600 Layne Blvd #130 · Hallandale Beach, FL 33009

$180,000

1 bd · 1.0 ba · 494 sqft · Condo public records · 146 Days on market

Built 1961 $314/mo HOA · 13% of rent

---

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 +23.2/30.0
• 1% rule +8.6/10.0
• DSCR +7.5/10.0
• 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

Bright first-floor 1-bedroom, 1-bath co-op located in the desirable Pasadena Garden community. The unit features ceramic flooring throughout, a well-proportioned layout with walk-in closet, and peaceful garden views. Kitchen includes an electric range, refrigerator, and dishwasher, along with impact doors for added security. One assigned parking space plus guest parking available. Community amenities include a pool, extra storage, exterior lighting, laundry facilities, on-site management, and guarded security with camera system. Leasing is permitted after closing with association approval. Ideally situated east of US-1, close to shopping, dining, and everyday conveniences, and within walkin

Key facts

• Ceramic flooring
• Electric range
• Impact doors

Tags

• CERAMIC FLOORING
• WALK-IN CLOSET
• ELECTRIC RANGE
• REFRIGERATOR
• DISHWASHER
• IMPACT DOORS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association management, laundry, structure maintenance, sewer, security, trash and water included; Association amenities include pool and storage

Exterior

• Parking: Guest parking; One assigned parking space
• Security: Closed-circuit camera(s); Security guard; Security/high impact doors
• Utilities: Cable available; Sewer included in association; Water included in association
• Home design: Attached property; 2-story building; Entry at level 1
• Construction: Block construction; Resale property
• Exterior features: Security/high impact doors; Exterior lighting; Association pool; Association storage

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Eat-in kitchen with breakfast area
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window cooling units
• Interior features: Bedroom on main level; Breakfast area; Eat-in kitchen; Family/dining room; Handicap access; Walk-in closet(s)
• Laundry & utility: Laundry available through the association

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 1 comparable units currently listed for rent nearby; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,454/mo this rent would consume 57% 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 146 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. 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?
2. Built in 1961 — 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: 1.36% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 6.1

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-18,536
• Equity at exit: $26,839

10-year hold

• IRR: -6.4%
• Equity multiple: 0.65×
• Total profit: $-17,756
• Equity at exit: $15,563

Cash invested: $50,400 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,454 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$280 /mo · $3,364/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$314
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $259

Break-even live

Break-even rent $2,126

Max offer price $180,000

Occupancy floor 84%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	0.84mi

HOA detail condo

• Monthly dues: $314 · $3,768/yr
• Likely covers: electricpoolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $180,000 Active 146 DOM
2. 2026-06-17
   days on market $180,000 Active 145 DOM
3. 2026-06-16
   days on market $180,000 Active 144 DOM
4. 2026-06-15
   days on market $180,000 Active 143 DOM
5. 2026-06-13
   days on market $180,000 Active 141 DOM
6. 2026-06-09
   days on market $180,000 Active 137 DOM
7. 2026-06-07
   days on market $180,000 Active 135 DOM
8. 2026-06-04
   days on market $180,000 Active 132 DOM
9. 2026-06-03
   days on market $180,000 Active 131 DOM
10. 2026-06-02
    days on market $180,000 Active 130 DOM
11. 2026-06-01
    days on market $180,000 Active 129 DOM
12. 2026-05-31
    days on market $180,000 Active 128 DOM
13. 2026-04-09
    price $180,000
14. 2026-01-23
    listed $185,000 Active
15. 2025-12-05
    historical $1,499
16. 2025-11-22
    listed $1,499
17. 2025-10-15
    historical $1,500
18. 2025-10-11
    listed $1,500
19. 2025-09-30
    historical $1,500
20. 2025-08-22
    price $1,500
21. 2025-08-01
    price $1,600
22. 2025-07-17
    listed $1,700
23. 2024-07-03
    historical $1,950
24. 2024-04-25
    price $1,950
25. 2024-02-14
    listed $2,000
26. 2016-05-03
    historical
27. 2016-04-28
    price $84,900
28. 2015-12-20
    listed $89,900 Active
29. 2012-01-16
    historical
30. 2011-05-18
    listed $55,500

ⓘ 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: $3,364 · $280/mo
• Projected year-2 tax: $3,364 · $280/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 X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 25 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: $29,454
• − Mortgage interest: −$10,083
• − Property taxes: −$3,364
• − Insurance: −$1,697
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − HOA: −$3,768
• − Depreciation: −$5,236
• Taxable income: $592
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $2,969/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

+224.3% since first listed

18 events — show timeline

• 2026-04-09 Price Changed $180,000 MARMLS
• 2026-01-23 Listed $185,000 MARMLS
• 2025-12-05 Rental Removed $1,499 MARMLS
• 2025-11-22 Listed for Rent $1,499 MARMLS
• 2025-10-15 Rental Removed $1,500 MARMLS
• 2025-10-11 Listed for Rent $1,500 MARMLS
• 2025-09-30 Rental Removed $1,500 MARMLS
• 2025-08-22 Price Changed $1,500 MARMLS
• 2025-08-01 Price Changed $1,600 MARMLS
• 2025-07-17 Listed for Rent $1,700 MARMLS
• 2024-07-03 Rental Removed $1,950 MARMLS
• 2024-04-25 Price Changed $1,950 MARMLS
• 2024-02-14 Listed for Rent $2,000 MARMLS
• 2016-05-03 Listing Removed — MARMLS
• 2016-04-28 Price Changed $84,900 MARMLS
• 2015-12-20 Listed $89,900 MARMLS
• 2012-01-16 Listing Removed — Beaches MLS
• 2011-05-18 Listed $55,500 Beaches MLS

Property tax history

+9.4%/yr

Latest (2025): $3,364 · +4.3% YoY. Source: county tax records.