200 Leslie Dr #1128 · Hallandale Beach, FL 33009

$365,000

2 bd · 2.0 ba · 1,130 sqft · Condo public records · 43 Days on market

Built 1981 $863/mo HOA · 18% of rent

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Why this score? — see what drove the D+ 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 +15.5/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 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

LOCATION! BRIGHT AND SPACIOUS 2/2 PENTHOUSE . LARGE WRAP AROUND BALCONY WHERE YOU CAN ENJOY YOUR MORNING COFFEE, AFTERNOON LUNCH OR EVENING DINNER WHILE LOOKING OUT TO THE INTRACOASTAL. NEW A/C & WATER HEATER. BUILDING BOASTS SEVERAL AMENITIES THAT INCLUDE, HEATED POOL, TENNIS COURT, SAUNA, BIKE STORAGE, GYM, VALET AND 24 HR SECURITY. UNIT COMES WITH 1 ASSIGNED PARKING SPACE. LOCATED MINUTES TO THE BEACH, SHOPPING PLAZAS, PLACES OF WORSHIP, PHARMACIES, I95 AND FINE DINING. PRICED TO SELL! DON'T MISS THIS GREAT OPPORTUNITY.

Key facts

• $863 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Association: 200 leslie; Monthly HOA fee: $863 (includes grounds maintenance, common areas, elevator); Building amenities: Elevator(s), Fitness Center, Laundry, Parking, Pool; Community of 240 units; Pets allowed (cats OK; pet restrictions possible)

Exterior

• Parking: Detached garage (1 space); 1 covered/assigned parking space; Asphalt parking
• Security: Community security (other)
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; One level; Entry level: 1; Faces east
• Construction: CBS construction; Concrete roof; 11-story building
• Exterior features: Intracoastal waterfront; Waterfront other features; City street frontage; Public maintained road

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closets
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $365k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (13.5% below list).
• Meets the 1% rule at list price ($5k rent vs $365k).
• Recommended offer: $316k (13.5% below list) — sets the bar for cash-flow.
• Cap rate 6.8% vs local median 5.2% in Hallandale Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 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; 1380 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $4,671/mo this rent would consume 108% 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 $3k of loan paydown is wiped out by about $11k 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 43 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask is 13938% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,859 (13.5% 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 43 days. Have you received any prior offers? Is the seller open to a 13% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.28% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 6.5

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: -26.3%
• Equity multiple: 0.14×
• Total profit: $-87,680
• Equity at exit: $54,423

10-year hold

• IRR: -46.7%
• Equity multiple: -0.38×
• Total profit: $-141,166
• Equity at exit: $31,559

Cash invested: $102,200 (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: 1380
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $4,671 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$612 /mo · $7,348/yr
• Insurance: −$152
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$863
• Vacancy / Maint / Mgmt: −$981
• Net cashflow: $-278

Break-even live

Break-even rent $5,023

Max offer price $315,859

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-175	+0% $-278	+5% $-381	+10% $-485
Rent	-10% $-647	-5% $-463	+0% $-278	+5% $-94	+10% $91
Rate	-1.0pp $-94	-0.5pp $-185	base $-278	+0.5pp $-373	+1.0pp $-469

