2000 Atlantic Shores Blvd Apt 410 · Hallandale Beach, FL 33009

$279,900

2 bd · 2.0 ba · 1,310 sqft · Condo public records · 50 Days on market

Built 1974 $824/mo HOA · 19% 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 +24.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• 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 MLS

The unit has been recently updated with tile in the foyer and kitchen area, with brand new carpet in bedrooms, living room, dining room, and den. The A/C unit has also been updated and upgraded to larger than required unit. Close to beach, Gulfstream Park , Mardi Gras Casino, Aventura Mall, Downtown Hollywood. The association has also updated the pool area, lobby and elevators, increased security to 24 hour and nightly patrol.

Key facts

• Renovated condo
• Screened balcony
• Waterfront pool

Tags

• RENOVATED CONDO
• WATERFRONT POOL
• SCREENED BALCONY
• GARDEN VIEWS
• SECURE KEY-ENTRY LOBBY
• 24 HOUR PATROL

Property features AI

Finance

• HOA & community: Association: DeSoto Park; Monthly HOA covers cable TV, water, and hot water; Association amenities include clubhouse, elevators, laundry facilities, parking, pool (heated), tennis courts, trash chute, community room, maintained grounds, and security

Exterior

• Parking: Assigned open parking (1 space)
• Security: Smoke detectors; Security patrol; Gated community (association amenity)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Underground utilities; Water connected; Sewer connected
• Home design: Condominium; Resale condition; Faces east; 5-story building
• Construction: CBS construction; Tile roof
• Exterior features: Screened patio; Patio; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Negotiable furnishings
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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.
• Zoned schools: Gulfstream Academy of Hallandale Beach (math 32% / reading 40%, grade F, #1,670 of 2,144 statewide, top 78%, 1,317 students, 73% FRL); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 71% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 48% district-wide (-21 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 1373 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 50 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $172k; list at $280k implies a 63% gain — meaningful room to come down on a strong offer.

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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 1.57% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 5.3

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: -17.5%
• Equity multiple: 0.41×
• Total profit: $-46,480
• Equity at exit: $41,734

10-year hold

• IRR: -20.8%
• Equity multiple: 0.13×
• Total profit: $-68,320
• Equity at exit: $24,201

Cash invested: $78,372 (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: 5.3×

Monthly cashflow live

• Estimated rent: $4,403 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$501 /mo · $6,017/yr
• Insurance: −$117
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$824
• Vacancy / Maint / Mgmt: −$925
• Net cashflow: $142

Break-even live

Break-even rent $4,223

Max offer price $279,900

Occupancy floor 92%

Sensitivity live

Price	-10% $301	-5% $221	+0% $142	+5% $63	+10% $-16
Rent	-10% $-206	-5% $-32	+0% $142	+5% $316	+10% $490
Rate	-1.0pp $283	-0.5pp $213	base $142	+0.5pp $70	+1.0pp $-4

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.5	1784	$7,750	$4.34	12d	1	0.24mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.0	1784	$7,500	$4.20	2d	1	0.24mi
1529 Shoreline Way Hollywood, FL	3.0	2.5	1784	$7,500	$4.20	8d	1	0.24mi
2500 Parkview Dr #1112 Hallandale Beach, FL	2.0	2.0	1580	$3,800	$2.41	25d	1	0.24mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	14d	1	0.24mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	8d	1	0.24mi
825 NE 26th Ave Hallandale Beach, FL	3.0	2.0	1844	$4,200	$2.28	25d	1	0.28mi
2753 S Parkview Dr Hallandale Beach, FL	2.0	2.0	1680	$3,699	$2.20	18d	1	0.37mi
513 Leslie Dr #513 Hallandale Beach, FL	3.0	2.0	1624	$5,250	$3.23	25d	1	0.39mi
523 Leslie Dr Hallandale Beach, FL	3.0	2.0	1624	$4,950	$3.05	25d	1	0.39mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	25d	1	0.51mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	25d	1	0.51mi
1745 E Hallandale Beach Blvd Ph 05W Hallandale Beach, FL	3.0	3.0	1715	$5,000	$2.92	3d	1	0.52mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	25d	1	0.53mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	25d	1	0.53mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	15d	1	0.53mi
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	22d	1	0.56mi
3101 S Ocean Dr #1904 Hollywood, FL	2.0	2.5	1733	$5,500	$3.17	22d	1	0.64mi
3101 S Ocean Dr #1504 Hollywood, FL	2.0	2.5	1733	$7,500	$4.33	25d	1	0.64mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	13d	17	0.64mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	11d	18	0.64mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	5d	1	0.65mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	8d	1	0.65mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	6d	2	0.65mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	4d	3	0.65mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	8d	1	0.65mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	25d	1	0.65mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	25d	1	0.65mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	8d	1	0.66mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	18d	1	0.66mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	8d	1	0.66mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	25d	1	0.66mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	15d	7	0.67mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	8d	7	0.67mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	11d	6	0.67mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	20d	8	0.67mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	25d	1	0.68mi
1041 Washington St Hollywood, FL	3.0	2.0	1699	$4,000	$2.35	25d	1	0.68mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	25d	1	0.68mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$4,219	$5.00	2d	2	0.69mi

