301 Golden Isles Dr #412 · Hallandale Beach, FL 33009

$239,000

1 bd · 1.0 ba · 876 sqft · Condo public records · 62 Days on market

Built 1967 $683/mo HOA · 18% 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 +24.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• 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 MLS

RUN, this Gorgeous Condo Completely renovated to perfection at this price!!!!!!!!!, 1 bed/1 bath, with beautiful views on the canal. Remodeled Kitchen, granite counter top, top of the line stainless steel appliances, Italian porcelain throughout, updated bathroom w/ marble shower, impact windows and brand new impact glass doors, heated pool & community boat dock, close to Gulfstream, Publix, shops, Walmart, Starbuck, restaurants and beaches. Low maintenance fees, including HOT WATER and PEST CONTROL. CAN BE RENTED JUST AFTER CLOSING. (4 TIMES A YEAR)

Key facts

• Stone countertops
• Intracoastal views
• Modern kitchen

Tags

• INTRACOASTAL VIEWS
• MODERN KITCHEN
• STONE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PORCELAIN TILE FLOORS
• IMPACT WINDOWS

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Community amenities include elevator(s), laundry, parking and pool; Monthly HOA fee; HOA covers cable TV, insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator and pool service

Exterior

• Parking: Detached carport; Guest parking; Carport (total parking spaces: 1)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Resale property; Faces south; 5-story building; Entry in a multi-story building
• Construction: Concrete construction
• Exterior features: Intracoastal waterfront; East of US-1 road frontage; Flat roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central building heating; Central building cooling; Ceiling fan(s)
• Interior features: Built-in features; Walk-in closet(s); Closet cabinetry; Smoke detector(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $239k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $239k).
• Recommended offer: $225k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 71% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 48% district-wide (-21 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; 1373 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,744/mo this rent would consume 86% 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 $7k 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 62 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $180k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $224,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• 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: -7.0%
• Equity multiple: 0.75×
• Total profit: $-16,736
• Equity at exit: $35,636

10-year hold

• IRR: -2.5%
• Equity multiple: 0.86×
• Total profit: $-9,337
• Equity at exit: $20,664

Cash invested: $66,920 (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: $3,744 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$438 /mo · $5,250/yr
• Insurance: −$100
• HOA: −$683
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $485

