716 NW 4th St · Hallandale Beach, FL 33009

$380,000

4 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 10 Days on market

Built 1955 4,000 sqft lot Est $437k · 13% under

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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 +21.3/30.0
• ARV discount +13.3/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• 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

Owners Motivated - (no low ball offers), Vacant and being sold As-Is. Roof and Central A/C is 7 years new. Family has owned this cherished home for over 40 years! This single family home is an TOTAL 1,296 SQFT, Conveniently located very close to Schools, shopping, dinning, and I-95. Beach is less than 20 mins away. Ideal for buyers with a large family looking to create their dream home in a sought-after location or even First time homebuyers. Also, ideally situated, just minutes from Aventura Mall, this property offers exceptional value at this price point. HURRY, this home will not last, All qualified offers will be considered. Please present a pre-approval, DU/Eligible and proof of funds

Key facts

• Close to schools
• Close to dining
• Close to shopping

Tags

• CONVENIENTLY LOCATED
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO DINING
• LESS THAN 20 MINS TO BEACH
• MINUTES FROM AVENTURA MALL

Property features AI

Finance

• HOA & community: Pets allowed with restrictions or conditions

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces south
• Construction: Block construction; Flat and tile roof; Effective year built
• Exterior features: No notable exterior features listed; Lot less than quarter acre

Interior

• Kitchen: Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Ceiling fans
• Interior features: Bedroom on main level; First-floor entry
• Laundry & utility: Community laundry facilities

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).
• Cap rate 8.0% 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; 39 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 $4,027/mo this rent would consume 93% 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 $3k of loan paydown is wiped out by about $11k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; list at $380k implies a 1018% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $380,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $436,752
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 SW 7th Ave	0.43mi	3/2.0 (-1)	1,328 (+2%)	12mo	$440,000	$331	61
617 SW 4th Ct	0.73mi	3/2.0 (-1)	1,232 (-5%)	19mo	$415,000	$337	37

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: -9.6%
• Equity multiple: 0.66×
• Total profit: $-36,327
• Equity at exit: $56,659

10-year hold

• IRR: -4.1%
• Equity multiple: 0.76×
• Total profit: $-25,447
• Equity at exit: $32,855

Cash invested: $106,400 (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: 7.9×

Monthly cashflow live

• Estimated rent: $4,027 high
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$846
• Net cashflow: $555

Break-even live

Break-even rent $3,324

Max offer price $380,000

Occupancy floor 81%

Sensitivity live

Price	-10% $817	-5% $686	+0% $555	+5% $424	+10% $292
Rent	-10% $237	-5% $396	+0% $555	+5% $714	+10% $873
Rate	-1.0pp $746	-0.5pp $652	base $555	+0.5pp $456	+1.0pp $356

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 39 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	0.35mi
841 NW 10th St Hallandale Beach, FL	3.0	2.0	1485	$3,100	$2.09	8d	1	0.44mi
841 NW 10th St Unit 841C Hallandale Beach, FL	3.0	2.0	1585	$3,200	$2.02	20d	1	0.44mi
421 W Pembroke Rd Hallandale Beach, FL	4.0	2.0	1250	$3,999	$3.20	25d	1	0.47mi
208 NE 2nd Ave Hallandale Beach, FL	4.0	2.0	1542	$4,650	$3.02	25d	1	0.63mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,800	$2.77	8d	1	0.63mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,500	$2.60	25d	1	0.63mi
1056 SW 2nd St Unit 1056 Hallandale Beach, FL	3.0	2.0	1000	$3,300	$3.30	25d	1	0.65mi
113 SW 2nd St Hallandale Beach, FL	5.0	2.0	1866	$6,000	$3.22	19d	1	0.66mi
212 SW 1st Ave Hallandale Beach, FL	4.0	3.0	1800	$10,000	$5.56	25d	1	0.69mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$4,120	$4.10	2d	62	0.76mi
322 SW 11th Ave Hallandale Beach, FL	3.0	1.0	1200	$2,699	$2.25	25d	1	0.81mi
1306 S 29th Ave Hollywood, FL	3.0	2.0	1500	$3,300	$2.20	19d	1	0.84mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$3,638	$3.74	15d	48	0.85mi
644 SW 7th Ct Hallandale Beach, FL	3.0	2.0	1492	$3,800	$2.55	3d	1	0.85mi
1120 S 28th Ave Hollywood, FL	4.0	2.0	1576	$4,275	$2.71	2d	1	0.86mi
712 SW 7th Ter Hallandale Beach, FL	4.0	3.0	1356	$4,500	$3.32	21d	1	0.88mi
211 SE 4th St #3 Hallandale Beach, FL	3.0	2.5	1290	$3,950	$3.06	25d	1	0.91mi
2740 Dewey St Hollywood, FL	3.0	1.0	1191	$2,900	$2.43	13d	1	0.92mi
707 SW 3rd Ave Hallandale Beach, FL	3.0	2.0	1369	$5,500	$4.02	5d	1	0.92mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$3,675	$3.24	25d	5	0.97mi
223 SW 10th St Hallandale Beach, FL	3.0	3.0	1289	$3,900	$3.03	25d	1	1.10mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	1.11mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	12d	1	1.11mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	25d	1	1.11mi
211 SE 9th St Hallandale Beach, FL	4.0	3.0	1540	$4,250	$2.76	25d	1	1.16mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	25d	1	1.23mi
1008 Moffett St Hallandale Beach, FL	4.0	1.0	1500	$5,000	$3.33	25d	1	1.25mi
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	22d	1	1.28mi
706 S 19th Ave Unit 706 Hollywood, FL	3.0	2.0	1727	$4,350	$2.52	18d	1	1.31mi
706 S 19th Ave Hollywood, FL	3.0	2.0	1727	$3,950	$2.29	8d	1	1.31mi
2911 Monroe St Hollywood, FL	3.0	2.0	1645	$5,200	$3.16	25d	1	1.32mi
1527 Mayo St Hollywood, FL	4.0	2.0	1462	$4,995	$3.42	15d	1	1.35mi
3720 SW 32nd Ave West Park, FL	4.0	3.0	1100	$3,850	$3.50	25d	1	1.42mi
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,919	$2.60	2d	24	1.43mi
1422 Wiley St Hollywood, FL	4.0	3.5	1746	$3,990	$2.29	25d	1	1.47mi
1422 Wiley St Hollywood, FL	4.0	3.5	1746	$3,990	$2.29	5d	1	1.47mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$4,420	$4.12	2d	14	1.47mi
1715 Jefferson St Hollywood, FL	3.0	2.0	1479	$4,200	$2.84	22d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $380,000 Active 10 DOM
2. 2026-06-17
   days on market $380,000 Active 9 DOM
3. 2026-06-16
   days on market $380,000 Active 8 DOM
4. 2026-06-15
   price $380,000 Active 7 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   days on market $400,000 Active 7 DOM
7. 2026-06-13
   remarks 681-char remark
8. 2026-06-13
   pricedays on market $400,000 Active 5 DOM
9. 2026-06-10
   price $380,000 Active 1 DOM
10. 2026-06-09
    remarks 640-char remark
11. 2026-06-09
    listed $400,000 Active 1 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 9% 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: $48,318
• − Mortgage interest: −$21,286
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,865
• − Management: −$3,865
• − Depreciation: −$11,055
• Taxable income: $647
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $6,503/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

+1076.5% since first listed

2 events — show timeline

• 2026-05-19 Listed $400,000 MARMLS
• 1980-09-01 Sold (Public Records) $34,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $542 · +2.0% YoY. Source: county tax records.