412 NE 4th Ave · Hallandale Beach, FL 33009

$1,275,000

16 bd · 16.0 ba · 2,151 sqft · MultiFamily · 135 Days on market

Built 1989

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

In the heart of Hallandale Beach at 412 NE 4th Ave, this prime fourplex on a corner lot is a gem of an investment property. Boasting four well-maintained units, each 1 bed and 1 bath, the property is equipped with separate electric/water meters and showcases modern amenities such as a newer roof (5 years), central AC units, impact windows and coin laundry. Minutes away from Gulfstream Park, Aventura Mall, the New Hallandale Shopping Center, and pristine beaches, the property has been utilized for short-term rentals, currently averaging $86k annually. However, a new owner can unlock even greater potential by opting for annual rentals. The property has 8 parking spaces (2 for each tenant) offering plenty convenience.

Key facts

• Remodeled fourplex
• Corner lot location
• 8 parking spots

Tags

• REMODELED FOURPLEX
• CORNER LOT LOCATION
• SHORT TERM VACATION RENTALS
• STABLE LONG TERM LEASES
• EXCELLENT AIRBNB APPEAL
• HIGH DEMAND COASTAL LOCATION

Property features AI

Finance

• Other: Some rents include hot water; Some rents include trash collection
• Financial info: Total actual rent reported: $88,200; Unit rents reported: $2,000; $1,650; $1,850; $1,850
• HOA & community: Gardener included in rent (listed under rent includes); Trash and sewer included in rent (listed under rent includes)

Exterior

• Parking: Total of 8 parking spaces
• Security: High-impact doors (security)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story building; Zoned CENTRAL; Effective year built
• Construction: Block construction; Concrete roof
• Exterior features: Exterior lighting; Security / high-impact doors

Interior

• Kitchen: Kitchens in units (one unit noted with refrigerator)
• Bedrooms: Four furnished 1-bedroom units (each unit listed as 1 bedroom)
• Flooring: Tile
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Tile flooring
• Laundry & utility: On-site laundry facilities (community laundry)

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $1.27M.

Deal economics

• At list price, monthly cash flow is $-3k ($-30k/yr) — negative. Per door: $-631/mo.
• To cash-flow at today's rent, offer at most $910k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $804k (36.9% below list).
• Recommended offer: $804k (36.9% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 5.2% in Hallandale Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $8,045/mo this rent would consume 185% 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 $9k of loan paydown is wiped out by about $38k 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 135 days — a 12% lower offer ($1.12M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $225k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $875k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $804,500 (36.9% 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 135 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.63% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.25%
• DSCR: 0.63
• GRM: 13.2

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: -34.1%
• Equity multiple: -0.09×
• Total profit: $-387,363
• Equity at exit: $190,107

10-year hold

• IRR: -62.3%
• Equity multiple: -0.74×
• Total profit: $-622,550
• Equity at exit: $110,239

Cash invested: $357,000 (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: 52.8×

Monthly cashflow live

• Estimated rent: $8,045 high
• Mortgage (P&I): −$6,686
• Tax est. 1.5%: −$1,594 /mo · $19,125/yr
• Insurance: −$531
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,689
• Net cashflow: $-2,522

Break-even live

Break-even rent $11,238

Max offer price $910,041

Occupancy floor —

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$8,044
Total (4 units)			$8,045

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: $318,750
• Closing costs: $38,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $1,275,000 Active 135 DOM
2. 2026-06-17
   days on market $1,275,000 Active 134 DOM
3. 2026-06-16
   days on market $1,275,000 Active 133 DOM
4. 2026-06-15
   days on market $1,275,000 Active 132 DOM
5. 2026-06-13
   days on market $1,275,000 Active 130 DOM
6. 2026-06-09
   days on market $1,275,000 Active 126 DOM
7. 2026-06-07
   pricedays on market $1,275,000 Active 124 DOM
8. 2026-06-04
   days on market $1,300,000 Active 121 DOM
9. 2026-06-03
   days on market $1,300,000 Active 120 DOM
10. 2026-06-02
    days on market $1,300,000 Active 119 DOM
11. 2026-06-01
    days on market $1,300,000 Active 118 DOM
12. 2026-05-31
    days on market $1,300,000 Active 117 DOM
13. 2026-05-07
    price $1,300,000
14. 2026-04-16
    price $1,350,000
15. 2026-03-21
    price $1,425,000
16. 2026-02-20
    price $1,450,000
17. 2026-01-22
    listed $1,500,000 Active
18. 2024-07-19
    soldstatus $875,000 Closed 724-char remark

