801 Atlantic Shores Blvd #206 · Hallandale Beach, FL 33009

$99,000

1 bd · 1.0 ba · 600 sqft · Condo public records · 119 Days on market

Built 1961 $300/mo HOA · 12% 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 +30.0/30.0
• 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 MLS

DON'T LET CO-OP SCARE YOU. .. NO LAND LEASE!!COULD BE TURNED TO CONDO * BONUS * ADORABLE, UPDATED COZY 1/1 W/ NEW CARPET, NEW AC UNITS/NEW WATER HEATER * LIV RM WALL W/ BUILT IN MURPHY BED W/ QUEEN MATTRESS($5000) & DRAWERS/SHELVES ATTACHED * 55+ COMPLEX WALK TO EVE RYTHING * CLOSETO BEACH * FRENCH DOOR ON BDRM * 75OSF * STORM SHUTTERS ON ALL WINDOWS & FRONT DOOR * MAINT $80/MONTH * NO PETS OR RENTALS * GREAT POOL W/ BBQ GAS GRILL * SOCIABLE COMPLEX HOSTING GET TOGETHERS * EASY TO SHOW ON LOCKBOX * NOTE * COMMISSION & BONUS * EAST OF US 1

Key facts

• Extra storage space
• Laundry facilities
• New swimming pool

Tags

• IMPACT WINDOWS
• NEW SWIMMING POOL
• EXTRA STORAGE SPACE
• CLOSE TO THE BEACH
• MEDICAL FACILITIES
• LAUNDRY FACILITIES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $300; Association covers hot water, laundry, pest control, sewer, trash and water; Community amenities include laundry, barbecue, picnic area, shuffleboard court and vehicle wash area; Senior community

Exterior

• Parking: On-street parking
• Security: Security/high-impact doors; Fire alarm
• Utilities: Has cooling; Has heating
• Home design: Property attached (attached unit); Entry located on level 2; Entry level is 2; 1 story on entry side, 2 total stories; Block construction
• Construction: Block construction; Effective year built
• Exterior features: Barbecue area; Courtyard; Porch; Open patio; Security/high-impact doors; Fire alarm

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fan(s); Wall/window unit(s) for cooling
• Interior features: Blinds; Impact glass windows; Bedroom on main level; Breakfast area; Second floor entry; Combined living/dining room; Tub/shower; Furnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2,463/mo this rent would consume 57% 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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 2.49% ✓
• Cap rate: 17.24%
• Cash-on-cash: 39.09%
• DSCR: 2.74
• GRM: 3.4

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: 28.3%
• Equity multiple: 2.13×
• Total profit: $31,320
• Equity at exit: $14,761

10-year hold

• IRR: 33.8%
• Equity multiple: 3.63×
• Total profit: $72,883
• Equity at exit: $8,560

Cash invested: $27,720 (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: 1373
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,463 high
• Mortgage (P&I): −$519
• Tax from tax record: −$182 /mo · $2,185/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$300
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $836

Break-even live

Break-even rent $1,404

Max offer price $99,000

Occupancy floor 61%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	0.41mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	2d	62	0.44mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	4d	2	0.77mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	24d	9	0.98mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	2d	35	0.99mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,652	$4.15	2d	42	1.03mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	15d	171	1.11mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,764	$2.54	2d	17	1.15mi
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	1.23mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	1.24mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	2d	14	1.26mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	15d	25	1.27mi
836 NW 10th St Unit 4 Hallandale Beach, FL	—	1.0	423	$1,250	$2.96	24d	1	1.27mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,400	$3.17	24d	1	1.29mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	15d	94	1.37mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	11d	6	1.41mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	19d	8	1.41mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	14d	7	1.41mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	8d	7	1.41mi
820 SW 1st Pl Hallandale Beach, FL	2.0	1.0	430	$1,675	$3.90	24d	1	1.44mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	24d	1	1.46mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	24d	1	1.46mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	24d	1	1.50mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: watergaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $99,000 Active 119 DOM
2. 2026-06-17
   days on market $99,000 Active 118 DOM
3. 2026-06-16
   days on market $99,000 Active 117 DOM
4. 2026-06-15
   days on market $99,000 Active 116 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   pricedays on market $99,000 Active 114 DOM
7. 2026-06-09
   days on market $123,900 Active 110 DOM
8. 2026-06-07
   days on market $123,900 Active 108 DOM
9. 2026-06-04
   days on market $123,900 Active 105 DOM
10. 2026-06-03
    days on market $123,900 Active 104 DOM
11. 2026-06-02
    days on market $123,900 Active 103 DOM
12. 2026-06-01
    days on market $123,900 Active 102 DOM
13. 2026-05-31
    days on market $123,900 Active 101 DOM
14. 2026-02-19
    listed $123,900 Active
15. 2026-02-16
    historical
16. 2025-12-17
    price $129,000
17. 2024-10-23
    listed $140,000 Active
18. 2007-03-28
    soldstatus $90,000 565-char remark

    Show marketing remark (565 chars)

    DON'T LET CO-OP SCARE YOU. .. NO LAND LEASE!!COULD BE TURNED TO CONDO * BONUS * ADORABLE, UPDATED COZY 1/1 W/ NEW CARPET, NEW AC UNITS/NEW WATER HEATER * LIV RM WALL W/ BUILT IN MURPHY BED W/ QUEEN MATTRESS($5000) & DRAWERS/SHELVES ATTACHED * 55+ COMPLEX WALK TO EVE RYTHING * CLOSETO BEACH * FRENCH DOOR ON BDRM * 75OSF * STORM SHUTTERS ON ALL WINDOWS & FRONT DOOR * MAINT $80/MONTH * NO PETS OR RENTALS * GREAT POOL W/ BBQ GAS GRILL * SOCIABLE COMPLEX HOSTING GET TOGETHERS * EASY TO SHOW ON LOCKBOX * NOTE * COMMISSION & BONUS * EAST OF US 1

ⓘ 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: $2,185 · $182/mo
• Projected year-2 tax: $2,185 · $182/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 X (unshaded) · 77% 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: $29,550
• − Mortgage interest: −$5,546
• − Property taxes: −$2,185
• − Insurance: −$1,292
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − HOA: −$3,600
• − Depreciation: −$2,880
• Taxable income: $9,319
• Est. tax owed @ 24.0%: −$2,237
• After-tax cash flow: $7,801/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

+37.7% since first listed

5 events — show timeline

• 2026-02-19 Listed $123,900 MARMLS
• 2026-02-16 Listing Removed — MARMLS
• 2025-12-17 Price Changed $129,000 MARMLS
• 2024-10-23 Listed $140,000 MARMLS
• 2007-03-28 Sold (MLS) $90,000 MARMLS

Property tax history

+7.0%/yr

Latest (2025): $2,185 · +5.2% YoY. Source: county tax records.