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	6d	1	0.18mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	9d	1	0.18mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	7d	2	0.19mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	6d	3	0.19mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	9d	1	0.22mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	15d	1	0.22mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	26d	6	0.26mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	15d	8	0.26mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	4d	7	0.26mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,432	$4.35	0d	1	0.26mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	26d	1	0.28mi
3801 S Ocean Dr Unit 7X Hollywood, FL	2.0	1.5	1236	$3,800	$3.07	26d	1	0.28mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	26d	1	0.28mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	7d	1	0.28mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	0d	1	0.28mi
3801 S Ocean Dr Unit 10V Hollywood, FL	2.0	2.0	1176	$4,300	$3.66	26d	1	0.28mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	26d	5	0.28mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	24d	1	0.29mi
4010 S Ocean Dr Unit T3708 Hollywood, FL	3.0	2.5	1361	$8,000	$5.88	26d	1	0.29mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	9d	1	0.29mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	26d	1	0.29mi
4010 S Ocean Dr Unit 1227249P Hollywood, FL	1.0–3.0	1.5–2.5	1140	$5,730	$5.02	0d	3	0.29mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	26d	1	0.29mi
4010 S Ocean Dr Unit R2004 Hollywood, FL	3.0	2.0	1129	$7,500	$6.64	26d	1	0.29mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	5d	1	0.29mi
4010 S Ocean Dr Unit R1108 Hollywood, FL	3.0	2.5	1361	$12,999	$9.55	26d	1	0.29mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	26d	1	0.29mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	9d	1	0.29mi
2723 E Hallandale Beach Blvd Unit 1049813P Hollywood, FL	3.0	2.0	1496	$6,498	$4.34	5d	1	0.29mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	26d	1	0.30mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	5d	1	0.30mi
3901 S Ocean Dr Unit 14E Hollywood, FL	2.0	2.0	1355	$4,500	$3.32	26d	1	0.30mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	26d	1	0.30mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	26d	1	0.30mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	5d	1	0.30mi
3901 S Ocean Dr Unit 8E Hollywood, FL	2.0	2.0	1355	$5,500	$4.06	26d	1	0.30mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$3,820	$3.62	3d	2	0.30mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	14d	17	0.30mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	12d	18	0.30mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,605	$5.87	0d	1	0.31mi

HOA detail condo

• Monthly dues: $863 · $10,356/yr
• Likely covers: waterpoolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $365,000 Active 43 DOM
2. 2026-06-18
   days on market $365,000 Active 40 DOM
3. 2026-06-17
   days on market $365,000 Active 39 DOM
4. 2026-06-16
   days on market $365,000 Active 38 DOM
5. 2026-06-15
   days on market $365,000 Active 37 DOM
6. 2026-06-13
   days on market $365,000 Active 35 DOM
7. 2026-06-09
   days on market $365,000 Active 31 DOM
8. 2026-06-08
   days on market $365,000 Active 30 DOM
9. 2026-06-07
   days on market $365,000 Active 29 DOM
10. 2026-06-04
    days on market $365,000 Active 26 DOM
11. 2026-06-03
    days on market $365,000 Active 25 DOM
12. 2026-06-02
    days on market $365,000 Active 24 DOM
13. 2026-06-02
    pricedays on market $365,000 Active 23 DOM
14. 2026-05-23
    status Active
15. 2026-05-19
    historical
16. 2026-05-14
    listed $2,600
17. 2026-05-04
    historical $2,600
18. 2026-04-30
    listed $360,000 Active
19. 2026-04-29
    listed $2,600
20. 2023-11-13
    soldstatus $375,000
21. 2023-11-10
    soldstatus $375,000 Closed 534-char remark

    Show marketing remark (534 chars)

    LOCATION! BRIGHT AND SPACIOUS 2/2 PENTHOUSE . LARGE WRAP AROUND BALCONY WHERE YOU CAN ENJOY YOUR MORNING COFFEE, AFTERNOON LUNCH OR EVENING DINNER WHILE LOOKING OUT TO THE INTRACOASTAL. NEW A/C & WATER HEATER. BUILDING BOASTS SEVERAL AMENITIES THAT INCLUDE, HEATED POOL, TENNIS COURT, SAUNA, BIKE STORAGE, GYM, VALET AND 24 HR SECURITY. UNIT COMES WITH 1 ASSIGNED PARKING SPACE. LOCATED MINUTES TO THE BEACH, SHOPPING PLAZAS, PLACES OF WORSHIP, PHARMACIES, I95 AND FINE DINING. PRICED TO SELL! DON'T MISS THIS GREAT OPPORTUNITY.

