1100 NE 1st Ct #305 · Hallandale Beach, FL 33009

$168,000

1 bd · 1.0 ba · 658 sqft · Condo public records · 130 Days on market

Built 2006 $450/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 +25.6/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• 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

Prime location with excellent investment potential and no rental restrictions. Proximity to supermarket, shopping center, and restaurants

Key facts

• Investment potential
• Prime location
• $450 HOA

Tags

• PRIME LOCATION
• INVESTMENT POTENTIAL
• NO RENTAL RESTRICTIONS
• PROXIMITY TO SUPERMARKET
• PROXIMITY TO SHOPPING CENTER
• PROXIMITY TO RESTAURANTS

Property features AI

Finance

• HOA & community: HOA with monthly fee; Monthly HOA fee: $450; Community elevator(s); Community pool; Pets allowed (with number limit)

Exterior

• Parking: 1-car garage (covered)
• Utilities: Public water; Public sewer; Three phase electric; Sewer available; Water available
• Home design: Condominium; 3-story building; Southeast facing
• Construction: Concrete / CBS construction
• Exterior features: Not waterfront

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central individual heating; Central individual cooling; Ceiling fan(s)
• Interior features: Microwave; Refrigerator; Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $-31 ($-372/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (3.3% below list).
• Meets the 1% rule at list price ($3k rent vs $168k).
• Recommended offer: $148k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 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.
• Zoned schools: Gulfstream Academy of Hallandale Beach (math 32% / reading 40%, grade F, #1,670 of 2,144 statewide, top 78%, 1,317 students, 73% FRL); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 71% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 48% district-wide (-21 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 1373 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

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 130 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 6y ago; this cycle's ask is 10400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $118k; 43% 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,840 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 1.58% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 5.3

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: -22.7%
• Equity multiple: 0.25×
• Total profit: $-35,252
• Equity at exit: $25,049

10-year hold

• IRR: -38.4%
• Equity multiple: -0.21×
• Total profit: $-56,738
• Equity at exit: $14,526

Cash invested: $47,040 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,654 high
• Mortgage (P&I): −$881
• Tax from tax record: −$300 /mo · $3,599/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$450
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-31

Break-even live

Break-even rent $2,693

Max offer price $162,530

Occupancy floor 96%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	3d	2	0.19mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	0.44mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	1d	2	0.88mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	1d	5	0.88mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	1d	62	0.89mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	14d	7	1.40mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	19d	8	1.40mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	10d	6	1.40mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	7d	7	1.40mi
820 SW 1st Pl Hallandale Beach, FL	2.0	1.0	430	$1,675	$3.90	24d	1	1.42mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $168,000 Active 130 DOM
2. 2026-06-17
   days on market $168,000 Active 129 DOM
3. 2026-06-16
   days on market $168,000 Active 128 DOM
4. 2026-06-15
   days on market $168,000 Active 127 DOM
5. 2026-06-13
   days on market $168,000 Active 125 DOM
6. 2026-06-09
   days on market $168,000 Active 121 DOM
7. 2026-06-07
   days on market $168,000 Active 119 DOM
8. 2026-06-04
   days on market $168,000 Active 116 DOM
9. 2026-06-03
   days on market $168,000 Active 115 DOM
10. 2026-06-02
    days on market $168,000 Active 114 DOM
11. 2026-06-01
    days on market $168,000 Active 113 DOM
12. 2026-05-31
    days on market $168,000 Active 112 DOM
13. 2026-04-21
    price $1,575
14. 2026-03-31
    listed $1,600
15. 2026-03-31
    historical $1,700
16. 2026-03-27
    listed $1,700
17. 2026-03-27
    historical $1,700
18. 2026-03-27
    price $168,000
19. 2026-02-10
    listed $1,700
20. 2026-02-10
    historical $1,700
21. 2026-02-09
    listed $1,700
22. 2026-02-08
    listed $175,000 Active
23. 2025-08-31
    historical
24. 2025-07-20
    price $164,995
25. 2025-06-30
    historical $1,600
26. 2025-05-20
    listed $1,600
27. 2025-05-19
    price $170,000
28. 2025-04-26
    price $180,000
29. 2025-03-05
    listed $190,000 Active
30. 2025-02-27
    historical Active Under Contract
31. 2025-02-26
    historical
32. 2024-10-14
    listed $189,900 Active
33. 2024-08-09
    historical $1,500
34. 2024-07-20
    listed $1,500
35. 2024-06-01
    historical
36. 2024-05-14
    historical $1,500
37. 2024-05-09
    listed $1,500
38. 2024-04-11
    historical $1,650
39. 2024-04-10
    price $190,000
40. 2024-03-26
    price $1,650
41. 2024-03-19
    listed $1,700
42. 2024-03-19
    historical $1,700
43. 2024-03-17
    price $1,700
44. 2024-02-14
    listed $1,800
45. 2024-01-27
    listed $200,000 Active
46. 2022-09-08
    historical
47. 2022-07-28
    price $175,000
48. 2022-07-27
    listed $165,000 Active
49. 2020-10-26
    soldstatus $117,500
50. 2020-10-24
    soldstatus $115,000 Closed

