628 NW 3rd Ct · Hallandale Beach, FL 33009

$329,000

3 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 33 Days on market

Built 1963 4,619 sqft lot Est $371k · 11% under

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Why this score? — see what drove the D+ 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 +14.8/30.0
• ARV discount +12.6/15.0
• 1% rule +4.8/10.0
• DSCR +4.5/10.0
• 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

Great Opportunity for a single family investment well priced to sale in central located good experience living in Hallandale Beach because it is a growing city. The location is very good, as it is next to Aventura, Sunny isles, Hollywood, and other important cities, making the commute to places short. It also has good access to all types of stores, being grocery, clothing, restaurants, etc. Overall, it is a very good place to live. Call listing agent. 24 hour notice for showing. Accepting back up contracts

Key facts

• 4,619 sq ft lot
• Parking
• Built 1963

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces northeast; Resale property
• Construction: Block construction
• Exterior features: Open porch; Porch

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Concrete flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: First-floor entry; Bedroom on main level; Family room
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-64 ($-767/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (2.2% below list).
• Recommended offer: $318k (3.4% below list) — sets the bar for cash-flow.
• Cap rate 6.6% vs local median 5.2% in Hallandale Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 21d 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 $3,218/mo this rent would consume 74% 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 $10k 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 33 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $329k implies a 3848% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $317,711 (3.4% 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 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $371,374
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2533 Wiley St	0.64mi	2/1.0 (-1)	1,212 (+10%)	2mo	$380,000	$314	46
629 SW 4th St	0.63mi	2/1.5 (-1)	1,100 (-0%)	23mo	$333,500	$303	44
1524 South 22nd Ct	0.63mi	3/1.0	1,040 (-6%)	23mo	$450,000	$433	43
617 SW 4th Ct	0.68mi	3/2.0	1,232 (+12%)	18mo	$415,000	$337	29
1426 S 22nd Ave	0.70mi	3/2.0	954 (-13%)	18mo	$450,000	$472	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.29×
• Total profit: $-65,243
• Equity at exit: $49,055

10-year hold

• IRR: -22.9%
• Equity multiple: -0.01×
• Total profit: $-92,648
• Equity at exit: $28,446

Cash invested: $92,120 (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: 8.5×

Monthly cashflow live

• Estimated rent: $3,218 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$592 /mo · $7,101/yr
• Insurance: −$137
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $-64

