2101 Atlantic Shores Blvd #120 · Hallandale Beach, FL 33009

$295,000

2 bd · 2.0 ba · 1,450 sqft · Condo public records · 144 Days on market

Built 1974 $720/mo HOA · 16% of rent

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Why this score? — see what drove the B- 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• 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

CORNER UNIT, 1,450 SQ FT, SPLIT BEDROOM FLOOR PLAN, DEN CONVERTED INTO A 3RD BEDROOM, 2 BALCONIES OFF OF BOTH BEDROOMS. MAINTENANCE FEES INCLUDES BASIC CABLE AND WATER. RESORT STYLE POOL AREA, CLUBHOUSE, TENNIS COURTS, SAUNA. IT IS CLOSE TO BEACHES, CASINOS, RESTAURANTS, AVENTURA MALL, SUPERMARKETS, AND A PARK WITH KIDS PLAYGROUND.

Key facts

• Clubhouse
• Sauna
• Tennis courts

Tags

• RESORT STYLE POOL AREA
• CLUBHOUSE
• TENNIS COURTS
• SAUNA
• CLOSE TO BEACHES
• CLOSE TO CASINOS

Property features AI

Finance

• Other: Annual taxes listed (not included per instructions)
• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee of $720; Association amenities include clubhouse and pool; Association fee covers amenities

Exterior

• Parking: 1 covered garage space
• Security: Secured elevator; Phone entry
• Utilities: Cable available
• Home design: Attached property; 5-story building; Entry on level 1
• Construction: Block construction; Resale unit
• Exterior features: Balcony (open); Association pool

Interior

• Kitchen: Dishwasher; Refrigerator; Trash compactor
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: First-floor entry; Elevator; Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $295k).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 $4,629/mo this rent would consume 107% 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 $9k 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 144 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $34k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $259,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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: 1.57% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• 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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-38,832
• Equity at exit: $43,985

10-year hold

• IRR: -12.6%
• Equity multiple: 0.39×
• Total profit: $-50,300
• Equity at exit: $25,506

Cash invested: $82,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $4,629 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$530 /mo · $6,363/yr
• Insurance: −$123
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$720
• Vacancy / Maint / Mgmt: −$972
• Net cashflow: $310

Break-even live

Break-even rent $4,236

Max offer price $295,000

Occupancy floor 88%

Sensitivity live

Price	-10% $477	-5% $394	+0% $310	+5% $227	+10% $143
Rent	-10% $-55	-5% $128	+0% $310	+5% $493	+10% $676
Rate	-1.0pp $459	-0.5pp $385	base $310	+0.5pp $234	+1.0pp $156

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.5	1784	$7,750	$4.34	12d	1	0.17mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.0	1784	$7,500	$4.20	2d	1	0.17mi
1529 Shoreline Way Hollywood, FL	3.0	2.5	1784	$7,500	$4.20	8d	1	0.17mi
825 NE 26th Ave Hallandale Beach, FL	3.0	2.0	1844	$4,200	$2.28	25d	1	0.28mi
2500 Parkview Dr #1112 Hallandale Beach, FL	2.0	2.0	1580	$3,800	$2.41	25d	1	0.29mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	14d	1	0.29mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	8d	1	0.29mi
2753 S Parkview Dr Hallandale Beach, FL	2.0	2.0	1680	$3,699	$2.20	18d	1	0.41mi
523 Leslie Dr Hallandale Beach, FL	3.0	2.0	1624	$4,950	$3.05	25d	1	0.43mi
513 Leslie Dr #513 Hallandale Beach, FL	3.0	2.0	1624	$5,250	$3.23	25d	1	0.43mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	25d	1	0.57mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	25d	1	0.57mi
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	22d	1	0.58mi
1745 E Hallandale Beach Blvd Ph 05W Hallandale Beach, FL	3.0	3.0	1715	$5,000	$2.92	3d	1	0.59mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	25d	1	0.60mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	25d	1	0.60mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	15d	1	0.60mi
1041 Washington St Hollywood, FL	3.0	2.0	1699	$4,000	$2.35	25d	1	0.61mi
1239 Washington St Unit 1239 Hollywood, FL	3.0	2.0	1721	$5,600	$3.25	21d	1	0.64mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	25d	1	0.65mi
3101 S Ocean Dr #1904 Hollywood, FL	2.0	2.5	1733	$5,500	$3.17	22d	1	0.65mi
3101 S Ocean Dr #1504 Hollywood, FL	2.0	2.5	1733	$7,500	$4.33	25d	1	0.65mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	25d	1	0.65mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	8d	1	0.66mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	18d	1	0.66mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	8d	1	0.66mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	25d	1	0.66mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	11d	18	0.66mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	13d	17	0.66mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	8d	1	0.66mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	25d	1	0.66mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	8d	7	0.66mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	11d	6	0.66mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	20d	8	0.66mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	15d	7	0.66mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	25d	1	0.66mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	25d	1	0.68mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	8d	1	0.69mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	5d	1	0.69mi
2201 S Ocean Dr #1507 Hollywood, FL	2.0	2.0	1350	$5,000	$3.70	25d	1	0.69mi