ⓘ 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: $3,599 · $300/mo
• Projected year-2 tax: $3,599 · $300/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 · 94% 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: $31,845
• − Mortgage interest: −$9,411
• − Property taxes: −$3,599
• − Insurance: −$5,958
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − HOA: −$5,400
• − Depreciation: −$4,887
• Taxable loss: −$2,505
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $230/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

-98.7% since first listed

42 events — show timeline

• 2026-04-21 Price Changed $1,575 RMLSFL
• 2026-03-31 Listed for Rent $1,600 RMLSFL
• 2026-03-31 Rental Removed $1,700 RMLSFL
• 2026-03-27 Listed for Rent $1,700 RMLSFL
• 2026-03-27 Rental Removed $1,700 GFLMLS
• 2026-03-27 Price Changed $168,000 Beaches MLS
• 2026-02-10 Listed for Rent $1,700 GFLMLS
• 2026-02-10 Rental Removed $1,700 RMLSFL
• 2026-02-09 Listed for Rent $1,700 RMLSFL
• 2026-02-08 Listed $175,000 Beaches MLS
• 2025-08-31 Listing Removed — Beaches MLS
• 2025-07-20 Price Changed $164,995 Beaches MLS
• 2025-06-30 Rental Removed $1,600 GFLMLS
• 2025-05-20 Listed for Rent $1,600 GFLMLS
• 2025-05-19 Price Changed $170,000 Beaches MLS
• 2025-04-26 Price Changed $180,000 Beaches MLS
• 2025-03-05 Listed $190,000 Beaches MLS
• 2025-02-27 Contingent — Beaches MLS
• 2025-02-26 Listing Removed — Beaches MLS
• 2024-10-14 Listed $189,900 Beaches MLS
• 2024-08-09 Rental Removed $1,500 GFLMLS
• 2024-07-20 Listed for Rent $1,500 GFLMLS
• 2024-06-01 Listing Removed — Beaches MLS
• 2024-05-14 Rental Removed $1,500 GFLMLS
• 2024-05-09 Listed for Rent $1,500 GFLMLS
• 2024-04-11 Rental Removed $1,650 GFLMLS
• 2024-04-10 Price Changed $190,000 Beaches MLS
• 2024-03-26 Price Changed $1,650 GFLMLS
• 2024-03-19 Listed for Rent $1,700 GFLMLS
• 2024-03-19 Rental Removed $1,700 GFLMLS
• 2024-03-17 Price Changed $1,700 GFLMLS
• 2024-02-14 Listed for Rent $1,800 GFLMLS
• 2024-01-27 Listed $200,000 Beaches MLS
• 2022-09-08 Listing Removed — Beaches MLS
• 2022-07-28 Price Changed $175,000 Beaches MLS
• 2022-07-27 Listed $165,000 Beaches MLS
• 2020-10-26 Sold (Public Records) $117,500 Public Records
• 2020-10-24 Sold (MLS) $115,000 MARMLS
• 2020-10-22 Pending — MARMLS
• 2020-05-23 Relisted — MARMLS
• 2020-05-19 Pending — MARMLS
• 2020-03-26 Listed $122,000 MARMLS

Property tax history

+10.5%/yr

Latest (2025): $3,599 · +6.2% YoY. Source: county tax records.