Break-even live

Break-even rent $3,131

Max offer price $239,000

Occupancy floor 82%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$4,750	$4.35	24d	3	0.39mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$4,219	$3.94	21d	4	0.39mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	0.39mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	2d	2	0.40mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	24d	1	0.40mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	24d	1	0.40mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	24d	1	0.40mi
2065 S Ocean Dr Unit 1049793P Hallandale Beach, FL	2.0	2.0	871	$4,971	$5.71	8d	1	0.45mi
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	13d	1	0.45mi
1950 S Ocean Dr Unit 12M Hallandale Beach, FL	1.0	1.5	870	$3,800	$4.37	17d	1	0.45mi
1950 S Ocean Dr Unit 12M Hallandale Beach, FL	1.0	1.5	870	$3,800	$4.37	2d	1	0.45mi
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	5d	1	0.45mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	24d	1	0.47mi
2080 S Ocean Dr #8 Hallandale Beach, FL	2.0	2.0	1100	$4,000	$3.64	24d	1	0.49mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,800	$2.99	3d	11	0.50mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,900	$3.07	24d	7	0.50mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$3,355	$3.54	3d	2	0.51mi
1850 S Ocean Dr #2909 Hallandale Beach, FL	2.0	1.0	1086	$4,050	$3.73	24d	1	0.52mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	3d	1	0.52mi
1850 S Ocean Dr #4009 Hallandale Beach, FL	2.0	1.0	1086	$3,900	$3.59	24d	1	0.52mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,300	$3.96	24d	1	0.52mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$5,000	$4.64	24d	5	0.53mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	2d	2	0.53mi
1830 S Ocean Dr #3407 Hallandale Beach, FL	1.0	1.0	871	$4,000	$4.59	24d	1	0.55mi
1830 S Ocean Dr #1709 Hallandale Beach, FL	1.0	1.0	844	$4,500	$5.33	24d	1	0.55mi
1830 S Ocean Dr #3909 Hallandale Beach, FL	1.0	1.0	844	$5,000	$5.92	24d	1	0.55mi
1830 S Ocean Dr #4005 Hallandale Beach, FL	1.0	1.0	811	$4,600	$5.67	24d	1	0.55mi
1830 S Ocean Dr #3005 Hallandale Beach, FL	1.0	1.0	811	$4,000	$4.93	4d	1	0.55mi
1830 S Ocean Dr #2409 Hallandale Beach, FL	1.0	1.0	844	$4,300	$5.09	14d	1	0.55mi
1830 S Ocean Dr #1812 Hallandale Beach, FL	1.0	1.0	844	$4,999	$5.92	21d	1	0.55mi
1830 S Ocean Dr #4612 Hallandale Beach, FL	1.0	1.0	844	$4,950	$5.86	24d	1	0.55mi
1830 S Ocean Dr #1107 Hallandale Beach, FL	1.0	1.0	871	$3,750	$4.31	24d	1	0.55mi
1830 S Ocean Dr #4307 Hallandale Beach, FL	1.0	1.0	871	$4,100	$4.71	24d	1	0.55mi
1830 S Ocean Dr #4112 Hallandale Beach, FL	1.0	1.0	844	$3,950	$4.68	5d	1	0.55mi
1830 S Ocean Dr #4709 Hallandale Beach, FL	1.0	1.0	844	$3,800	$4.50	3d	1	0.55mi
1830 S Ocean Dr #4212 Hallandale Beach, FL	1.0	1.0	844	$3,800	$4.50	24d	1	0.55mi
1830 S Ocean Dr #3605 Hallandale Beach, FL	1.0	1.0	811	$4,500	$5.55	3d	1	0.55mi
1830 S Ocean Dr #4309 Hallandale Beach, FL	1.0	1.0	844	$3,900	$4.62	24d	1	0.55mi
1830 S Ocean Dr #4412 Hallandale Beach, FL	1.0	1.0	844	$4,500	$5.33	8d	1	0.55mi
1830 S Ocean Dr #2412 Hallandale Beach, FL	1.0	1.0	844	$3,600	$4.27	10d	1	0.55mi

HOA detail condo

• Monthly dues: $683 · $8,196/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $239,000 Active 62 DOM
2. 2026-06-17
   days on market $239,000 Active 61 DOM
3. 2026-06-16
   days on market $239,000 Active 60 DOM
4. 2026-06-15
   days on market $239,000 Active 59 DOM
5. 2026-06-13
   days on market $239,000 Active 57 DOM
6. 2026-06-09
   days on market $239,000 Active 53 DOM
7. 2026-06-08
   days on market $239,000 Active 52 DOM
8. 2026-06-07
   days on market $239,000 Active 51 DOM
9. 2026-06-04
   days on market $239,000 Active 48 DOM
10. 2026-06-03
    days on market $239,000 Active 47 DOM
11. 2026-06-02
    days on market $239,000 Active 46 DOM
12. 2026-06-01
    days on market $239,000 Active 45 DOM
13. 2026-05-31
    days on market $239,000 Active 44 DOM
14. 2026-05-15
    price $239,000
15. 2026-04-17
    listed $250,000 Active
16. 2019-02-22
    soldstatus $180,000
17. 2019-02-19
    soldstatus $180,000 Sold 562-char remark

    Show marketing remark (562 chars)

    RUN, this Gorgeous Condo Completely renovated to perfection at this price!!!!!!!!!, 1 bed/1 bath, with beautiful views on the canal. Remodeled Kitchen, granite counter top, top of the line stainless steel appliances, Italian porcelain throughout, updated bathroom w/ marble shower, impact windows and brand new impact glass doors, heated pool & community boat dock, close to Gulfstream, Publix, shops, Walmart, Starbuck, restaurants and beaches. Low maintenance fees, including HOT WATER and PEST CONTROL. CAN BE RENTED JUST AFTER CLOSING. (4 TIMES A YEAR)

18. 2019-01-25
    status Pending 562-char remark

    Show marketing remark (562 chars)

