455 Paradise Isle Blvd #402 · Hallandale Beach, FL 33009

$169,000

1 bd · 1.0 ba · 700 sqft · Condo public records · 163 Days on market

Built 1966 $359/mo HOA · 13% of rent

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Why this score? — see what drove the B- 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 +28.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

BOATERS DREAM! 1 BEDROOM 1 BATH WITH CANAL VIEWS Experience island living at its finest! This furnished 1-bed, 1-bath waterfront unit offers spacious interiors, an open kitchen, and a large screened balcony with stunning water views. Perfect for relaxation or entertaining, it features assigned parking, on-site laundry, and storage. Accordion shutters ensure hurricane readiness. Enjoy resort-style amenities like the community pool, shuffleboard, clubhouse, and BBQ area. With the beach, shopping, and dining just minutes away, this is an unbeatable opportunity to own a slice of paradise.

Key facts

• Storage
• Assigned parking
• Canal views

Tags

• CANAL VIEWS
• WATERFRONT UNIT
• LARGE SCREENED BALCONY
• ASSIGNED PARKING
• ON-SITE LAUNDRY
• STORAGE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes common areas, laundry, grounds maintenance, building maintenance, pool(s), roof, sewer, trash, and water; Community amenities: clubhouse, laundry, pool, elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on 4th level; Has a view
• Construction: Brick and block construction; Resale property
• Exterior features: Balcony; Open balcony/patio; Storm/security shutters; Canal-front waterfront; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Family/dining room; Tub with shower; Bedroom on main level; Florida room
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $2,771/mo this rent would consume 64% 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 $5k 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 163 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 26 sale attempts since 11y ago; this cycle's ask is 9289% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.64% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.77%
• DSCR: 1.61
• GRM: 5.1

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: -16.3%
• Equity multiple: 0.44×
• Total profit: $-26,362
• Equity at exit: $25,198

10-year hold

• IRR: -18.7%
• Equity multiple: 0.19×
• Total profit: $-38,214
• Equity at exit: $14,612

Cash invested: $47,320 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,771 high
• Mortgage (P&I): −$886
• Tax from tax record: −$331 /mo · $3,970/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$359
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $116

Break-even live

Break-even rent $2,624

Max offer price $169,000

Occupancy floor 91%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	$2,465	$2.92	3d	2	0.46mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	1d	2	0.56mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	1d	5	0.56mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	1.03mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	7d	7	1.36mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	19d	8	1.36mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	14d	7	1.36mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	10d	6	1.36mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	1d	62	1.49mi

HOA detail condo

• Monthly dues: $359 · $4,308/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $169,000 Active 163 DOM
2. 2026-06-17
   days on market $169,000 Active 162 DOM
3. 2026-06-16
   days on market $169,000 Active 161 DOM
4. 2026-06-15
   days on market $169,000 Active 160 DOM
5. 2026-06-13
   days on market $169,000 Active 158 DOM
6. 2026-06-09
   days on market $169,000 Active 154 DOM
7. 2026-06-07
   days on market $169,000 Active 152 DOM
8. 2026-06-04
   days on market $169,000 Active 149 DOM
9. 2026-06-03
   days on market $169,000 Active 148 DOM
10. 2026-06-02
    days on market $169,000 Active 147 DOM
11. 2026-06-01
    days on market $169,000 Active 146 DOM
12. 2026-05-31
    days on market $169,000 Active 145 DOM
13. 2026-04-16
    listed $1,800
14. 2026-01-06
    listed $169,000 Active
15. 2026-01-06
    historical $2,000
16. 2026-01-05
    historical
17. 2025-09-26
    price $175,000
18. 2025-09-23
    status Active
19. 2025-07-31
    listed $2,000
20. 2025-07-06
    historical $2,000
21. 2025-03-28
    price $2,000
22. 2025-03-27
    price $179,900
23. 2025-02-15
    listed $2,200
24. 2025-01-18
    price $189,900
25. 2024-12-03
    price $200,000
26. 2024-11-04
    listed $210,000 Active
27. 2024-07-30
    historical $1,900
28. 2024-07-16
    historical
29. 2024-05-07
    price $205,000
30. 2024-03-30
    listed $1,900
31. 2024-03-04
    price $189,900
32. 2024-02-09
    price $199,000
33. 2024-02-02
    listed $204,999 Active
34. 2023-11-02
    historical
35. 2023-10-06
    listed $199,999 Active
36. 2023-10-05
    historical
37. 2023-10-05
    historical
38. 2023-04-13
    listed $209,999 Active
39. 2022-11-03
    historical
40. 2022-08-14
    status Active
41. 2022-08-14
    price $205,000
42. 2022-08-11
    historical Active Under Contract
43. 2022-08-01
    price $189,990
44. 2022-06-29
    listed $189,900 Active
45. 2022-06-20
    historical
46. 2021-07-09
    historical
47. 2021-06-01
    status Active
48. 2021-05-07
    historical Active Under Contract
49. 2021-05-07
    price $140,000
50. 2021-04-16
    status Pending

