215 SE 3rd Ave Unit 307C · Hallandale Beach, FL 33009

$155,000

2 bd · 1.0 ba · 755 sqft · Condo public records · 128 Days on market

Built 1968 $682/mo HOA · 22% of rent

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

SPECTACULAR, DESIGNED, COMPLETELY REMODELED 2BR, 1BATH CONDO WITH NEW WOODEN PORCELAIN FLOOR THROUGHOUT, MODERN KITCHEN AND CARRARA MARBLE BATHROOM RENOVATED / CEILING ELEVATED. NEW DIMMABLE RECESSED LED LIGHTING/GFI AND FRESHLY PAINTED. SPACIOUS LIVING ROOM WITH SLIDING DOOR TO BALCONY FACING WEST FOR BEAUTIFUL SUNSETS. MASTER BEDROOM WITH WALK-IN CLOSET. HURRICANE SHUTTERS. 1 NUMBERED PARKING SPOT. LOCATED IN GREAT 55+ COMMUNITY WHERE YOU WILL FIND A BEAUTIFUL POOL, CLUBHOUSE, SUNDECK, BBQ AND FRIENDS. DIRECTLY ACROSS FROM POLICE STATION, NEAR AVENTURA HOSPITAL, AVENTURA MALL, WALKING DISTANCE TO WORLD FAMOUS GULFSTREAM RACETRACK AND CASINO, DINING, SHOPPING AND NIGHTLIFE. 5 MINUTES TO MA

Key facts

• Hurricane shutters
• Modern kitchen
• $682 HOA

Tags

• NEW WOODEN PORCELAIN FLOOR
• MODERN KITCHEN
• CARRARA MARBLE BATHROOM
• DIMMABLE RECESSED LED LIGHTING
• SLIDING DOOR TO BALCONY
• HURRICANE SHUTTERS

Property features AI

Finance

• Other: Association pool
• Financial info: Lease considered; Pets not allowed
• HOA & community: Monthly association fee; Association fee covers management, internet, laundry, structure maintenance, parking, pest control, reserve fund, and water; Association amenities: clubhouse, barbecue, picnic area, pool, elevators; Senior community

Exterior

• Parking: One parking space; Parking included in association
• Security: Smoke detectors
• Utilities: Water included in association; Has electricity and standard utilities
• Home design: Condominium with attached property; Five-story building; Third-floor unit (entry on level 3)
• Construction: Block construction; Resale property
• Exterior features: Balcony; Barbecue; Deck; Storm/security shutters; Screened balcony/deck

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: Bedroom located on main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Bedroom on main level; Third-floor entry; Updated/remodeled condition
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 29 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 $3,053/mo this rent would consume 70% 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 $1k of loan paydown is wiped out by about $5k 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 128 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 7y ago; this cycle's ask is 8757% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $100k; list at $155k implies a 55% gain — meaningful room to come down on a strong offer.

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

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.97% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 4.2

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: -12.5%
• Equity multiple: 0.57×
• Total profit: $-18,693
• Equity at exit: $23,111

10-year hold

• IRR: -13.2%
• Equity multiple: 0.40×
• Total profit: $-26,042
• Equity at exit: $13,402

Cash invested: $43,400 (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: 4.2×

Monthly cashflow live

• Estimated rent: $3,053 high
• Mortgage (P&I): −$813
• Tax from tax record: −$216 /mo · $2,594/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$682
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $210

Break-even live

Break-even rent $2,787

Max offer price $155,000

Occupancy floor 88%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$2,700	$2.38	24d	5	0.19mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	24d	1	0.27mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$2,765	$2.84	15d	48	0.48mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	3d	2	0.54mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	0.73mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	12d	1	0.73mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	24d	1	0.73mi
829 SW 1st St Hallandale Beach, FL	2.0	2.0	850	$1,985	$2.34	24d	1	0.91mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,480	$3.46	1d	62	0.92mi
220 SW 9th Ave #516 Hallandale Beach, FL	2.0	2.0	918	$2,200	$2.40	24d	1	0.99mi
220 SW 9th Ave #219 Hallandale Beach, FL	1.0	1.0	625	$1,550	$2.48	4d	1	0.99mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$2,200	$2.85	20d	2	1.00mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	24d	1	1.09mi
1033 SW 3rd St Hallandale Beach, FL	2.0	1.0	875	$2,800	$3.20	24d	1	1.11mi
1056 SW 2nd St Unit 1056 Hallandale Beach, FL	3.0	2.0	1000	$3,300	$3.30	24d	1	1.15mi
230 SW 11th Ave #17 Hallandale Beach, FL	1.0	1.0	580	$1,390	$2.40	4d	1	1.24mi
280 SW 11th Ave #5 Hallandale Beach, FL	1.0	1.0	580	$1,475	$2.54	24d	1	1.25mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	24d	1	1.27mi
900 SW 11th Ave Unit 17C Hallandale Beach, FL	1.0	1.0	625	$1,600	$2.56	24d	1	1.37mi
920 SW 11th Ave Unit 11D Hallandale Beach, FL	2.0	1.0	848	$1,695	$2.00	24d	1	1.38mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$4,219	$5.00	2d	2	1.39mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$5,495	$5.44	2d	5	1.39mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	24d	3	1.39mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	20d	4	1.39mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	24d	1	1.40mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	24d	1	1.40mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	24d	1	1.40mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	24d	1	1.41mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	7d	1	1.49mi