    Show marketing remark (724 chars)

    In the heart of Hallandale Beach at 412 NE 4th Ave, this prime fourplex on a corner lot is a gem of an investment property. Boasting four well-maintained units, each 1 bed and 1 bath, the property is equipped with separate electric/water meters and showcases modern amenities such as a newer roof (5 years), central AC units, impact windows and coin laundry. Minutes away from Gulfstream Park, Aventura Mall, the New Hallandale Shopping Center, and pristine beaches, the property has been utilized for short-term rentals, currently averaging $86k annually. However, a new owner can unlock even greater potential by opting for annual rentals. The property has 8 parking spaces (2 for each tenant) offering plenty convenience.

19. 2024-06-23
    historical Active Under Contract 724-char remark

    Show marketing remark (724 chars)

    In the heart of Hallandale Beach at 412 NE 4th Ave, this prime fourplex on a corner lot is a gem of an investment property. Boasting four well-maintained units, each 1 bed and 1 bath, the property is equipped with separate electric/water meters and showcases modern amenities such as a newer roof (5 years), central AC units, impact windows and coin laundry. Minutes away from Gulfstream Park, Aventura Mall, the New Hallandale Shopping Center, and pristine beaches, the property has been utilized for short-term rentals, currently averaging $86k annually. However, a new owner can unlock even greater potential by opting for annual rentals. The property has 8 parking spaces (2 for each tenant) offering plenty convenience.

20. 2024-06-09
    price $965,000 724-char remark

    Show marketing remark (724 chars)

    In the heart of Hallandale Beach at 412 NE 4th Ave, this prime fourplex on a corner lot is a gem of an investment property. Boasting four well-maintained units, each 1 bed and 1 bath, the property is equipped with separate electric/water meters and showcases modern amenities such as a newer roof (5 years), central AC units, impact windows and coin laundry. Minutes away from Gulfstream Park, Aventura Mall, the New Hallandale Shopping Center, and pristine beaches, the property has been utilized for short-term rentals, currently averaging $86k annually. However, a new owner can unlock even greater potential by opting for annual rentals. The property has 8 parking spaces (2 for each tenant) offering plenty convenience.

21. 2024-01-28
    listed $990,000 Active 724-char remark

    Show marketing remark (724 chars)

    In the heart of Hallandale Beach at 412 NE 4th Ave, this prime fourplex on a corner lot is a gem of an investment property. Boasting four well-maintained units, each 1 bed and 1 bath, the property is equipped with separate electric/water meters and showcases modern amenities such as a newer roof (5 years), central AC units, impact windows and coin laundry. Minutes away from Gulfstream Park, Aventura Mall, the New Hallandale Shopping Center, and pristine beaches, the property has been utilized for short-term rentals, currently averaging $86k annually. However, a new owner can unlock even greater potential by opting for annual rentals. The property has 8 parking spaces (2 for each tenant) offering plenty convenience.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $96,540
• − Mortgage interest: −$71,420
• − Property taxes: −$19,125
• − Insurance: −$7,172
• − Repairs & maintenance: −$7,723
• − Management: −$7,723
• − Depreciation: −$37,091
• Taxable loss: −$53,715
• Est. tax savings @ 24.0%: +$12,892
• After-tax cash flow: $-17,374/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

+31.3% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $1,300,000 MARMLS
• 2026-04-16 Price Changed $1,350,000 MARMLS
• 2026-03-21 Price Changed $1,425,000 MARMLS
• 2026-02-20 Price Changed $1,450,000 MARMLS
• 2026-01-22 Listed $1,500,000 MARMLS
• 2024-07-19 Sold (MLS) $875,000 MARMLS
• 2024-06-23 Contingent — MARMLS
• 2024-06-09 Price Changed $965,000 MARMLS
• 2024-01-28 Listed $990,000 MARMLS