700 Layne Blvd #112 · Hallandale Beach, FL 33009

$298,000

2 bd · 2.0 ba · 1,040 sqft · Condo public records · 394 Days on market

Built 1965 $812/mo HOA · 21% 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 +22.2/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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 MLS

EXCLUSIVE GOLDEN ISLES NEIGHBORHOOD WITH 24 HOUR GUARD GATED SECURITY. ISLAND LIVING SURROUNDED BY MILLION DOLLAR MANSIONS. REMODELED 2/2. AVENTURA SKYLINE AND POOL VIEW. NEW KITCHEN. REMODELED BATHROOMS. WOODEN FLOORING IN BEDROOM. CERAMIC TILE THROUGHO UT. HURRICANE SHUTTERS. FRESHLY PAINTED. WOODEN BLINDS. ELEGANT BASE BOARDS. TENNIS COURTS. NO AGE RESTRICTIONS. CAN BE RENTED. WALKING DISTANCE TO BEACH, SHOPS, RESTAURANTS, MALL AND NEW GULFSTREAM RACETRACK CASINO. NO MINIMUM DOWNPAYMENT.

Key facts

• Gated community
• Community park
• Tennis courts

Tags

• GATED COMMUNITY
• ASSIGNED PARKING SPACE
• COMMUNITY PARK
• TENNIS COURTS
• HEATED POOL
• LAUNDRY FACILITY

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee includes amenities; Association amenities: billiard room, clubhouse, elevators, laundry, barbecue, picnic area, pool, storage

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Key card entry; Security guard
• Utilities: Municipal water; Sewer service; Electric service
• Home design: Attached property; 3-story building; Entry located on level 1; Facing west
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Screened porch; Storm/security shutters; Exterior lighting; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Primary bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Main level primary bedroom; Living/dining room; Main living area on entry level; Tub/shower
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $298k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $298k).
• Recommended offer: $262k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 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 $3,893/mo this rent would consume 90% 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 $9k 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 394 days — a 12% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $206k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $262,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 394 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.31% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 6.4

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: -9.0%
• Equity multiple: 0.68×
• Total profit: $-26,646
• Equity at exit: $44,433

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-19,886
• Equity at exit: $25,766

Cash invested: $83,440 (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: 6.4×

Monthly cashflow live

• Estimated rent: $3,893 high
• Mortgage (P&I): −$1,563
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$124
• HOA: −$812
• Vacancy / Maint / Mgmt: −$818
• Net cashflow: $488

Break-even live

Break-even rent $3,275

Max offer price $298,000

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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	0.59mi
201 Golden Isles Dr #302 Hallandale Beach, FL	2.0	2.0	1150	$3,975	$3.46	24d	1	0.68mi
2017 S Ocean Dr #1107 Hallandale Beach, FL	2.0	2.0	1270	$3,900	$3.07	13d	1	0.78mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$2,700	$2.38	24d	5	0.78mi
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	24d	1	0.79mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	24d	1	0.81mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	10d	1	0.81mi
211 SE 4th St #3 Hallandale Beach, FL	3.0	2.5	1290	$3,950	$3.06	24d	1	0.83mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	14d	1	0.83mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	24d	1	0.83mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	24d	1	0.83mi
1985 S Ocean Dr Unit 22P Hallandale Beach, FL	2.0	2.0	1380	$4,000	$2.90	24d	1	0.84mi
1985 S Ocean Dr Unit 9G Hallandale Beach, FL	2.0	2.0	1240	$3,700	$2.98	24d	1	0.84mi
1985 S Ocean Dr Unit 21P Hallandale Beach, FL	2.0	2.0	1380	$3,800	$2.75	7d	1	0.84mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	24d	1	0.85mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	24d	1	0.85mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	24d	1	0.87mi
2065 S Ocean Dr Unit 1049793P Hallandale Beach, FL	2.0	2.0	871	$4,971	$5.71	7d	1	0.89mi
110 N Federal Hwy #1401 Hallandale Beach, FL	2.0	2.0	1220	$3,999	$3.28	7d	1	0.91mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	7d	2	0.91mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	12d	2	0.91mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,000	$2.59	14d	3	0.91mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1522	$3,650	$2.40	18d	3	0.91mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	1d	2	0.93mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,850	$3.79	4d	7	0.93mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,750	$3.71	2d	9	0.93mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,825	$3.77	24d	9	0.93mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,775	$3.73	2d	8	0.93mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,800	$3.75	2d	7	0.93mi
2080 S Ocean Dr #3 Hallandale Beach, FL	2.0	2.0	1260	$5,000	$3.97	24d	1	0.93mi
2080 S Ocean Dr #8 Hallandale Beach, FL	2.0	2.0	1100	$4,000	$3.64	24d	1	0.93mi
2080 S Ocean Dr #6 Hallandale Beach, FL	2.0	2.0	1165	$4,500	$3.86	24d	1	0.93mi
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	7d	1	0.93mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$3,650	$2.84	24d	3	0.93mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,750	$2.97	20d	2	0.93mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,800	$2.99	3d	11	0.93mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,900	$3.07	24d	7	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	0.97mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$5,495	$5.44	1d	5	0.97mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	20d	4	0.97mi