22. 2023-10-11
    status Pending 534-char remark

    Show marketing remark (534 chars)

    LOCATION! BRIGHT AND SPACIOUS 2/2 PENTHOUSE . LARGE WRAP AROUND BALCONY WHERE YOU CAN ENJOY YOUR MORNING COFFEE, AFTERNOON LUNCH OR EVENING DINNER WHILE LOOKING OUT TO THE INTRACOASTAL. NEW A/C & WATER HEATER. BUILDING BOASTS SEVERAL AMENITIES THAT INCLUDE, HEATED POOL, TENNIS COURT, SAUNA, BIKE STORAGE, GYM, VALET AND 24 HR SECURITY. UNIT COMES WITH 1 ASSIGNED PARKING SPACE. LOCATED MINUTES TO THE BEACH, SHOPPING PLAZAS, PLACES OF WORSHIP, PHARMACIES, I95 AND FINE DINING. PRICED TO SELL! DON'T MISS THIS GREAT OPPORTUNITY.

23. 2023-10-05
    listed $375,000 Active 534-char remark

    Show marketing remark (534 chars)

    LOCATION! BRIGHT AND SPACIOUS 2/2 PENTHOUSE . LARGE WRAP AROUND BALCONY WHERE YOU CAN ENJOY YOUR MORNING COFFEE, AFTERNOON LUNCH OR EVENING DINNER WHILE LOOKING OUT TO THE INTRACOASTAL. NEW A/C & WATER HEATER. BUILDING BOASTS SEVERAL AMENITIES THAT INCLUDE, HEATED POOL, TENNIS COURT, SAUNA, BIKE STORAGE, GYM, VALET AND 24 HR SECURITY. UNIT COMES WITH 1 ASSIGNED PARKING SPACE. LOCATED MINUTES TO THE BEACH, SHOPPING PLAZAS, PLACES OF WORSHIP, PHARMACIES, I95 AND FINE DINING. PRICED TO SELL! DON'T MISS THIS GREAT OPPORTUNITY.

24. 2014-07-02
    soldstatus $130,509 Sold 434-char remark

    Show marketing remark (434 chars)

    BANK OWNED PROPERTY SOLD AS IS WITHOUT REPAIR OR WARRANTY. LISTING AGENT HAS NO KNOWLEDGE OF PROPERTY HISTORY, NO DISCLOSURES OR ASSOCIATION DOCS SUPPLIED. BUYER/BUYER'S AGENT IS RESPONSIBLE FOR VERIFYING HOA FEES, IF ANY, COMMUNITY RULES, SQ FT, LOT SIZE , ROOM DIMENSIONS AND TAXES. AT CLOSING, IT IS SUBJECT TO A WEB TECH FEE AND MAY ALSO BE SUBJECT TO A BUYER'S PREMIUM. SELLER WILL NOT ALLOW WATER TO BE ACTIVATED FOR ANY REASON.

25. 2014-04-08
    status Pending 434-char remark

    Show marketing remark (434 chars)

    BANK OWNED PROPERTY SOLD AS IS WITHOUT REPAIR OR WARRANTY. LISTING AGENT HAS NO KNOWLEDGE OF PROPERTY HISTORY, NO DISCLOSURES OR ASSOCIATION DOCS SUPPLIED. BUYER/BUYER'S AGENT IS RESPONSIBLE FOR VERIFYING HOA FEES, IF ANY, COMMUNITY RULES, SQ FT, LOT SIZE , ROOM DIMENSIONS AND TAXES. AT CLOSING, IT IS SUBJECT TO A WEB TECH FEE AND MAY ALSO BE SUBJECT TO A BUYER'S PREMIUM. SELLER WILL NOT ALLOW WATER TO BE ACTIVATED FOR ANY REASON.

26. 2014-04-03
    status Active 434-char remark

    Show marketing remark (434 chars)

    BANK OWNED PROPERTY SOLD AS IS WITHOUT REPAIR OR WARRANTY. LISTING AGENT HAS NO KNOWLEDGE OF PROPERTY HISTORY, NO DISCLOSURES OR ASSOCIATION DOCS SUPPLIED. BUYER/BUYER'S AGENT IS RESPONSIBLE FOR VERIFYING HOA FEES, IF ANY, COMMUNITY RULES, SQ FT, LOT SIZE , ROOM DIMENSIONS AND TAXES. AT CLOSING, IT IS SUBJECT TO A WEB TECH FEE AND MAY ALSO BE SUBJECT TO A BUYER'S PREMIUM. SELLER WILL NOT ALLOW WATER TO BE ACTIVATED FOR ANY REASON.

