	1	0.70mi
1950 S Ocean Dr Unit 12M Hallandale Beach, FL	1.0	1.5	870	$3,800	$4.37	3d	1	0.70mi

HOA detail condo

• Monthly dues: $422 · $5,064/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $319,000 Active 66 DOM
2. 2026-06-18
   days on market $319,000 Active 63 DOM
3. 2026-06-17
   days on market $319,000 Active 62 DOM
4. 2026-06-16
   days on market $319,000 Active 61 DOM
5. 2026-06-15
   days on market $319,000 Active 60 DOM
6. 2026-06-13
   days on market $319,000 Active 58 DOM
7. 2026-06-09
   days on market $319,000 Active 54 DOM
8. 2026-06-08
   days on market $319,000 Active 53 DOM
9. 2026-06-07
   days on market $319,000 Active 52 DOM
10. 2026-06-04
    days on market $319,000 Active 49 DOM
11. 2026-06-03
    days on market $319,000 Active 48 DOM
12. 2026-06-02
    days on market $319,000 Active 47 DOM
13. 2026-06-01
    days on market $319,000 Active 46 DOM
14. 2026-05-31
    days on market $319,000 Active 45 DOM
15. 2026-04-05
    listed $319,000 Active
16. 2023-12-11
    soldstatus $235,000 Closed 730-char remark

    Show marketing remark (730 chars)

    BACK ON THE MARKET! . .VERY RARE 1ST FLOOR CORNER 2/2 1050 SQ FT WITH SPECTACULAR WATERFRONT VIEWS LOOKING DIRECTLY AT MILLION DOLLAR HOMES AND YACHTS! LOCATED IN THE 55+ PRIVATE ISLAND CO-OP COMMUNITY OF PARADISE ISLES HALLANDALE! THIS IS A CO-OP. . CASH ONLY! PRICE IS FIRM AND BEING SOLD TRULY AS IS. UNIT IS A BLANK SLATE READY FOR NEW OWNER AND UPDATES! NO RENTALS FOR 5 YEARS. NO BOAT DOCKAGE AVAILABLE! LIGHT AND BRIGHT SPLIT BEDROOM PLAN WITH WINDOWS IN EVERY ROOM! A TRUE CORNER UNIT! VIEWS EVERYWHERE! UNIT LOCATED DIRECTLY ACROSS FROM THE POOL!, LOW MAINTENANCE FEE WITH CABLE INCLUDED! HURRICANE SHUTTERS THRU-OUT! NO WASHER DRYER IN UNIT! LAUNDRY ROOM IS SHORT WALK FROM UNIT! EASY TO SHOW THRU SHOWTIME

17. 2023-11-09
    historical Active Under Contract 730-char remark

    Show marketing remark (730 chars)

    BACK ON THE MARKET! . .VERY RARE 1ST FLOOR CORNER 2/2 1050 SQ FT WITH SPECTACULAR WATERFRONT VIEWS LOOKING DIRECTLY AT MILLION DOLLAR HOMES AND YACHTS! LOCATED IN THE 55+ PRIVATE ISLAND CO-OP COMMUNITY OF PARADISE ISLES HALLANDALE! THIS IS A CO-OP. . CASH ONLY! PRICE IS FIRM AND BEING SOLD TRULY AS IS. UNIT IS A BLANK SLATE READY FOR NEW OWNER AND UPDATES! NO RENTALS FOR 5 YEARS. NO BOAT DOCKAGE AVAILABLE! LIGHT AND BRIGHT SPLIT BEDROOM PLAN WITH WINDOWS IN EVERY ROOM! A TRUE CORNER UNIT! VIEWS EVERYWHERE! UNIT LOCATED DIRECTLY ACROSS FROM THE POOL!, LOW MAINTENANCE FEE WITH CABLE INCLUDED! HURRICANE SHUTTERS THRU-OUT! NO WASHER DRYER IN UNIT! LAUNDRY ROOM IS SHORT WALK FROM UNIT! EASY TO SHOW THRU SHOWTIME