HOA detail condo

• Monthly dues: $824 · $9,888/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $279,900 Active 50 DOM
2. 2026-06-17
   days on market $279,900 Active 49 DOM
3. 2026-06-16
   days on market $279,900 Active 48 DOM
4. 2026-06-15
   price $279,900 Active 47 DOM
5. 2026-06-15
   days on market $289,900 Active 47 DOM
6. 2026-06-13
   days on market $289,900 Active 45 DOM
7. 2026-06-09
   days on market $289,900 Active 41 DOM
8. 2026-06-08
   days on market $289,900 Active 40 DOM
9. 2026-06-07
   days on market $289,900 Active 39 DOM
10. 2026-06-04
    days on market $289,900 Active 36 DOM
11. 2026-06-03
    days on market $289,900 Active 35 DOM
12. 2026-06-02
    days on market $289,900 Active 34 DOM
13. 2026-06-01
    days on market $289,900 Active 33 DOM
14. 2026-05-31
    days on market $289,900 Active 32 DOM
15. 2026-04-29
    listed $299,900 Active
16. 2013-11-22
    soldstatus $171,500 Sold 431-char remark

    Show marketing remark (431 chars)

    The unit has been recently updated with tile in the foyer and kitchen area, with brand new carpet in bedrooms, living room, dining room, and den. The A/C unit has also been updated and upgraded to larger than required unit. Close to beach, Gulfstream Park , Mardi Gras Casino, Aventura Mall, Downtown Hollywood. The association has also updated the pool area, lobby and elevators, increased security to 24 hour and nightly patrol.

17. 2013-11-21
    soldstatus $171,500
18. 2013-10-27
    status Pending 431-char remark

    Show marketing remark (431 chars)

    The unit has been recently updated with tile in the foyer and kitchen area, with brand new carpet in bedrooms, living room, dining room, and den. The A/C unit has also been updated and upgraded to larger than required unit. Close to beach, Gulfstream Park , Mardi Gras Casino, Aventura Mall, Downtown Hollywood. The association has also updated the pool area, lobby and elevators, increased security to 24 hour and nightly patrol.

19. 2013-10-23
    price $184,000 431-char remark

    Show marketing remark (431 chars)

    The unit has been recently updated with tile in the foyer and kitchen area, with brand new carpet in bedrooms, living room, dining room, and den. The A/C unit has also been updated and upgraded to larger than required unit. Close to beach, Gulfstream Park , Mardi Gras Casino, Aventura Mall, Downtown Hollywood. The association has also updated the pool area, lobby and elevators, increased security to 24 hour and nightly patrol.

20. 2013-10-07
    listed $185,000 Active 431-char remark

    Show marketing remark (431 chars)

    The unit has been recently updated with tile in the foyer and kitchen area, with brand new carpet in bedrooms, living room, dining room, and den. The A/C unit has also been updated and upgraded to larger than required unit. Close to beach, Gulfstream Park , Mardi Gras Casino, Aventura Mall, Downtown Hollywood. The association has also updated the pool area, lobby and elevators, increased security to 24 hour and nightly patrol.

21. 2004-12-09
    soldstatus $185,000
22. 2002-06-12
    soldstatus $118,900
23. 1985-05-01
    soldstatus $62,500
24. 1977-08-01
    soldstatus $48,000

ⓘ 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: $6,017 · $501/mo
• Projected year-2 tax: $6,017 · $501/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 7/10 Severe FEMA zone AE · 76% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,838
• − Mortgage interest: −$15,679
• − Property taxes: −$6,017
• − Insurance: −$6,518
• − Repairs & maintenance: −$4,227
• − Management: −$4,227
• − HOA: −$9,888
• − Depreciation: −$8,143
• Taxable loss: −$1,861
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $2,151/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

+524.8% since first listed

10 events — show timeline

• 2026-04-29 Listed $299,900 Beaches MLS
• 2013-11-22 Sold (MLS) $171,500 MARMLS
• 2013-11-21 Sold (Public Records) $171,500 Public Records
• 2013-10-27 Pending — MARMLS
• 2013-10-23 Price Changed $184,000 MARMLS
• 2013-10-07 Listed $185,000 MARMLS
• 2004-12-09 Sold (Public Records) $185,000 Public Records
• 2002-06-12 Sold (Public Records) $118,900 Public Records
• 1985-05-01 Sold (Public Records) $62,500 Public Records
• 1977-08-01 Sold (Public Records) $48,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $6,017 · +2.9% YoY. Source: county tax records.