27. 2013-12-25
    status Pending 434-char remark

    Show marketing remark (434 chars)

    BANK OWNED PROPERTY SOLD AS IS WITHOUT REPAIR OR WARRANTY. LISTING AGENT HAS NO KNOWLEDGE OF PROPERTY HISTORY, NO DISCLOSURES OR ASSOCIATION DOCS SUPPLIED. BUYER/BUYER'S AGENT IS RESPONSIBLE FOR VERIFYING HOA FEES, IF ANY, COMMUNITY RULES, SQ FT, LOT SIZE , ROOM DIMENSIONS AND TAXES. AT CLOSING, IT IS SUBJECT TO A WEB TECH FEE AND MAY ALSO BE SUBJECT TO A BUYER'S PREMIUM. SELLER WILL NOT ALLOW WATER TO BE ACTIVATED FOR ANY REASON.

28. 2013-12-17
    listed $128,000 Active 434-char remark

    Show marketing remark (434 chars)

    BANK OWNED PROPERTY SOLD AS IS WITHOUT REPAIR OR WARRANTY. LISTING AGENT HAS NO KNOWLEDGE OF PROPERTY HISTORY, NO DISCLOSURES OR ASSOCIATION DOCS SUPPLIED. BUYER/BUYER'S AGENT IS RESPONSIBLE FOR VERIFYING HOA FEES, IF ANY, COMMUNITY RULES, SQ FT, LOT SIZE , ROOM DIMENSIONS AND TAXES. AT CLOSING, IT IS SUBJECT TO A WEB TECH FEE AND MAY ALSO BE SUBJECT TO A BUYER'S PREMIUM. SELLER WILL NOT ALLOW WATER TO BE ACTIVATED FOR ANY REASON.

29. 2005-04-13
    soldstatus $297,500
30. 2005-02-23
    soldstatus $250,000
31. 2001-07-19
    soldstatus $24,050,000

ⓘ 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: $7,348 · $612/mo
• Projected year-2 tax: $7,348 · $612/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 7/10 Severe FEMA zone AE · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 20 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: $56,049
• − Mortgage interest: −$20,446
• − Property taxes: −$7,348
• − Insurance: −$6,944
• − Repairs & maintenance: −$4,484
• − Management: −$4,484
• − HOA: −$10,356
• − Depreciation: −$10,618
• Taxable loss: −$8,630
• Est. tax savings @ 24.0%: +$2,071
• After-tax cash flow: $-1,267/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

-100.0% since first listed

18 events — show timeline

• 2026-05-23 Relisted — Beaches MLS
• 2026-05-19 Listing Removed — Beaches MLS
• 2026-05-14 Listed for Rent $2,600 RMLSFL
• 2026-05-04 Rental Removed $2,600 RMLSFL
• 2026-04-30 Listed $360,000 Beaches MLS
• 2026-04-29 Listed for Rent $2,600 RMLSFL
• 2023-11-13 Sold (Public Records) $375,000 Public Records
• 2023-11-10 Sold (MLS) $375,000 MARMLS
• 2023-10-11 Pending — MARMLS
• 2023-10-05 Listed $375,000 MARMLS
• 2014-07-02 Sold (MLS) $130,509 MARMLS
• 2014-04-08 Pending — MARMLS
• 2014-04-03 Relisted — MARMLS
• 2013-12-25 Pending — MARMLS
• 2013-12-17 Listed $128,000 MARMLS
• 2005-04-13 Sold (Public Records) $297,500 Public Records
• 2005-02-23 Sold (Public Records) $250,000 Public Records
• 2001-07-19 Sold (Public Records) $24,050,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $7,348 · -6.6% YoY. Source: county tax records.