Break-even live

Break-even rent $3,299

Max offer price $317,711

Occupancy floor 97%

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
852 NW 8th St #852 Hallandale Beach, FL	3.0	2.0	1170	$2,800	$2.39	22d	1	0.40mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	24d	1	0.44mi
421 W Pembroke Rd Hallandale Beach, FL	4.0	2.0	1250	$3,999	$3.20	24d	1	0.45mi
841 NW 10th St Hallandale Beach, FL	3.0	2.0	1485	$3,100	$2.09	7d	1	0.48mi
829 SW 1st St Hallandale Beach, FL	2.0	2.0	850	$1,985	$2.34	24d	1	0.48mi
220 SW 9th Ave #516 Hallandale Beach, FL	2.0	2.0	918	$2,200	$2.40	24d	1	0.56mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$2,200	$2.85	20d	2	0.58mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	7d	1	0.65mi
1056 SW 2nd St Unit 1056 Hallandale Beach, FL	3.0	2.0	1000	$3,300	$3.30	24d	1	0.69mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	24d	1	0.70mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$4,120	$4.10	1d	62	0.71mi
1033 SW 3rd St Hallandale Beach, FL	2.0	1.0	875	$2,800	$3.20	24d	1	0.72mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$3,638	$3.74	15d	48	0.79mi
401 SW 10th Ter Unit A Hallandale Beach, FL	2.0	1.0	1200	$2,400	$2.00	20d	1	0.82mi
322 SW 11th Ave Hallandale Beach, FL	3.0	1.0	1200	$2,699	$2.25	24d	1	0.85mi
644 SW 7th Ct Hallandale Beach, FL	3.0	2.0	1492	$3,800	$2.55	3d	1	0.85mi
211 SE 4th St #3 Hallandale Beach, FL	3.0	2.5	1290	$3,950	$3.06	24d	1	0.87mi
1306 S 29th Ave Hollywood, FL	3.0	2.0	1500	$3,300	$2.20	18d	1	0.88mi
712 SW 7th Ter Hallandale Beach, FL	4.0	3.0	1356	$4,500	$3.32	20d	1	0.89mi
110 N Federal Hwy #1401 Hallandale Beach, FL	2.0	2.0	1220	$3,999	$3.28	7d	1	0.89mi
707 SW 3rd Ave Hallandale Beach, FL	3.0	2.0	1369	$5,500	$4.02	5d	1	0.90mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$3,675	$3.24	24d	5	0.93mi
2740 Dewey St Hollywood, FL	3.0	1.0	1191	$2,900	$2.43	12d	1	0.95mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	7d	1	0.95mi
839 SW 8th St #1 Hallandale Beach, FL	2.0	1.5	1300	$1,500	$1.15	22d	1	0.95mi
2648 Washington St Hollywood, FL	2.0	1.0	1193	$2,800	$2.35	24d	1	0.97mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	2d	1	1.01mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	15d	1	1.01mi
2849 Dewey St Unit 2849 Hollywood, FL	2.0	2.0	1265	$2,600	$2.06	11d	1	1.04mi
2849 Dewey St Unit 2849 Hollywood, FL	2.0	2.0	1265	$2,600	$2.06	7d	1	1.04mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	24d	1	1.05mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	12d	1	1.05mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	1.05mi
223 SW 10th St Hallandale Beach, FL	3.0	3.0	1289	$3,900	$3.03	24d	1	1.09mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	24d	1	1.17mi
920 SW 11th Ave Unit 11D Hallandale Beach, FL	2.0	1.0	848	$1,695	$2.00	24d	1	1.19mi
1008 Moffett St Hallandale Beach, FL	4.0	1.0	1500	$5,000	$3.33	24d	1	1.20mi
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	22d	1	1.22mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	3d	2	1.28mi
1527 Mayo St Hollywood, FL	4.0	2.0	1462	$4,995	$3.42	15d	1	1.29mi

Listing history 14 events

1. 2026-06-17
   status $329,000 Pending 33 DOM
2. 2026-06-16
   days on market $329,000 Active 33 DOM
3. 2026-06-15
   days on market $329,000 Active 32 DOM
4. 2026-06-13
   days on market $329,000 Active 30 DOM
5. 2026-06-09
   days on market $329,000 Active 26 DOM
6. 2026-06-08
   days on market $329,000 Active 25 DOM
7. 2026-06-07
   days on market $329,000 Active 24 DOM
8. 2026-06-04
   days on market $329,000 Active 21 DOM
9. 2026-06-03
   days on market $329,000 Active 20 DOM
10. 2026-06-02
    days on market $329,000 Active 19 DOM
11. 2026-06-01
    days on market $329,000 Active 18 DOM
12. 2026-05-31
    days on market $329,000 Active 17 DOM
13. 2026-05-14
    listed $329,000 Active
14. 1963-03-01
    soldstatus $8,333

ⓘ 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: $7,101 · $592/mo
• Projected year-2 tax: $7,101 · $592/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 4/10 Moderate FEMA zone AH · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,617
• − Mortgage interest: −$18,429
• − Property taxes: −$7,101
• − Insurance: −$3,470
• − Repairs & maintenance: −$3,089
• − Management: −$3,089
• − Depreciation: −$9,571
• Taxable loss: −$6,132
• Est. tax savings @ 24.0%: +$1,472
• After-tax cash flow: $705/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

+3848.2% since first listed

2 events — show timeline

• 2026-05-14 Listed $329,000 MARMLS
• 1963-03-01 Sold (Public Records) $8,333 Public Records

Property tax history

+11.1%/yr

Latest (2025): $7,101 · +44.7% YoY. Source: county tax records.