    RUN, this Gorgeous Condo Completely renovated to perfection at this price!!!!!!!!!, 1 bed/1 bath, with beautiful views on the canal. Remodeled Kitchen, granite counter top, top of the line stainless steel appliances, Italian porcelain throughout, updated bathroom w/ marble shower, impact windows and brand new impact glass doors, heated pool & community boat dock, close to Gulfstream, Publix, shops, Walmart, Starbuck, restaurants and beaches. Low maintenance fees, including HOT WATER and PEST CONTROL. CAN BE RENTED JUST AFTER CLOSING. (4 TIMES A YEAR)

19. 2018-12-31
    price $186,500 562-char remark

    Show marketing remark (562 chars)

    RUN, this Gorgeous Condo Completely renovated to perfection at this price!!!!!!!!!, 1 bed/1 bath, with beautiful views on the canal. Remodeled Kitchen, granite counter top, top of the line stainless steel appliances, Italian porcelain throughout, updated bathroom w/ marble shower, impact windows and brand new impact glass doors, heated pool & community boat dock, close to Gulfstream, Publix, shops, Walmart, Starbuck, restaurants and beaches. Low maintenance fees, including HOT WATER and PEST CONTROL. CAN BE RENTED JUST AFTER CLOSING. (4 TIMES A YEAR)

20. 2018-12-27
    listed $188,000 Active 562-char remark

    Show marketing remark (562 chars)

    RUN, this Gorgeous Condo Completely renovated to perfection at this price!!!!!!!!!, 1 bed/1 bath, with beautiful views on the canal. Remodeled Kitchen, granite counter top, top of the line stainless steel appliances, Italian porcelain throughout, updated bathroom w/ marble shower, impact windows and brand new impact glass doors, heated pool & community boat dock, close to Gulfstream, Publix, shops, Walmart, Starbuck, restaurants and beaches. Low maintenance fees, including HOT WATER and PEST CONTROL. CAN BE RENTED JUST AFTER CLOSING. (4 TIMES A YEAR)

21. 2018-07-11
    historical
22. 2018-06-15
    price $196,900
23. 2018-06-15
    status Active
24. 2018-05-12
    historical
25. 2018-01-11
    listed $198,900 Active
26. 2016-07-06
    soldstatus $180,000
27. 2016-07-05
    soldstatus $180,000 Sold
28. 2016-06-29
    status Pending
29. 2016-04-02
    price $185,000
30. 2016-03-16
    price $199,000
31. 2015-11-20
    listed $215,000 Active
32. 2011-05-09
    soldstatus $125,000
33. 2011-04-26
    soldstatus $125,000

ⓘ 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: $5,250 · $438/mo
• Projected year-2 tax: $5,250 · $438/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: $44,934
• − Mortgage interest: −$13,388
• − Property taxes: −$5,250
• − Insurance: −$1,195
• − Repairs & maintenance: −$3,595
• − Management: −$3,595
• − HOA: −$8,196
• − Depreciation: −$6,953
• Taxable income: $2,763
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $5,153/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

+91.2% since first listed

20 events — show timeline

• 2026-05-15 Price Changed $239,000 Beaches MLS
• 2026-04-17 Listed $250,000 Beaches MLS
• 2019-02-22 Sold (Public Records) $180,000 Public Records
• 2019-02-19 Sold (MLS) $180,000 MARMLS
• 2019-01-25 Pending — MARMLS
• 2018-12-31 Price Changed $186,500 MARMLS
• 2018-12-27 Listed $188,000 MARMLS
• 2018-07-11 Listing Removed — MARMLS
• 2018-06-15 Price Changed $196,900 MARMLS
• 2018-06-15 Relisted — MARMLS
• 2018-05-12 Listing Removed — MARMLS
• 2018-01-11 Listed $198,900 MARMLS
• 2016-07-06 Sold (Public Records) $180,000 Public Records
• 2016-07-05 Sold (MLS) $180,000 MARMLS
• 2016-06-29 Pending — MARMLS
• 2016-04-02 Price Changed $185,000 MARMLS
• 2016-03-16 Price Changed $199,000 MARMLS
• 2015-11-20 Listed $215,000 MARMLS
• 2011-05-09 Sold (MLS) $125,000 MARMLS
• 2011-04-26 Sold (Public Records) $125,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $5,250 · +7.4% YoY. Source: county tax records.