417 SW 3rd St · Hallandale Beach, FL 33009

$599,000

8 bd · 4.0 ba · 1,716 sqft · MultiFamily · 196 Days on market

Built 1971

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex in a Desirable area Hallandale Beach Property, - 2Bedrooms/1 Bath each unit. Tile floors, Central A/C, Hurricane/Impact Windows, a Separate Electric and Water Meters. The property has a nice fenced backyard space that can be used for barbecuing, play area, gardening, add a pool or an additional unit. The property can be owned by an owner occupant and or an investor. Great for an owner occupant that wants to lease one unit and reside in the other unit. property comes with 12 parking spaces. The street is quiet with curb appeal. A centrally located property to go North or South or just East to the Beach. The property is near Gulfstream Park, I-95, Beach, Aventura Mall, Shopping, Restaurants, Park, etc. ..

Key facts

• Remodeled duplex
• Six parking spaces
• Big lot

Tags

• REMODELED DUPLEX
• FEW STEPS FOR THE BEACH
• SIX PARKING SPACES
• BIG LOT
• BEAUTIFUL BACK PATIO
• AMAZING INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Property contains 4 residential units (two unit types, two units each); Units are unfurnished
• Financial info: Rent includes gardener (rental-specific); No rent amounts reported

Exterior

• Parking: Total of 6 parking spaces; Open parking
• Utilities: Cable available; Public sewer
• Home design: Single-story building; Resale property; Zoned RS-6
• Construction: Block construction; Shingle roof
• Exterior features: Open parking

Interior

• Kitchen: Other equipment/appliances included (details not specified)
• Bedrooms: Four 2-bedroom units (2 units listed under Unit Type 1 and 2 units under Unit Type 2)
• Flooring: Ceramic tile flooring
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative. Per door: $-138/mo.
• To cash-flow at today's rent, offer at most $559k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $508k (15.1% below list).
• Recommended offer: $508k (15.1% below list) — sets the bar for 1% rule.

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; 1380 active listings in the ZIP; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $5,083/mo this rent would consume 117% 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 $4k of loan paydown is wiped out by about $18k 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 196 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $60k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $333k; list at $599k implies a 80% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $508,300 (15.1% 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 196 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 9.8

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: -22.6%
• Equity multiple: 0.24×
• Total profit: $-127,289
• Equity at exit: $89,313

10-year hold

• IRR: -25.4%
• Equity multiple: -0.09×
• Total profit: $-182,736
• Equity at exit: $51,791

Cash invested: $167,720 (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: 1380
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $5,083 high
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,067
• Net cashflow: $-276

Break-even live

Break-even rent $5,432

Max offer price $559,059

Occupancy floor —

Sensitivity live

Price	-10% $138	-5% $-69	+0% $-276	+5% $-483	+10% $-690
Rent	-10% $-678	-5% $-477	+0% $-276	+5% $-75	+10% $126
Rate	-1.0pp $26	-0.5pp $-124	base $-276	+0.5pp $-431	+1.0pp $-589

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,084
Total (2 units)			$5,083

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $599,000 Active 196 DOM
2. 2026-06-18
   days on market $599,000 Active 193 DOM
3. 2026-06-17
   days on market $599,000 Active 192 DOM
4. 2026-06-16
   days on market $599,000 Active 191 DOM
5. 2026-06-15
   days on market $599,000 Active 190 DOM
6. 2026-06-13
   days on market $599,000 Active 188 DOM
7. 2026-06-09
   days on market $599,000 Active 184 DOM
8. 2026-06-07
   days on market $599,000 Active 182 DOM
9. 2026-06-04
   days on market $599,000 Active 179 DOM
10. 2026-06-03
    days on market $599,000 Active 178 DOM
11. 2026-06-02
    days on market $599,000 Active 177 DOM
12. 2026-06-01
    days on market $599,000 Active 176 DOM
13. 2026-05-31
    days on market $599,000 Active 175 DOM
14. 2026-04-03
    price $599,000
15. 2026-01-13
    price $615,000
16. 2025-12-07
    listed $659,000 Active
17. 2025-10-05
    historical
18. 2025-06-16
    price $689,000
19. 2025-05-21
    price $690,000
20. 2025-04-22
    listed $699,000 Active
21. 2018-12-07
    soldstatus $332,800 Sold 720-char remark

    Show marketing remark (720 chars)

    Duplex in a Desirable area Hallandale Beach Property, - 2Bedrooms/1 Bath each unit. Tile floors, Central A/C, Hurricane/Impact Windows, a Separate Electric and Water Meters. The property has a nice fenced backyard space that can be used for barbecuing, play area, gardening, add a pool or an additional unit. The property can be owned by an owner occupant and or an investor. Great for an owner occupant that wants to lease one unit and reside in the other unit. property comes with 12 parking spaces. The street is quiet with curb appeal. A centrally located property to go North or South or just East to the Beach. The property is near Gulfstream Park, I-95, Beach, Aventura Mall, Shopping, Restaurants, Park, etc. ..