HOA detail condo

• Monthly dues: $720 · $8,640/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $295,000 Active 144 DOM
2. 2026-06-17
   days on market $295,000 Active 143 DOM
3. 2026-06-16
   days on market $295,000 Active 142 DOM
4. 2026-06-15
   days on market $295,000 Active 141 DOM
5. 2026-06-13
   pricedays on market $295,000 Active 139 DOM
6. 2026-06-09
   days on market $300,000 Active 135 DOM
7. 2026-06-07
   days on market $300,000 Active 133 DOM
8. 2026-06-04
   days on market $300,000 Active 130 DOM
9. 2026-06-03
   days on market $300,000 Active 129 DOM
10. 2026-06-02
    days on market $300,000 Active 128 DOM
11. 2026-06-01
    days on market $300,000 Active 127 DOM
12. 2026-05-31
    days on market $300,000 Active 126 DOM
13. 2026-04-12
    price $300,000
14. 2026-03-12
    price $320,000
15. 2026-02-28
    price $310,000
16. 2026-02-19
    price $315,000
17. 2026-01-27
    price $325,000
18. 2026-01-25
    listed $329,000 Active
19. 2026-01-17
    historical
20. 2025-10-30
    price $325,000
21. 2025-09-05
    price $330,000
22. 2025-08-22
    price $335,000
23. 2025-08-17
    price $330,000
24. 2025-06-18
    listed $335,000 Active
25. 2025-06-18
    historical
26. 2025-06-16
    price $325,000
27. 2025-05-21
    listed $335,000 Active
28. 2023-04-21
    soldstatus $300,000 Closed
29. 2023-04-21
    soldstatus $300,000
30. 2023-03-09
    historical Active Under Contract
31. 2023-01-05
    price $319,000
32. 2023-01-05
    listed $31,900 Active
33. 2022-09-02
    listed $350,000 Active
34. 2022-05-16
    historical
35. 2022-05-16
    status Active
36. 2022-02-02
    listed $320,000 Active
37. 2018-10-12
    historical
38. 2018-09-28
    price $219,000
39. 2018-09-17
    listed $224,000 Active
40. 2005-09-23
    soldstatus $228,700
41. 2003-12-16
    soldstatus $149,800
42. 1980-07-01
    soldstatus $72,000
43. 1979-10-01
    soldstatus $62,400

ⓘ 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: $6,363 · $530/mo
• Projected year-2 tax: $6,363 · $530/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 · 76% 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: $55,551
• − Mortgage interest: −$16,525
• − Property taxes: −$6,363
• − Insurance: −$6,594
• − Repairs & maintenance: −$4,444
• − Management: −$4,444
• − HOA: −$8,640
• − Depreciation: −$8,582
• Taxable loss: −$40
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $3,734/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

+380.8% since first listed

31 events — show timeline

• 2026-04-12 Price Changed $300,000 MARMLS
• 2026-03-12 Price Changed $320,000 MARMLS
• 2026-02-28 Price Changed $310,000 MARMLS
• 2026-02-19 Price Changed $315,000 MARMLS
• 2026-01-27 Price Changed $325,000 MARMLS
• 2026-01-25 Listed $329,000 MARMLS
• 2026-01-17 Listing Removed — MARMLS
• 2025-10-30 Price Changed $325,000 MARMLS
• 2025-09-05 Price Changed $330,000 MARMLS
• 2025-08-22 Price Changed $335,000 MARMLS
• 2025-08-17 Price Changed $330,000 MARMLS
• 2025-06-18 Listing Removed — MARMLS
• 2025-06-18 Listed $335,000 MARMLS
• 2025-06-16 Price Changed $325,000 MARMLS
• 2025-05-21 Listed $335,000 MARMLS
• 2023-04-21 Sold (Public Records) $300,000 Public Records
• 2023-04-21 Sold (MLS) $300,000 MARMLS
• 2023-03-09 Contingent — MARMLS
• 2023-01-05 Price Changed $319,000 MARMLS
• 2023-01-05 Listed $31,900 MARMLS
• 2022-09-02 Listed $350,000 MARMLS
• 2022-05-16 Listing Removed — MARMLS
• 2022-05-16 Relisted — MARMLS
• 2022-02-02 Listed $320,000 MARMLS
• 2018-10-12 Listing Removed — MARMLS
• 2018-09-28 Price Changed $219,000 MARMLS
• 2018-09-17 Listed $224,000 MARMLS
• 2005-09-23 Sold (Public Records) $228,700 Public Records
• 2003-12-16 Sold (Public Records) $149,800 Public Records
• 1980-07-01 Sold (Public Records) $72,000 Public Records
• 1979-10-01 Sold (Public Records) $62,400 Public Records

Property tax history

+10.8%/yr

Latest (2025): $6,363 · -8.9% YoY. Source: county tax records.