18. 2023-09-16
    status Active 730-char remark

    Show marketing remark (730 chars)

    BACK ON THE MARKET! . .VERY RARE 1ST FLOOR CORNER 2/2 1050 SQ FT WITH SPECTACULAR WATERFRONT VIEWS LOOKING DIRECTLY AT MILLION DOLLAR HOMES AND YACHTS! LOCATED IN THE 55+ PRIVATE ISLAND CO-OP COMMUNITY OF PARADISE ISLES HALLANDALE! THIS IS A CO-OP. . CASH ONLY! PRICE IS FIRM AND BEING SOLD TRULY AS IS. UNIT IS A BLANK SLATE READY FOR NEW OWNER AND UPDATES! NO RENTALS FOR 5 YEARS. NO BOAT DOCKAGE AVAILABLE! LIGHT AND BRIGHT SPLIT BEDROOM PLAN WITH WINDOWS IN EVERY ROOM! A TRUE CORNER UNIT! VIEWS EVERYWHERE! UNIT LOCATED DIRECTLY ACROSS FROM THE POOL!, LOW MAINTENANCE FEE WITH CABLE INCLUDED! HURRICANE SHUTTERS THRU-OUT! NO WASHER DRYER IN UNIT! LAUNDRY ROOM IS SHORT WALK FROM UNIT! EASY TO SHOW THRU SHOWTIME

19. 2023-08-17
    historical Active Under Contract 730-char remark

    Show marketing remark (730 chars)

    BACK ON THE MARKET! . .VERY RARE 1ST FLOOR CORNER 2/2 1050 SQ FT WITH SPECTACULAR WATERFRONT VIEWS LOOKING DIRECTLY AT MILLION DOLLAR HOMES AND YACHTS! LOCATED IN THE 55+ PRIVATE ISLAND CO-OP COMMUNITY OF PARADISE ISLES HALLANDALE! THIS IS A CO-OP. . CASH ONLY! PRICE IS FIRM AND BEING SOLD TRULY AS IS. UNIT IS A BLANK SLATE READY FOR NEW OWNER AND UPDATES! NO RENTALS FOR 5 YEARS. NO BOAT DOCKAGE AVAILABLE! LIGHT AND BRIGHT SPLIT BEDROOM PLAN WITH WINDOWS IN EVERY ROOM! A TRUE CORNER UNIT! VIEWS EVERYWHERE! UNIT LOCATED DIRECTLY ACROSS FROM THE POOL!, LOW MAINTENANCE FEE WITH CABLE INCLUDED! HURRICANE SHUTTERS THRU-OUT! NO WASHER DRYER IN UNIT! LAUNDRY ROOM IS SHORT WALK FROM UNIT! EASY TO SHOW THRU SHOWTIME

20. 2023-07-13
    status Active 730-char remark

    Show marketing remark (730 chars)

    BACK ON THE MARKET! . .VERY RARE 1ST FLOOR CORNER 2/2 1050 SQ FT WITH SPECTACULAR WATERFRONT VIEWS LOOKING DIRECTLY AT MILLION DOLLAR HOMES AND YACHTS! LOCATED IN THE 55+ PRIVATE ISLAND CO-OP COMMUNITY OF PARADISE ISLES HALLANDALE! THIS IS A CO-OP. . CASH ONLY! PRICE IS FIRM AND BEING SOLD TRULY AS IS. UNIT IS A BLANK SLATE READY FOR NEW OWNER AND UPDATES! NO RENTALS FOR 5 YEARS. NO BOAT DOCKAGE AVAILABLE! LIGHT AND BRIGHT SPLIT BEDROOM PLAN WITH WINDOWS IN EVERY ROOM! A TRUE CORNER UNIT! VIEWS EVERYWHERE! UNIT LOCATED DIRECTLY ACROSS FROM THE POOL!, LOW MAINTENANCE FEE WITH CABLE INCLUDED! HURRICANE SHUTTERS THRU-OUT! NO WASHER DRYER IN UNIT! LAUNDRY ROOM IS SHORT WALK FROM UNIT! EASY TO SHOW THRU SHOWTIME