22. 2018-10-09
    price $339,900 720-char remark

    Show marketing remark (720 chars)

    Duplex in a Desirable area Hallandale Beach Property, - 2Bedrooms/1 Bath each unit. Tile floors, Central A/C, Hurricane/Impact Windows, a Separate Electric and Water Meters. The property has a nice fenced backyard space that can be used for barbecuing, play area, gardening, add a pool or an additional unit. The property can be owned by an owner occupant and or an investor. Great for an owner occupant that wants to lease one unit and reside in the other unit. property comes with 12 parking spaces. The street is quiet with curb appeal. A centrally located property to go North or South or just East to the Beach. The property is near Gulfstream Park, I-95, Beach, Aventura Mall, Shopping, Restaurants, Park, etc. ..

23. 2018-09-26
    status Active 720-char remark

    Show marketing remark (720 chars)

    Duplex in a Desirable area Hallandale Beach Property, - 2Bedrooms/1 Bath each unit. Tile floors, Central A/C, Hurricane/Impact Windows, a Separate Electric and Water Meters. The property has a nice fenced backyard space that can be used for barbecuing, play area, gardening, add a pool or an additional unit. The property can be owned by an owner occupant and or an investor. Great for an owner occupant that wants to lease one unit and reside in the other unit. property comes with 12 parking spaces. The street is quiet with curb appeal. A centrally located property to go North or South or just East to the Beach. The property is near Gulfstream Park, I-95, Beach, Aventura Mall, Shopping, Restaurants, Park, etc. ..

24. 2018-09-07
    status Pending 720-char remark

    Show marketing remark (720 chars)

    Duplex in a Desirable area Hallandale Beach Property, - 2Bedrooms/1 Bath each unit. Tile floors, Central A/C, Hurricane/Impact Windows, a Separate Electric and Water Meters. The property has a nice fenced backyard space that can be used for barbecuing, play area, gardening, add a pool or an additional unit. The property can be owned by an owner occupant and or an investor. Great for an owner occupant that wants to lease one unit and reside in the other unit. property comes with 12 parking spaces. The street is quiet with curb appeal. A centrally located property to go North or South or just East to the Beach. The property is near Gulfstream Park, I-95, Beach, Aventura Mall, Shopping, Restaurants, Park, etc. ..

25. 2018-06-16
    listed $349,900 Active 720-char remark

    Show marketing remark (720 chars)

    Duplex in a Desirable area Hallandale Beach Property, - 2Bedrooms/1 Bath each unit. Tile floors, Central A/C, Hurricane/Impact Windows, a Separate Electric and Water Meters. The property has a nice fenced backyard space that can be used for barbecuing, play area, gardening, add a pool or an additional unit. The property can be owned by an owner occupant and or an investor. Great for an owner occupant that wants to lease one unit and reside in the other unit. property comes with 12 parking spaces. The street is quiet with curb appeal. A centrally located property to go North or South or just East to the Beach. The property is near Gulfstream Park, I-95, Beach, Aventura Mall, Shopping, Restaurants, Park, etc. ..

ⓘ 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 6/10 Major FEMA zone AH · 46% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 27 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: $60,996
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$4,820
• − Repairs & maintenance: −$4,880
• − Management: −$4,880
• − Depreciation: −$17,425
• Taxable loss: −$13,547
• Est. tax savings @ 24.0%: +$3,251
• After-tax cash flow: $-61/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

+71.2% since first listed

12 events — show timeline

• 2026-04-03 Price Changed $599,000 MARMLS
• 2026-01-13 Price Changed $615,000 MARMLS
• 2025-12-07 Listed $659,000 MARMLS
• 2025-10-05 Listing Removed — MARMLS
• 2025-06-16 Price Changed $689,000 MARMLS
• 2025-05-21 Price Changed $690,000 MARMLS
• 2025-04-22 Listed $699,000 MARMLS
• 2018-12-07 Sold (MLS) $332,800 MARMLS
• 2018-10-09 Price Changed $339,900 MARMLS
• 2018-09-26 Relisted — MARMLS
• 2018-09-07 Pending — MARMLS
• 2018-06-16 Listed $349,900 MARMLS