ⓘ 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: $3,970 · $331/mo
• Projected year-2 tax: $3,970 · $331/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 · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥103°F today · 21 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: $33,257
• − Mortgage interest: −$9,467
• − Property taxes: −$3,970
• − Insurance: −$5,964
• − Repairs & maintenance: −$2,661
• − Management: −$2,661
• − HOA: −$4,308
• − Depreciation: −$4,916
• Taxable loss: −$688
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $1,562/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

-98.9% since first listed

64 events — show timeline

• 2026-04-16 Listed for Rent $1,800 MARMLS
• 2026-01-06 Listed $169,000 MARMLS
• 2026-01-06 Rental Removed $2,000 MARMLS
• 2026-01-05 Listing Removed — MARMLS
• 2025-09-26 Price Changed $175,000 MARMLS
• 2025-09-23 Relisted — MARMLS
• 2025-07-31 Listed for Rent $2,000 MARMLS
• 2025-07-06 Rental Removed $2,000 MARMLS
• 2025-03-28 Price Changed $2,000 MARMLS
• 2025-03-27 Price Changed $179,900 MARMLS
• 2025-02-15 Listed for Rent $2,200 MARMLS
• 2025-01-18 Price Changed $189,900 MARMLS
• 2024-12-03 Price Changed $200,000 MARMLS
• 2024-11-04 Listed $210,000 MARMLS
• 2024-07-30 Rental Removed $1,900 MARMLS
• 2024-07-16 Listing Removed — MARMLS
• 2024-05-07 Price Changed $205,000 MARMLS
• 2024-03-30 Listed for Rent $1,900 MARMLS
• 2024-03-04 Price Changed $189,900 MARMLS
• 2024-02-09 Price Changed $199,000 MARMLS
• 2024-02-02 Listed $204,999 MARMLS
• 2023-11-02 Listing Removed — MARMLS
• 2023-10-06 Listed $199,999 MARMLS
• 2023-10-05 Rental Removed — MARMLS
• 2023-10-05 Listing Removed — MARMLS
• 2023-04-13 Listed $209,999 MARMLS
• 2022-11-03 Listing Removed — MARMLS
• 2022-08-14 Relisted — MARMLS
• 2022-08-14 Price Changed $205,000 MARMLS
• 2022-08-11 Contingent — MARMLS
• 2022-08-01 Price Changed $189,990 MARMLS
• 2022-06-29 Listed $189,900 MARMLS
• 2022-06-20 Coming Soon — MARMLS
• 2021-07-09 Listing Removed — MARMLS
• 2021-06-01 Relisted — MARMLS
• 2021-05-07 Contingent — MARMLS
• 2021-05-07 Price Changed $140,000 MARMLS
• 2021-04-16 Pending — MARMLS
• 2021-03-30 Listed $138,500 MARMLS
• 2021-03-24 Listing Removed — MARMLS
• 2021-01-30 Listed $140,000 MARMLS
• 2021-01-21 Listing Removed — MARMLS
• 2020-12-11 Listed $139,999 MARMLS
• 2020-12-07 Listing Removed — MARMLS
• 2020-11-18 Price Changed $135,000 MARMLS
• 2020-09-01 Listed $138,000 MARMLS
• 2020-05-09 Listing Removed — MARMLS
• 2020-03-11 Listed $139,000 MARMLS
• 2020-03-09 Listing Removed — MARMLS
• 2020-02-15 Relisted — MARMLS
• 2020-02-09 Delisted — MARMLS
• 2019-11-11 Relisted — MARMLS
• 2019-10-20 Pending — MARMLS
• 2019-06-21 Listed $139,900 MARMLS
• 2019-06-20 Listing Removed — Beaches MLS
• 2018-12-20 Listed $138,900 Beaches MLS
• 2018-12-17 Listing Removed — MARMLS
• 2018-11-15 Listed $144,900 MARMLS
• 2017-06-26 Listing Removed — Beaches MLS
• 2016-12-27 Listed $141,500 Beaches MLS
• 2015-07-20 Listing Removed — MARMLS
• 2015-06-29 Listed $149,900 MARMLS
• 2015-06-17 Listing Removed — MARMLS
• 2015-04-06 Listed $159,900 MARMLS

Property tax history

+12.1%/yr

Latest (2025): $3,970 · +4.1% YoY. Source: county tax records.