721 Atlantic Shores Blvd #212 · Hallandale Beach, FL 33009

$257,900

2 bd · 2.0 ba · 1,150 sqft · Condo public records · 134 Days on market

Built 1967 $600/mo HOA · 17% 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 +21.4/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 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

BEAUTIFUL AND LOVELY CONDO!!! 2 BEDROOM AND 2 BATHROOM, EAST OF US 1, CLOSE TO BEACHS, GULFSTREAM RACE TRACK PARK AND CASINO, RESTAURANTS, GROCERIES STORES, AVENTURA MALL, FORT LAUDERDALE AIRPORT, BIG EASY CASINO, AND MORE. EXCELLENT CONDITION AND VERY GOOD MAINTENANCE. MANY WINDOWS WITH DIFFERENT VIEWS, POOL AND GARDENS INCLUDES IN THE WIEWS. 55+ COMMUNITY, NOT PETS. ASSIGNED PARKING SPACE. RENT ONLY AFTER TWO YEARS. SOME FURNITURE INCLUDED.

Key facts

• Private bathroom
• Well-kept kitchen
• Prime location

Tags

• WELL-KEPT KITCHEN
• PRIVATE BATHROOM
• WELL-MAINTAINED COMMON AREAS
• PRIME LOCATION

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee ($600); Association amenities: fitness center, laundry, pool, elevator(s); Association fee covers: common areas, laundry, grounds maintenance, structure maintenance, pest control, pool(s), roof, sewer, trash, water

Exterior

• Parking: Assigned parking (one space)
• Security: Complex fenced; Secured elevator; Fire alarm
• Utilities: Water and sewer included in association services; Power: standard service
• Home design: Condo/attached property; 3 stories; Entry on level 2
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Fruit trees; Open and screened balcony/porch; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessible elevator installed; Unfurnished; Second floor entry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $258k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $258k).
• Recommended offer: $227k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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; 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 $3,616/mo this rent would consume 83% 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 $8k 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 134 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

Recommended offer $226,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 5.9

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: $-26,129
• Equity at exit: $38,454

10-year hold

• IRR: -6.4%
• Equity multiple: 0.65×
• Total profit: $-25,047
• Equity at exit: $22,298

Cash invested: $72,212 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,616 high
• Mortgage (P&I): −$1,352
• Tax from tax record: −$415 /mo · $4,983/yr
• Insurance: −$107
• HOA: −$600
• Vacancy / Maint / Mgmt: −$759
• Net cashflow: $382

Break-even live

Break-even rent $3,133

Max offer price $257,900

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: $64,475
• Closing costs: $7,737
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	24d	1	0.18mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	0.22mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	24d	1	0.22mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	12d	1	0.22mi
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	22d	1	0.30mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	24d	1	0.37mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,480	$3.46	2d	62	0.38mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$2,765	$2.84	15d	48	0.39mi
110 N Federal Hwy #1401 Hallandale Beach, FL	2.0	2.0	1220	$3,999	$3.28	8d	1	0.56mi
1715 Jefferson St Hollywood, FL	3.0	2.0	1479	$4,200	$2.84	22d	1	0.77mi
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	0.79mi
1403 Adams St Hollywood, FL	3.0	2.0	1459	$4,500	$3.08	24d	1	0.81mi
1403 Adams St Unit 1403 Hollywood, FL	3.0	2.0	1459	$4,200	$2.88	24d	1	0.81mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	24d	1	0.82mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	24d	1	0.82mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	24d	1	0.84mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	15d	1	0.84mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	24d	1	0.84mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	24d	1	0.95mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	24d	9	0.97mi
1938 Jackson St Hollywood, FL	2.0	2.0	1170	$3,600	$3.08	24d	1	0.98mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	2d	35	0.99mi
211 SE 4th St #3 Hallandale Beach, FL	3.0	2.5	1290	$3,950	$3.06	24d	1	1.00mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	14d	1	1.02mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	8d	1	1.02mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	2d	42	1.02mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	24d	1	1.04mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$2,700	$2.38	24d	5	1.05mi
1720 Harrison St #1725 Hollywood, FL	2.0	1.5	1320	$4,400	$3.33	11d	1	1.06mi
1720 Harrison St Unit 1523019P Hollywood, FL	2.0	1.5	1313	$5,129	$3.91	3d	1	1.07mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	15d	171	1.08mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,135	$3.80	2d	17	1.14mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	24d	1	1.20mi
841 NW 10th St Hallandale Beach, FL	3.0	2.0	1485	$3,100	$2.09	8d	1	1.22mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	2d	14	1.23mi
852 NW 8th St #852 Hallandale Beach, FL	3.0	2.0	1170	$2,800	$2.39	22d	1	1.23mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	15d	25	1.26mi
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	1.28mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	24d	3	1.29mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	21d	4	1.29mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $257,900 Active 134 DOM
2. 2026-06-17
   days on market $257,900 Active 133 DOM
3. 2026-06-16
   days on market $257,900 Active 132 DOM
4. 2026-06-15
   days on market $257,900 Active 131 DOM
5. 2026-06-13
   days on market $257,900 Active 129 DOM
6. 2026-06-09
   days on market $257,900 Active 125 DOM
7. 2026-06-07
   days on market $257,900 Active 123 DOM
8. 2026-06-04
   days on market $257,900 Active 120 DOM
9. 2026-06-03
   days on market $257,900 Active 119 DOM
10. 2026-06-02
    days on market $257,900 Active 118 DOM
11. 2026-06-01
    days on market $257,900 Active 117 DOM
12. 2026-05-31
    days on market $257,900 Active 116 DOM
13. 2026-02-03
    listed $257,900 Active
14. 2024-08-10
    historical $2,150
15. 2024-07-19
    listed $2,150
16. 2024-04-23
    historical $2,150
17. 2024-04-15
    listed $2,150
18. 2023-07-31
    historical
19. 2023-07-12
    historical Active Under Contract
20. 2023-05-21
    listed $255,000 Active
21. 2022-06-20
    soldstatus $246,000
22. 2022-06-15
    soldstatus $246,000 Closed 447-char remark