HOA detail condo

• Monthly dues: $682 · $8,184/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-18
   days on market $155,000 Active 128 DOM
2. 2026-06-17
   days on market $155,000 Active 127 DOM
3. 2026-06-16
   days on market $155,000 Active 126 DOM
4. 2026-06-15
   days on market $155,000 Active 125 DOM
5. 2026-06-13
   days on market $155,000 Active 123 DOM
6. 2026-06-09
   days on market $155,000 Active 119 DOM
7. 2026-06-07
   days on market $155,000 Active 117 DOM
8. 2026-06-04
   days on market $155,000 Active 114 DOM
9. 2026-06-03
   days on market $155,000 Active 113 DOM
10. 2026-06-02
    days on market $155,000 Active 112 DOM
11. 2026-06-01
    days on market $155,000 Active 111 DOM
12. 2026-05-31
    days on market $155,000 Active 110 DOM
13. 2026-04-23
    listed $1,750
14. 2026-04-18
    historical $1,750
15. 2026-02-10
    listed $1,750
16. 2026-02-10
    listed $155,000 Active
17. 2026-02-01
    historical $1,750
18. 2026-01-01
    listed $1,750
19. 2025-12-21
    historical $1,750
20. 2025-12-18
    listed $1,750
21. 2025-11-28
    historical $1,750
22. 2025-11-08
    listed $1,750
23. 2025-10-01
    historical $1,750
24. 2025-04-03
    listed $1,750
25. 2025-03-19
    historical $1,750
26. 2025-02-20
    listed $1,750
27. 2025-02-04
    historical $1,750
28. 2024-12-01
    listed $1,750
29. 2024-11-30
    historical
30. 2024-07-19
    price $202,000
31. 2024-03-07
    price $218,000
32. 2023-12-08
    listed $220,000 Active
33. 2023-11-30
    historical
34. 2023-09-20
    price $220,000
35. 2023-09-20
    status Active
36. 2023-08-29
    historical
37. 2023-08-16
    listed $206,000 Active
38. 2021-05-26
    historical
39. 2021-03-04
    listed $145,000 Active
40. 2019-07-08
    soldstatus $100,000
41. 2019-06-28
    soldstatus $100,000 Sold
42. 2019-06-06
    status Pending
43. 2019-04-04
    status Active
44. 2019-03-28
    status Pending
45. 2019-03-06
    listed $110,000 Active
46. 1988-02-01
    soldstatus $39,000
47. 1984-10-01
    soldstatus $40,000

ⓘ 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: $2,594 · $216/mo
• Projected year-2 tax: $2,594 · $216/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 · 74% 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: $36,641
• − Mortgage interest: −$8,682
• − Property taxes: −$2,594
• − Insurance: −$5,894
• − Repairs & maintenance: −$2,931
• − Management: −$2,931
• − HOA: −$8,184
• − Depreciation: −$4,509
• Taxable income: $916
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $2,301/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

-95.6% since first listed

35 events — show timeline

• 2026-04-23 Listed for Rent $1,750 MARMLS
• 2026-04-18 Rental Removed $1,750 MARMLS
• 2026-02-10 Listed for Rent $1,750 MARMLS
• 2026-02-10 Listed $155,000 MARMLS
• 2026-02-01 Rental Removed $1,750 MARMLS
• 2026-01-01 Listed for Rent $1,750 MARMLS
• 2025-12-21 Rental Removed $1,750 MARMLS
• 2025-12-18 Listed for Rent $1,750 MARMLS
• 2025-11-28 Rental Removed $1,750 MARMLS
• 2025-11-08 Listed for Rent $1,750 MARMLS
• 2025-10-01 Rental Removed $1,750 MARMLS
• 2025-04-03 Listed for Rent $1,750 MARMLS
• 2025-03-19 Rental Removed $1,750 MARMLS
• 2025-02-20 Listed for Rent $1,750 MARMLS
• 2025-02-04 Rental Removed $1,750 MARMLS
• 2024-12-01 Listed for Rent $1,750 MARMLS
• 2024-11-30 Listing Removed — MARMLS
• 2024-07-19 Price Changed $202,000 MARMLS
• 2024-03-07 Price Changed $218,000 MARMLS
• 2023-12-08 Listed $220,000 MARMLS
• 2023-11-30 Listing Removed — MARMLS
• 2023-09-20 Price Changed $220,000 MARMLS
• 2023-09-20 Relisted — MARMLS
• 2023-08-29 Listing Removed — MARMLS
• 2023-08-16 Listed $206,000 MARMLS
• 2021-05-26 Listing Removed — MARMLS
• 2021-03-04 Listed $145,000 MARMLS
• 2019-07-08 Sold (Public Records) $100,000 Public Records
• 2019-06-28 Sold (MLS) $100,000 MARMLS
• 2019-06-06 Pending — MARMLS
• 2019-04-04 Relisted — MARMLS
• 2019-03-28 Pending — MARMLS
• 2019-03-06 Listed $110,000 MARMLS
• 1988-02-01 Sold (Public Records) $39,000 Public Records
• 1984-10-01 Sold (Public Records) $40,000 Public Records

Property tax history

+17.8%/yr

Latest (2025): $2,594 · -8.2% YoY. Source: county tax records.