HOA detail condo

• Monthly dues: $812 · $9,744/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $298,000 Active 394 DOM
2. 2026-06-17
   days on market $298,000 Active 393 DOM
3. 2026-06-16
   days on market $298,000 Active 392 DOM
4. 2026-06-15
   days on market $298,000 Active 391 DOM
5. 2026-06-13
   days on market $298,000 Active 389 DOM
6. 2026-06-09
   days on market $298,000 Active 385 DOM
7. 2026-06-07
   days on market $298,000 Active 383 DOM
8. 2026-06-04
   days on market $298,000 Active 380 DOM
9. 2026-06-03
   days on market $298,000 Active 379 DOM
10. 2026-06-02
    days on market $298,000 Active 378 DOM
11. 2026-06-01
    days on market $298,000 Active 377 DOM
12. 2026-05-31
    days on market $298,000 Active 376 DOM
13. 2025-05-18
    listed $298,000 Active
14. 2007-04-18
    soldstatus $206,000 496-char remark

    Show marketing remark (496 chars)

    EXCLUSIVE GOLDEN ISLES NEIGHBORHOOD WITH 24 HOUR GUARD GATED SECURITY. ISLAND LIVING SURROUNDED BY MILLION DOLLAR MANSIONS. REMODELED 2/2. AVENTURA SKYLINE AND POOL VIEW. NEW KITCHEN. REMODELED BATHROOMS. WOODEN FLOORING IN BEDROOM. CERAMIC TILE THROUGHO UT. HURRICANE SHUTTERS. FRESHLY PAINTED. WOODEN BLINDS. ELEGANT BASE BOARDS. TENNIS COURTS. NO AGE RESTRICTIONS. CAN BE RENTED. WALKING DISTANCE TO BEACH, SHOPS, RESTAURANTS, MALL AND NEW GULFSTREAM RACETRACK CASINO. NO MINIMUM DOWNPAYMENT.

15. 2006-12-28
    soldstatus $206,000
16. 2004-09-16
    soldstatus $135,000

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $2,473 · $206/mo
• Expected delta: +$1,410/yr (+$118/mo · 132.6%)

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

Taxation est. · year 1

• Rental income: $46,715
• − Mortgage interest: −$16,693
• − Property taxes: −$1,063
• − Insurance: −$1,490
• − Repairs & maintenance: −$3,737
• − Management: −$3,737
• − HOA: −$9,744
• − Depreciation: −$8,669
• Taxable income: $1,582
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $5,475/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

+120.7% since first listed

4 events — show timeline

• 2025-05-18 Listed $298,000 MARMLS
• 2007-04-18 Sold (MLS) $206,000 MARMLS
• 2006-12-28 Sold (Public Records) $206,000 Public Records
• 2004-09-16 Sold (Public Records) $135,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,063 · +1.1% YoY. Source: county tax records.