    Show marketing remark (447 chars)

    BEAUTIFUL AND LOVELY CONDO!!! 2 BEDROOM AND 2 BATHROOM, EAST OF US 1, CLOSE TO BEACHS, GULFSTREAM RACE TRACK PARK AND CASINO, RESTAURANTS, GROCERIES STORES, AVENTURA MALL, FORT LAUDERDALE AIRPORT, BIG EASY CASINO, AND MORE. EXCELLENT CONDITION AND VERY GOOD MAINTENANCE. MANY WINDOWS WITH DIFFERENT VIEWS, POOL AND GARDENS INCLUDES IN THE WIEWS. 55+ COMMUNITY, NOT PETS. ASSIGNED PARKING SPACE. RENT ONLY AFTER TWO YEARS. SOME FURNITURE INCLUDED.

23. 2022-05-11
    status Pending 447-char remark

    Show marketing remark (447 chars)

    BEAUTIFUL AND LOVELY CONDO!!! 2 BEDROOM AND 2 BATHROOM, EAST OF US 1, CLOSE TO BEACHS, GULFSTREAM RACE TRACK PARK AND CASINO, RESTAURANTS, GROCERIES STORES, AVENTURA MALL, FORT LAUDERDALE AIRPORT, BIG EASY CASINO, AND MORE. EXCELLENT CONDITION AND VERY GOOD MAINTENANCE. MANY WINDOWS WITH DIFFERENT VIEWS, POOL AND GARDENS INCLUDES IN THE WIEWS. 55+ COMMUNITY, NOT PETS. ASSIGNED PARKING SPACE. RENT ONLY AFTER TWO YEARS. SOME FURNITURE INCLUDED.

24. 2022-05-07
    price $245,000 447-char remark

    Show marketing remark (447 chars)

    BEAUTIFUL AND LOVELY CONDO!!! 2 BEDROOM AND 2 BATHROOM, EAST OF US 1, CLOSE TO BEACHS, GULFSTREAM RACE TRACK PARK AND CASINO, RESTAURANTS, GROCERIES STORES, AVENTURA MALL, FORT LAUDERDALE AIRPORT, BIG EASY CASINO, AND MORE. EXCELLENT CONDITION AND VERY GOOD MAINTENANCE. MANY WINDOWS WITH DIFFERENT VIEWS, POOL AND GARDENS INCLUDES IN THE WIEWS. 55+ COMMUNITY, NOT PETS. ASSIGNED PARKING SPACE. RENT ONLY AFTER TWO YEARS. SOME FURNITURE INCLUDED.

25. 2022-05-06
    listed $245 Active 447-char remark

    Show marketing remark (447 chars)

    BEAUTIFUL AND LOVELY CONDO!!! 2 BEDROOM AND 2 BATHROOM, EAST OF US 1, CLOSE TO BEACHS, GULFSTREAM RACE TRACK PARK AND CASINO, RESTAURANTS, GROCERIES STORES, AVENTURA MALL, FORT LAUDERDALE AIRPORT, BIG EASY CASINO, AND MORE. EXCELLENT CONDITION AND VERY GOOD MAINTENANCE. MANY WINDOWS WITH DIFFERENT VIEWS, POOL AND GARDENS INCLUDES IN THE WIEWS. 55+ COMMUNITY, NOT PETS. ASSIGNED PARKING SPACE. RENT ONLY AFTER TWO YEARS. SOME FURNITURE INCLUDED.

26. 2012-11-14
    soldstatus $70,000
27. 1994-12-02
    soldstatus $53,000

ⓘ 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: $4,983 · $415/mo
• Projected year-2 tax: $4,983 · $415/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $43,392
• − Mortgage interest: −$14,446
• − Property taxes: −$4,983
• − Insurance: −$1,290
• − Repairs & maintenance: −$3,471
• − Management: −$3,471
• − HOA: −$7,200
• − Depreciation: −$7,503
• Taxable income: $1,028
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $4,331/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

+386.6% since first listed

15 events — show timeline

• 2026-02-03 Listed $257,900 MARMLS
• 2024-08-10 Rental Removed $2,150 GFLMLS
• 2024-07-19 Listed for Rent $2,150 GFLMLS
• 2024-04-23 Rental Removed $2,150 GFLMLS
• 2024-04-15 Listed for Rent $2,150 GFLMLS
• 2023-07-31 Listing Removed — MARMLS
• 2023-07-12 Contingent — MARMLS
• 2023-05-21 Listed $255,000 MARMLS
• 2022-06-20 Sold (Public Records) $246,000 Public Records
• 2022-06-15 Sold (MLS) $246,000 MARMLS
• 2022-05-11 Pending — MARMLS
• 2022-05-07 Price Changed $245,000 MARMLS
• 2022-05-06 Listed $245 MARMLS
• 2012-11-14 Sold (Public Records) $70,000 Public Records
• 1994-12-02 Sold (Public Records) $53,000 Public Records

Property tax history

+16.6%/yr

Latest (2025): $4,983 · +2.9% YoY. Source: county tax records.