500 Three Islands Blvd #920 · Hallandale Beach, FL 33009

$245,000

1 bd · 2.0 ba · 1,140 sqft · Condo public records · 224 Days on market

Built 1974 $858/mo HOA · 22% 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 +23.8/30.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• 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 MLS

Fabulous views from this 1 bedroom/1.5 bath condo. From the balcony you can see the bay, the intra coastal waterway, the marina, the pool and the beautiful gardens of Olympus. All tile, huge closet in master, bright unit facing east, open balcony. Brand new state of the art fitness center is currently being built. Olympus has 2 swimming pools, 5 tennis courts, courtesy shuttle bus, billiards, BBQ area with gas grills, marina, garage parking (motorcycles welcome). Ok to lease first year of ownership. Second parking space available for a monthly fee. Easy access to shopping, dining, airports, seaports, sports arenas, malls, etc. 1 cat ok.

Key facts

• Two swimming pools
• Private marina
• Billiards room

Tags

• RESORT STYLE AMENITIES
• TWO SWIMMING POOLS
• PRIVATE MARINA
• FULLY EQUIPPED GYM
• FOUR TENNIS COURTS
• BILLIARDS ROOM

Property features AI

Finance

• Financial info: Lease considered; Pets conditional; restrictions or possible restrictions
• HOA & community: Monthly association fee; Association fee includes management, common area maintenance, grounds and structure maintenance, parking, and pest control; Building amenities include boat dock, clubhouse, fitness center, pool, barbecue/picnic area, vehicle wash area, and elevators

Exterior

• Parking: Covered parking for one vehicle; One garage space
• Security: Security guard
• Utilities: Electric cooling; Electric water heater
• Home design: High-rise building (25 stories); Entry on level 9; Attached property; Resale unit
• Construction: Block construction
• Exterior features: Association pool; Has view; Security guard; Boat dock; Clubhouse; Fitness center; Barbecue and picnic area; Vehicle wash area; Elevators (building amenities)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric cooling
• Interior features: Elevator
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $45 ($540/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,929/mo this rent would consume 91% 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 $7k 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 224 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $43k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $158k; list at $245k 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 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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 1974 — 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: 1.60% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 5.2

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: -19.9%
• Equity multiple: 0.33×
• Total profit: $-45,839
• Equity at exit: $36,530

10-year hold

• IRR: -28.2%
• Equity multiple: -0.04×
• Total profit: $-71,177
• Equity at exit: $21,183

Cash invested: $68,600 (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: 5.2×

Monthly cashflow live

• Estimated rent: $3,929 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$387 /mo · $4,645/yr
• Insurance: −$102
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$858
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $45

Break-even live

Break-even rent $3,872

Max offer price $245,000

Occupancy floor 94%

Sensitivity live

Price	-10% $184	-5% $114	+0% $45	+5% $-24	+10% $-94
Rent	-10% $-265	-5% $-110	+0% $45	+5% $200	+10% $355
Rate	-1.0pp $168	-0.5pp $107	base $45	+0.5pp $-18	+1.0pp $-83

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	8d	1	0.10mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	14d	1	0.10mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	25d	1	0.34mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	25d	1	0.39mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	25d	1	0.39mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	8d	1	0.43mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	5d	1	0.43mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	6d	2	0.43mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	4d	3	0.43mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	2d	2	0.45mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	0.46mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$4,750	$4.35	25d	3	0.46mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$4,219	$3.94	21d	4	0.46mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	25d	1	0.46mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	25d	1	0.46mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	25d	1	0.46mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$5,000	$4.64	25d	5	0.47mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	25d	1	0.49mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	25d	1	0.49mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	4d	1	0.49mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	8d	1	0.49mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	22d	1	0.49mi
4010 S Ocean Dr Unit 1227485P Hollywood, FL	2.0–3.0	2.0	1118	$5,049	$4.51	16d	2	0.49mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$3,355	$3.54	4d	2	0.50mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	14d	8	0.51mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	3d	7	0.51mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	25d	6	0.51mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,429	$4.35	3d	1	0.51mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,600	$3.32	11d	18	0.52mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,900	$3.59	13d	17	0.52mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,827	$6.15	3d	1	0.52mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	25d	1	0.53mi
3801 S Ocean Dr Unit 10V Hollywood, FL	2.0	2.0	1176	$4,300	$3.66	25d	1	0.53mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	25d	1	0.53mi
3801 S Ocean Dr Unit 7X Hollywood, FL	2.0	1.5	1236	$3,800	$3.07	25d	1	0.53mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	6d	1	0.53mi
3901 S Ocean Dr Unit 14E Hollywood, FL	2.0	2.0	1355	$4,500	$3.32	25d	1	0.55mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	25d	1	0.55mi
3901 S Ocean Dr Unit 8E Hollywood, FL	2.0	2.0	1355	$5,500	$4.06	25d	1	0.55mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	25d	1	0.55mi

