1825 S Ocean Dr #811 · Hallandale Beach, FL 33009

$199,000

1 bd · 1.0 ba · 719 sqft · Condo public records · 103 Days on market

Built 1969 $649/mo HOA · 23% 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 +16.0/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 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

ONE BEDROOM 1 BATHROOM, NEW CERAMIC FLOORS, RENOVADED BATHROOM JUST ACCROSS THE STREET FROM THE OCEAN. CONVENIENT ACCESS TO ALL MAJOR HIGHWAYS, SHOPPING MALLS. SHORT DISTANCE TO MIAMI OR FORT LAUDERDALE.

Key facts

• Concrete restoration
• Roof changed
• Swimming pool

Tags

• INTERCOASTAL VIEWS
• SWIMMING POOL
• GYM
• CHILDREN'S PLAYGROUND
• ROOF CHANGED
• CONCRETE RESTORATION

Property features AI

Finance

• Other: Association-owned heated pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $649; Association covers management, common areas, insurance, laundry, structural maintenance, parking, pool(s), recreation facilities, reserve fund, and trash; Community amenities include clubhouse, fitness center, laundry, pool, sauna, trash service, and elevators

Exterior

• Parking: Assigned one-space parking; 266 covered parking spaces in the building
• Security: Secured elevator; Intercom; Phone entry
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium (unit in a multi-story building); 10-story building; Entry on level 8; Unit located on level 8; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Closet cabinetry; Walk-in closet(s); Elevator access; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (29.1% below list).
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $141k (29.1% below list) — sets the bar for cash-flow.
• Cap rate 6.9% 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); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 1380 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,811/mo this rent would consume 65% 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 $1k of loan paydown is wiped out by about $6k 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 103 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.
• Current owner paid $123k; list at $199k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 23% 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,096 (29.1% 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 103 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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.
10. 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.
11. 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: 1.41% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• 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: -34.2%
• Equity multiple: -0.07×
• Total profit: $-59,447
• Equity at exit: $29,672

10-year hold

• IRR: -87.1%
• Equity multiple: -0.85×
• Total profit: $-103,169
• Equity at exit: $17,206

Cash invested: $55,720 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,811 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$346 /mo · $4,158/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$649
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-328

Break-even live

Break-even rent $3,226

Max offer price $141,096

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-271	+0% $-328	+5% $-384	+10% $-440
Rent	-10% $-550	-5% $-439	+0% $-328	+5% $-217	+10% $-106
Rate	-1.0pp $-228	-0.5pp $-277	base $-328	+0.5pp $-379	+1.0pp $-432

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	3d	2	0.20mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL	2.0	1.0–2.0	640	$3,224	$5.04	0d	3	0.20mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	16d	7	0.85mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	21d	8	0.85mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	12d	6	0.85mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	9d	7	0.85mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	5d	2	1.02mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	17d	48	1.49mi

HOA detail condo

• Monthly dues: $649 · $7,788/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $199,000 Active 103 DOM
2. 2026-06-18
   days on market $199,000 Active 100 DOM
3. 2026-06-17
   days on market $199,000 Active 99 DOM
4. 2026-06-16
   days on market $199,000 Active 98 DOM
5. 2026-06-15
   days on market $199,000 Active 97 DOM
6. 2026-06-13
   days on market $199,000 Active 95 DOM
7. 2026-06-09
   days on market $199,000 Active 91 DOM
8. 2026-06-07
   days on market $199,000 Active 89 DOM
9. 2026-06-04
   days on market $199,000 Active 86 DOM
10. 2026-06-03
    days on market $199,000 Active 85 DOM
11. 2026-06-02
    days on market $199,000 Active 84 DOM
12. 2026-06-01
    days on market $199,000 Active 83 DOM
13. 2026-05-31
    days on market $199,000 Active 82 DOM
14. 2026-03-10
    listed $199,000 Active
15. 2025-10-21
    historical $1,990
16. 2025-05-29
    price $1,990
17. 2025-04-21
    listed $2,200
18. 2025-04-20
    historical $2,200
19. 2025-01-07
    price $2,200
20. 2024-11-20
    listed $2,500
21. 2024-01-25
    historical $1,950
22. 2023-12-28
    price $1,950
23. 2023-10-25
    price $2,100
24. 2023-10-17
    price $2,200
25. 2023-09-15
    listed $2,300
26. 2008-10-06
    soldstatus $123,000 203-char remark

    Show marketing remark (203 chars)

    ONE BEDROOM 1 BATHROOM, NEW CERAMIC FLOORS, RENOVADED BATHROOM JUST ACCROSS THE STREET FROM THE OCEAN. CONVENIENT ACCESS TO ALL MAJOR HIGHWAYS, SHOPPING MALLS. SHORT DISTANCE TO MIAMI OR FORT LAUDERDALE.

27. 2008-10-03
    soldstatus $123,000
28. 1996-09-11
    soldstatus $54,000
29. 1994-06-29
    soldstatus $54,000

ⓘ 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: $4,158 · $346/mo
• Projected year-2 tax: $4,158 · $346/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 · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 23 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: $33,733
• − Mortgage interest: −$11,147
• − Property taxes: −$4,158
• − Insurance: −$6,114
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − HOA: −$7,788
• − Depreciation: −$5,789
• Taxable loss: −$6,660
• Est. tax savings @ 24.0%: +$1,598
• After-tax cash flow: $-2,335/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

+268.5% since first listed

16 events — show timeline

• 2026-03-10 Listed $199,000 MARMLS
• 2025-10-21 Rental Removed $1,990 MARMLS
• 2025-05-29 Price Changed $1,990 MARMLS
• 2025-04-21 Listed for Rent $2,200 MARMLS
• 2025-04-20 Rental Removed $2,200 MARMLS
• 2025-01-07 Price Changed $2,200 MARMLS
• 2024-11-20 Listed for Rent $2,500 MARMLS
• 2024-01-25 Rental Removed $1,950 MARMLS
• 2023-12-28 Price Changed $1,950 MARMLS
• 2023-10-25 Price Changed $2,100 MARMLS
• 2023-10-17 Price Changed $2,200 MARMLS
• 2023-09-15 Listed for Rent $2,300 MARMLS
• 2008-10-06 Sold (MLS) $123,000 MARMLS
• 2008-10-03 Sold (Public Records) $123,000 Public Records
• 1996-09-11 Sold (Public Records) $54,000 Public Records
• 1994-06-29 Sold (Public Records) $54,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,158 · +4.6% YoY. Source: county tax records.