1420 Atlantic Shores Blvd #326 · Hallandale Beach, FL 33009

$250,000

2 bd · 2.0 ba · 960 sqft · Condo public records · 1106 Days on market

Built 1983 $423/mo HOA · 9% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great location east of US1 in heart of Hallandale with easy access to shops and short drive to beach. 3rd floor unit with 2 full bedrooms and bathrooms. Low maintenance fees and open to all ages. Can rent right away as well. New tenant until August 2026 paying $2000/mo. Great for investors. Seller Motivated!!

Key facts

• $423 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association fee includes common area and structure maintenance; Association amenities: laundry, barbecue, picnic area, pool, elevators

Exterior

• Parking: Detached garage; 2 covered spaces; Two or more parking spaces
• Security: Complex fenced
• Home design: Attached property; 3 stories; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Barbecue; Association pool; Complex is fenced

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator; Electric water heater
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds; Bedroom on main level; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 15d 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 $4,590/mo this rent would consume 106% 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 $8k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1106 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask is 11264% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $106k; list at $250k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 1106 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.84% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.09%
• DSCR: 2.07
• GRM: 4.5

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: 14.0%
• Equity multiple: 1.54×
• Total profit: $37,781
• Equity at exit: $37,276

10-year hold

• IRR: 20.5%
• Equity multiple: 2.49×
• Total profit: $104,546
• Equity at exit: $21,615

Cash invested: $70,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $4,590 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$382 /mo · $4,589/yr
• Insurance: −$104
• HOA: −$423
• Vacancy / Maint / Mgmt: −$964
• Net cashflow: $1,405

Break-even live

Break-even rent $2,811

Max offer price $250,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,547	-5% $1,476	+0% $1,405	+5% $1,334	+10% $1,264
Rent	-10% $1,043	-5% $1,224	+0% $1,405	+5% $1,586	+10% $1,768
Rate	-1.0pp $1,531	-0.5pp $1,469	base $1,405	+0.5pp $1,340	+1.0pp $1,274

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	12d	1	0.38mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	24d	1	0.38mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	0.38mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	24d	1	0.63mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$2,765	$2.84	15d	48	0.68mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	4d	2	0.75mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,480	$3.46	2d	62	0.81mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$4,219	$5.00	2d	2	0.92mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$5,495	$5.44	2d	5	0.93mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	21d	4	0.93mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	24d	3	0.93mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	24d	1	0.94mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	24d	1	0.94mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	24d	1	0.94mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	24d	5	0.98mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	4d	2	1.01mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	13d	17	1.01mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	10d	18	1.01mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	22d	1	1.01mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	24d	1	1.01mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	8d	1	1.01mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	24d	1	1.01mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	8d	1	1.01mi
4010 S Ocean Dr Unit 1227485P Hollywood, FL	2.0–3.0	2.0	1118	$5,049	$4.51	15d	2	1.01mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	3d	1	1.01mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	24d	1	1.01mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,827	$6.15	3d	1	1.02mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	14d	7	1.04mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	20d	8	1.04mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	11d	6	1.04mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	8d	7	1.04mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	14d	8	1.05mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	3d	7	1.05mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	24d	1	1.07mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	24d	1	1.08mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	24d	1	1.08mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	4d	1	1.08mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	4d	1	1.08mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	24d	1	1.08mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$3,820	$3.62	2d	2	1.08mi

HOA detail condo

• Monthly dues: $423 · $5,076/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $250,000 Active 1106 DOM
2. 2026-06-17
   days on market $250,000 Active 1105 DOM
3. 2026-06-16
   days on market $250,000 Active 1104 DOM
4. 2026-06-15
   days on market $250,000 Active 1103 DOM
5. 2026-06-13
   days on market $250,000 Active 1101 DOM
6. 2026-06-09
   days on market $250,000 Active 1097 DOM
7. 2026-06-07
   days on market $250,000 Active 1095 DOM
8. 2026-06-04
   days on market $250,000 Active 1092 DOM
9. 2026-06-03
   days on market $250,000 Active 1091 DOM
10. 2026-06-02
    days on market $250,000 Active 1090 DOM
11. 2026-06-01
    days on market $250,000 Active 1089 DOM
12. 2026-05-31
    days on market $250,000 Active 1088 DOM
13. 2025-01-09
    price $250,000
14. 2023-10-25
    historical $2,200
15. 2023-10-22
    listed $2,200
16. 2023-08-16
    historical $2,200
17. 2023-07-27
    listed $2,200
18. 2023-06-08
    listed $260,000 Active
19. 2022-01-23
    historical
20. 2021-12-17
    listed $200,000 Active
21. 2019-12-02
    status Pending
22. 2019-12-02
    historical
23. 2019-11-27
    listed $145,000 Active
24. 2003-09-04
    soldstatus $106,000
25. 2003-05-21
    soldstatus $100,000
26. 1992-08-26
    soldstatus $44,000
27. 1989-05-09
    soldstatus $41,000

ⓘ 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: $4,589 · $382/mo
• Projected year-2 tax: $4,589 · $382/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $55,074
• − Mortgage interest: −$14,004
• − Property taxes: −$4,589
• − Insurance: −$1,250
• − Repairs & maintenance: −$4,406
• − Management: −$4,406
• − HOA: −$5,076
• − Depreciation: −$7,273
• Taxable income: $14,071
• Est. tax owed @ 24.0%: −$3,377
• After-tax cash flow: $13,484/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

+509.8% since first listed

15 events — show timeline

• 2025-01-09 Price Changed $250,000 MARMLS
• 2023-10-25 Rental Removed $2,200 LISTANZA
• 2023-10-22 Listed for Rent $2,200 LISTANZA
• 2023-08-16 Rental Removed $2,200 MARMLS
• 2023-07-27 Listed for Rent $2,200 MARMLS
• 2023-06-08 Listed $260,000 MARMLS
• 2022-01-23 Listing Removed — MARMLS
• 2021-12-17 Listed $200,000 MARMLS
• 2019-12-02 Pending — MARMLS
• 2019-12-02 Listing Removed — MARMLS
• 2019-11-27 Listed $145,000 MARMLS
• 2003-09-04 Sold (Public Records) $106,000 Public Records
• 2003-05-21 Sold (Public Records) $100,000 Public Records
• 1992-08-26 Sold (Public Records) $44,000 Public Records
• 1989-05-09 Sold (Public Records) $41,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $4,589 · +7.1% YoY. Source: county tax records.