HOA detail condo

• Monthly dues: $858 · $10,296/yr
• Likely covers: watergaspoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $245,000 Active 224 DOM
2. 2026-06-17
   days on market $245,000 Active 223 DOM
3. 2026-06-16
   days on market $245,000 Active 222 DOM
4. 2026-06-15
   days on market $245,000 Active 221 DOM
5. 2026-06-13
   days on market $245,000 Active 219 DOM
6. 2026-06-09
   days on market $245,000 Active 215 DOM
7. 2026-06-07
   days on market $245,000 Active 213 DOM
8. 2026-06-04
   days on market $245,000 Active 210 DOM
9. 2026-06-03
   days on market $245,000 Active 209 DOM
10. 2026-06-02
    days on market $245,000 Active 208 DOM
11. 2026-06-01
    days on market $245,000 Active 207 DOM
12. 2026-05-31
    days on market $245,000 Active 206 DOM
13. 2026-04-04
    price $245,000
14. 2026-03-16
    price $250,000
15. 2026-02-26
    price $258,000
16. 2026-02-20
    price $287,000
17. 2026-02-17
    historical $2,100
18. 2025-11-18
    price $2,100
19. 2025-11-06
    listed $288,000 Active
20. 2025-10-09
    listed $2,300
21. 2024-03-27
    historical $2,300
22. 2024-03-19
    price $2,300
23. 2024-02-25
    price $2,400
24. 2024-01-19
    listed $2,500
25. 2018-04-24
    soldstatus $158,000
26. 2018-04-23
    soldstatus $158,000 Sold 644-char remark

    Show marketing remark (644 chars)

    Fabulous views from this 1 bedroom/1.5 bath condo. From the balcony you can see the bay, the intra coastal waterway, the marina, the pool and the beautiful gardens of Olympus. All tile, huge closet in master, bright unit facing east, open balcony. Brand new state of the art fitness center is currently being built. Olympus has 2 swimming pools, 5 tennis courts, courtesy shuttle bus, billiards, BBQ area with gas grills, marina, garage parking (motorcycles welcome). Ok to lease first year of ownership. Second parking space available for a monthly fee. Easy access to shopping, dining, airports, seaports, sports arenas, malls, etc. 1 cat ok.

27. 2018-03-15
    status Pending 644-char remark

    Show marketing remark (644 chars)

    Fabulous views from this 1 bedroom/1.5 bath condo. From the balcony you can see the bay, the intra coastal waterway, the marina, the pool and the beautiful gardens of Olympus. All tile, huge closet in master, bright unit facing east, open balcony. Brand new state of the art fitness center is currently being built. Olympus has 2 swimming pools, 5 tennis courts, courtesy shuttle bus, billiards, BBQ area with gas grills, marina, garage parking (motorcycles welcome). Ok to lease first year of ownership. Second parking space available for a monthly fee. Easy access to shopping, dining, airports, seaports, sports arenas, malls, etc. 1 cat ok.

28. 2018-02-21
    listed $170,000 Active 644-char remark

    Show marketing remark (644 chars)

    Fabulous views from this 1 bedroom/1.5 bath condo. From the balcony you can see the bay, the intra coastal waterway, the marina, the pool and the beautiful gardens of Olympus. All tile, huge closet in master, bright unit facing east, open balcony. Brand new state of the art fitness center is currently being built. Olympus has 2 swimming pools, 5 tennis courts, courtesy shuttle bus, billiards, BBQ area with gas grills, marina, garage parking (motorcycles welcome). Ok to lease first year of ownership. Second parking space available for a monthly fee. Easy access to shopping, dining, airports, seaports, sports arenas, malls, etc. 1 cat ok.

29. 2001-09-18
    soldstatus $101,000
30. 1974-12-01
    soldstatus $35,000

ⓘ 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: $4,645 · $387/mo
• Projected year-2 tax: $4,645 · $387/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 9/10 Extreme FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥104°F today · 18 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: $47,143
• − Mortgage interest: −$13,724
• − Property taxes: −$4,645
• − Insurance: −$6,344
• − Repairs & maintenance: −$3,771
• − Management: −$3,771
• − HOA: −$10,296
• − Depreciation: −$7,127
• Taxable loss: −$2,536
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $1,149/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

+600.0% since first listed

18 events — show timeline

• 2026-04-04 Price Changed $245,000 MARMLS
• 2026-03-16 Price Changed $250,000 MARMLS
• 2026-02-26 Price Changed $258,000 MARMLS
• 2026-02-20 Price Changed $287,000 MARMLS
• 2026-02-17 Rental Removed $2,100 MARMLS
• 2025-11-18 Price Changed $2,100 MARMLS
• 2025-11-06 Listed $288,000 MARMLS
• 2025-10-09 Listed for Rent $2,300 MARMLS
• 2024-03-27 Rental Removed $2,300 MARMLS
• 2024-03-19 Price Changed $2,300 MARMLS
• 2024-02-25 Price Changed $2,400 MARMLS
• 2024-01-19 Listed for Rent $2,500 MARMLS
• 2018-04-24 Sold (Public Records) $158,000 Public Records
• 2018-04-23 Sold (MLS) $158,000 MARMLS
• 2018-03-15 Pending — MARMLS
• 2018-02-21 Listed $170,000 MARMLS
• 2001-09-18 Sold (Public Records) $101,000 Public Records
• 1974-12-01 Sold (Public Records) $35,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,645 · +1.8% YoY. Source: county tax records.