21. 2023-07-10
    historical Active Under Contract 730-char remark

    Show marketing remark (730 chars)

    BACK ON THE MARKET! . .VERY RARE 1ST FLOOR CORNER 2/2 1050 SQ FT WITH SPECTACULAR WATERFRONT VIEWS LOOKING DIRECTLY AT MILLION DOLLAR HOMES AND YACHTS! LOCATED IN THE 55+ PRIVATE ISLAND CO-OP COMMUNITY OF PARADISE ISLES HALLANDALE! THIS IS A CO-OP. . CASH ONLY! PRICE IS FIRM AND BEING SOLD TRULY AS IS. UNIT IS A BLANK SLATE READY FOR NEW OWNER AND UPDATES! NO RENTALS FOR 5 YEARS. NO BOAT DOCKAGE AVAILABLE! LIGHT AND BRIGHT SPLIT BEDROOM PLAN WITH WINDOWS IN EVERY ROOM! A TRUE CORNER UNIT! VIEWS EVERYWHERE! UNIT LOCATED DIRECTLY ACROSS FROM THE POOL!, LOW MAINTENANCE FEE WITH CABLE INCLUDED! HURRICANE SHUTTERS THRU-OUT! NO WASHER DRYER IN UNIT! LAUNDRY ROOM IS SHORT WALK FROM UNIT! EASY TO SHOW THRU SHOWTIME

22. 2023-06-08
    listed $240,000 Active 730-char remark

    Show marketing remark (730 chars)

    BACK ON THE MARKET! . .VERY RARE 1ST FLOOR CORNER 2/2 1050 SQ FT WITH SPECTACULAR WATERFRONT VIEWS LOOKING DIRECTLY AT MILLION DOLLAR HOMES AND YACHTS! LOCATED IN THE 55+ PRIVATE ISLAND CO-OP COMMUNITY OF PARADISE ISLES HALLANDALE! THIS IS A CO-OP. . CASH ONLY! PRICE IS FIRM AND BEING SOLD TRULY AS IS. UNIT IS A BLANK SLATE READY FOR NEW OWNER AND UPDATES! NO RENTALS FOR 5 YEARS. NO BOAT DOCKAGE AVAILABLE! LIGHT AND BRIGHT SPLIT BEDROOM PLAN WITH WINDOWS IN EVERY ROOM! A TRUE CORNER UNIT! VIEWS EVERYWHERE! UNIT LOCATED DIRECTLY ACROSS FROM THE POOL!, LOW MAINTENANCE FEE WITH CABLE INCLUDED! HURRICANE SHUTTERS THRU-OUT! NO WASHER DRYER IN UNIT! LAUNDRY ROOM IS SHORT WALK FROM UNIT! EASY TO SHOW THRU SHOWTIME

ⓘ 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: $4,963 · $414/mo
• Projected year-2 tax: $4,963 · $414/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 · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥103°F today · 21 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: $49,434
• − Mortgage interest: −$17,869
• − Property taxes: −$4,963
• − Insurance: −$6,714
• − Repairs & maintenance: −$3,955
• − Management: −$3,955
• − HOA: −$5,064
• − Depreciation: −$9,280
• Taxable loss: −$2,365
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $2,805/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

+32.9% since first listed

8 events — show timeline

• 2026-04-05 Listed $319,000 MARMLS
• 2023-12-11 Sold (MLS) $235,000 MARMLS
• 2023-11-09 Contingent — MARMLS
• 2023-09-16 Relisted — MARMLS
• 2023-08-17 Contingent — MARMLS
• 2023-07-13 Relisted — MARMLS
• 2023-07-10 Contingent — MARMLS
• 2023-06-08 Listed $240,000 MARMLS

Property tax history

+6.7%/yr

Latest (2025): $4,963 · -3.2% YoY. Source: county tax records.