1817 S Ocean Dr #622 · Hallandale Beach, FL 33009

$215,000

1 bd · 2.0 ba · 719 sqft · Condo public records · 45 Days on market

Built 1969 $722/mo HOA · 25% of rent

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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 +13.4/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• 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 to experience coastal living in the heart of Hallandale Beach. Very bright unit, has a water view. Open kitchen, stainless steel appliance. The property has a large living and dining area, a nice balcony and a walk-in closet. Building amenities include a waterfront heated pool, a fully equipped gym, sauna, a clubhouse, social room. Basic cable, internet, water, sewer and trash are included in the monthly condo fees. The unit also comes with a storage bin and 1 assigned parking space. No leasing first 2 years. No pending assessments. Min rental-3 months. Long term Tenants on the property. Building passed the 50-year certification! Call listing agent.

Key facts

• Clubhouse
• Saunas
• Fully equipped gym

Tags

• WATERFRONT HEATED POOL
• FULLY EQUIPPED GYM
• SAUNAS
• CLUBHOUSE
• ASSIGNED PARKING SPACE
• 50-YEAR CERTIFICATION

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee of $722; Association covers amenities, common areas, cable TV, internet, grounds maintenance, building maintenance, parking, pest control, pool(s), roof, sewer, security, trash and water; Association amenities include clubhouse, fitness center, pool and elevators

Exterior

• Parking: One covered parking space; 1-car garage
• Security: Elevator secured; Key card entry; Secured lobby; Phone entry
• Utilities: Association water; Association sewer
• Home design: Located on entry level 6; Unit in an 11-story building; Has a view
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric water heater
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessible elevator installed; Closet cabinetry; Dining area; Separate/formal dining room; Living/dining room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-421 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (34.6% below list).
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $141k (34.6% below list) — sets the bar for cash-flow.
• Cap rate 6.3% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,911/mo this rent would consume 67% 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 $1k of loan paydown is wiped out by about $6k 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 45 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $157k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 25% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,558 (34.6% 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 45 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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: 1.35% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 6.2

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: -36.9%
• Equity multiple: -0.13×
• Total profit: $-68,214
• Equity at exit: $32,057

10-year hold

• IRR: -96.0%
• Equity multiple: -0.98×
• Total profit: $-119,298
• Equity at exit: $18,589

Cash invested: $60,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,911 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$355 /mo · $4,262/yr
• Insurance: −$90
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$722
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $-421

Break-even live

Break-even rent $3,444

Max offer price $140,558

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	0.13mi
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	0.14mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	14d	7	0.87mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	8d	7	0.87mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	10d	6	0.87mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	19d	8	0.87mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	3d	2	0.96mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	1.43mi

HOA detail condo

• Monthly dues: $722 · $8,664/yr
• Likely covers: watersewertrashinternetcablepoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $215,000 Active 45 DOM
2. 2026-06-17
   days on market $215,000 Active 44 DOM
3. 2026-06-16
   days on market $215,000 Active 43 DOM
4. 2026-06-15
   days on market $215,000 Active 42 DOM
5. 2026-06-13
   days on market $215,000 Active 40 DOM
6. 2026-06-09
   days on market $215,000 Active 36 DOM
7. 2026-06-08
   days on market $215,000 Active 35 DOM
8. 2026-06-07
   days on market $215,000 Active 34 DOM
9. 2026-06-04
   days on market $215,000 Active 31 DOM
10. 2026-06-03
    days on market $215,000 Active 30 DOM
11. 2026-06-02
    days on market $215,000 Active 29 DOM
12. 2026-06-01
    days on market $215,000 Active 28 DOM
13. 2026-05-31
    days on market $215,000 Active 27 DOM
14. 2026-05-04
    listed $215,000 Active
15. 2026-02-23
    historical
16. 2025-11-05
    listed $220,000 Active
17. 2025-11-05
    historical
18. 2025-10-12
    historical $1,950
19. 2025-10-02
    listed $1,950
20. 2025-08-23
    listed $220,000 Active
21. 2017-02-27
    soldstatus $157,000
22. 2017-02-27
    soldstatus $157,000 Sold
23. 2017-01-03
    status Pending
24. 2016-12-14
    price $169,780
25. 2016-09-12
    price $189,800
26. 2016-08-15
    listed $199,800 Active
27. 2007-11-06
    soldstatus $225,000
28. 2007-06-19
    soldstatus $188,000
29. 1992-04-28
    soldstatus $53,500

ⓘ 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: $4,262 · $355/mo
• Projected year-2 tax: $4,262 · $355/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 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 23 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: $34,927
• − Mortgage interest: −$12,043
• − Property taxes: −$4,262
• − Insurance: −$6,194
• − Repairs & maintenance: −$2,794
• − Management: −$2,794
• − HOA: −$8,664
• − Depreciation: −$6,255
• Taxable loss: −$8,079
• Est. tax savings @ 24.0%: +$1,939
• After-tax cash flow: $-3,118/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

+301.9% since first listed

16 events — show timeline

• 2026-05-04 Listed $215,000 MARMLS
• 2026-02-23 Listing Removed — MARMLS
• 2025-11-05 Listing Removed — MARMLS
• 2025-11-05 Listed $220,000 MARMLS
• 2025-10-12 Rental Removed $1,950 MARMLS
• 2025-10-02 Listed for Rent $1,950 MARMLS
• 2025-08-23 Listed $220,000 MARMLS
• 2017-02-27 Sold (Public Records) $157,000 Public Records
• 2017-02-27 Sold (MLS) $157,000 MARMLS
• 2017-01-03 Pending — MARMLS
• 2016-12-14 Price Changed $169,780 MARMLS
• 2016-09-12 Price Changed $189,800 MARMLS
• 2016-08-15 Listed $199,800 MARMLS
• 2007-11-06 Sold (MLS) $225,000 MARMLS
• 2007-06-19 Sold (Public Records) $188,000 Public Records
• 1992-04-28 Sold (Public Records) $53,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,262 · +4.6% YoY. Source: county tax records.