901 NE 2nd St · Hallandale Beach, FL 33009

$750,000

6 bd · 4.0 ba · 2,292 sqft · MultiFamily · 13 Days on market

Built 1978 Good condition

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent income-producing investment opportunity in the heart of Hallandale Beach! This updated duplex features a spacious 3BR/2BA unit and a 2BR/2BA unit, both currently rented and generating income. Each apartment offers central A/C, two full bathrooms, and in-unit laundry. The property features a beautifully maintained common outdoor area and four on-site parking spaces. Conveniently located just off Hallandale Beach Blvd, between US-1 and A1A, with easy access to shopping, dining, entertainment, Gulfstream Park, major highways, and the beach. Well-maintained property with strong rental appeal. Ideal for investors seeking immediate cash flow or long-term appreciation potential.

Key facts

• Common outdoor area
• Updated duplex
• In-unit laundry

Tags

• UPDATED DUPLEX
• CENTRAL A/C
• IN-UNIT LAUNDRY
• COMMON OUTDOOR AREA
• ON-SITE PARKING SPACES
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Financial info: Two 2-bedroom units listed with actual rent around $3,000 each; One 3-bedroom unit listed with actual rent around $3,500; Some rent items include gardener and hot water
• HOA & community: Association fees billed annually

Exterior

• Parking: Four open parking spaces
• Utilities: Public sewer; Cable available
• Home design: Single-story building; Zoning: RD-12; Effective year built
• Construction: Block construction
• Exterior features: Open parking (total 4 spaces); Less than quarter acre lot

Interior

• Bedrooms: Two 2-bedroom units; One 3-bedroom unit
• Flooring: Tile
• Bathrooms: Each 2-bedroom unit has 2 full bathrooms; 3-bedroom unit has 2 full bathrooms
• Heating & cooling: Central air
• Interior features: Tile flooring; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/2.0-bath units multifamily listed at $750k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $517/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $750k).
• 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; 1373 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $8,410/mo this rent would consume 194% 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 $5k of loan paydown is wiped out by about $22k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

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 $750,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 7.4

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: -10.3%
• Equity multiple: 0.64×
• Total profit: $-76,473
• Equity at exit: $111,827

10-year hold

• IRR: -5.2%
• Equity multiple: 0.70×
• Total profit: $-62,829
• Equity at exit: $64,846

Cash invested: $210,000 (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: 14.9×

Monthly cashflow live

• Estimated rent: $8,410 high
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$938 /mo · $11,250/yr
• Insurance: −$312
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,766
• Net cashflow: $1,034

Break-even live

Break-even rent $7,101

Max offer price $750,000

Occupancy floor 83%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	2	$8,410
Total (2 units)			$8,410

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 SW 2nd St Hallandale Beach, FL	5.0	2.0	1866	$6,000	$3.22	19d	1	0.76mi
1252 Coral Ln Unit 1252 Hollywood, FL	5.0	3.0	2388	$7,500	$3.14	3d	1	0.98mi
1252 Coral Ln Unit 1252 Hollywood, FL	5.0	3.0	2388	$7,500	$3.14	21d	1	0.98mi
1110 S 14th Ave Hollywood, FL	5.0	3.0	2267	$6,600	$2.91	20d	1	1.02mi
3294 NE 211th Ter Miami, FL	5.0	5.5	3209	$18,000	$5.61	15d	1	1.18mi
1640 Jefferson St Hollywood, FL	5.0	2.0	1750	$8,995	$5.14	24d	1	1.23mi
207 Holiday Dr Hallandale Beach, FL	5.0	3.5	3296	$28,500	$8.65	24d	1	1.25mi

Listing history 9 events

1. 2026-06-18
   days on market $750,000 Active 13 DOM
2. 2026-06-17
   days on market $750,000 Active 12 DOM
3. 2026-06-16
   days on market $750,000 Active 11 DOM
4. 2026-06-15
   days on market $750,000 Active 10 DOM
5. 2026-06-13
   days on market $750,000 Active 8 DOM
6. 2026-06-09
   days on market $750,000 Active 4 DOM
7. 2026-06-08
   days on market $750,000 Active 3 DOM
8. 2026-06-07
   remarks 690-char remark
9. 2026-06-07
   listed $750,000 Active 2 DOM

ⓘ 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 7/10 Severe FEMA zone AE · 78% 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: $100,920
• − Mortgage interest: −$42,012
• − Property taxes: −$11,250
• − Insurance: −$8,868
• − Repairs & maintenance: −$8,074
• − Management: −$8,074
• − Depreciation: −$21,818
• Taxable income: $824
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $12,213/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated duplex is move-in ready with good condition and strong rental appeal.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Resale Upgrading the kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Rental Landscaping improvements — A well-maintained yard enhances curb appeal and tenant satisfaction.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Upgrading the kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Rental Landscaping improvements — A well-maintained yard enhances curb appeal and tenant satisfaction. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+31150.0% since first listed

4 events — show timeline

• 2026-06-05 Listed $750,000 MARMLS
• 2023-11-15 Rental Removed $2,200 APPFOLIO
• 2023-11-10 Price Changed $2,200 APPFOLIO
• 2023-10-08 Listed for Rent $2,400 APPFOLIO