1109 NE 4th Ct · Hallandale Beach, FL 33009

$689,000

3 bd · 2.0 ba · 2,011 sqft · SingleFamily public records · 21 Days on market

Built 1968 7,499 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious one-story home in East Hallandale Beach, offering comfort, flexibility, and a convenient location. The property features bright interior living space, an enclosed Florida room, covered patio, circular driveway, and a rear storage structure for added utility. Ideally situated near US-1 and just minutes from the beach, shopping, and dining

Key facts

• One story home
• Covered patio
• Convenient location

Tags

• ONE STORY HOME
• ENCLOSED FLORIDA ROOM
• COVERED PATIO
• CIRCULAR DRIVEWAY
• REAR STORAGE STRUCTURE
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces south; Block construction
• Construction: Block construction
• Exterior features: No notable exterior features listed

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: At least one bedroom on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Bedroom on the main level; First-floor entry; Florida room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $689k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $435k (36.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $503k (27.0% below list).
• Recommended offer: $435k (36.9% below list) — sets the bar for cash-flow.

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 24d 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 $5,032/mo this rent would consume 116% 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 $5k of loan paydown is wiped out by about $21k 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 21 days — a 2% lower offer ($679k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $51k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $434,945 (36.9% 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. Built in 1968 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.73% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.29%
• DSCR: 0.72
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $1,476,074
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1032 NE 4th Ct	0.03mi	3/2.0	1,722 (-14%)	2mo	$659,000	$383	73
1260 S 13th Ave	0.69mi	3/3.0	2,283 (+14%)	7mo	$1,675,000	$734	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -35.5%
• Equity multiple: -0.12×
• Total profit: $-215,454
• Equity at exit: $102,732

10-year hold

• IRR: -70.7%
• Equity multiple: -0.83×
• Total profit: $-353,072
• Equity at exit: $59,572

Cash invested: $192,920 (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: 11.4×

Monthly cashflow live

• Estimated rent: $5,032 high
• Mortgage (P&I): −$3,613
• Tax from tax record: −$1,087 /mo · $13,041/yr
• Insurance: −$287
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,057
• Net cashflow: $-1,438

Break-even live

Break-even rent $6,853

Max offer price $434,945

Occupancy floor —

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: $172,250
• Closing costs: $20,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 NE 5th St Hallandale Beach, FL	2.0	2.0	2200	$6,200	$2.82	16d	1	0.07mi
1124 NE 6th St Hallandale Beach, FL	3.0	2.0	1892	$5,495	$2.90	24d	1	0.09mi
1008 Moffett St Hallandale Beach, FL	4.0	1.0	1500	$5,000	$3.33	24d	1	0.40mi
1745 E Hallandale Beach Blvd Ph 05W Hallandale Beach, FL	3.0	3.0	1715	$5,000	$2.92	3d	1	0.42mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	24d	1	0.48mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	24d	1	0.48mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	15d	1	0.48mi
1527 Mayo St Hollywood, FL	4.0	2.0	1462	$4,995	$3.42	15d	1	0.55mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	24d	1	0.59mi
1422 Wiley St Hollywood, FL	4.0	3.5	1746	$3,990	$2.29	5d	1	0.59mi
1422 Wiley St Hollywood, FL	4.0	3.5	1746	$3,990	$2.29	24d	1	0.59mi
208 NE 2nd Ave Hallandale Beach, FL	4.0	2.0	1542	$4,650	$3.02	24d	1	0.64mi
468 Golden Isles Dr Unit 202 Hallandale Beach, FL	3.0	2.5	2300	$5,800	$2.52	24d	1	0.69mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$4,120	$4.10	1d	62	0.72mi
1529 Shoreline Way Hollywood, FL	3.0	2.5	1784	$7,500	$4.20	7d	1	0.73mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.0	1784	$7,500	$4.20	1d	1	0.73mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.5	1784	$7,750	$4.34	12d	1	0.73mi
1241 S 13th Ave Unit 1241 Hollywood, FL	3.0	2.5	2514	$8,000	$3.18	24d	1	0.74mi
2500 Parkview Dr #1112 Hallandale Beach, FL	2.0	2.0	1580	$3,800	$2.41	24d	1	0.77mi
1448 Dewey St Unit 1448 Hollywood, FL	4.0	2.0	1459	$4,999	$3.43	24d	1	0.84mi
822 NE 25th Ave Hallandale Beach, FL	3.0	2.5	2083	$5,000	$2.40	24d	1	0.85mi
1309 Funston St Unit 1309 Hollywood, FL	4.0	2.0	1733	$8,000	$4.62	24d	1	0.86mi
1305 Funston St Hollywood, FL	4.0	3.0	1767	$6,995	$3.96	24d	1	0.86mi
1305 Funston St Hollywood, FL	4.0	3.0	1767	$6,995	$3.96	3d	1	0.86mi
2753 S Parkview Dr Hallandale Beach, FL	2.0	2.0	1680	$3,699	$2.20	17d	1	0.87mi
2414 NE 11th St Hallandale Beach, FL	3.0	2.5	2083	$3,800	$1.82	5d	1	0.88mi
513 Leslie Dr #513 Hallandale Beach, FL	3.0	2.0	1624	$5,250	$3.23	24d	1	0.89mi
825 NE 26th Ave Hallandale Beach, FL	3.0	2.0	1844	$4,200	$2.28	24d	1	0.90mi
523 Leslie Dr Hallandale Beach, FL	3.0	2.0	1624	$4,950	$3.05	24d	1	0.91mi
1364 Harbor Vw W Hollywood, FL	3.0	2.5	2126	$5,200	$2.45	24d	1	0.91mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$7,129	$7.05	1d	5	0.95mi
2600 E Hallandale Beach Blvd Unit T2002 SEASONAL Hallandale Beach, FL	3.0	3.0	1577	$7,500	$4.76	24d	1	0.96mi
212 SW 1st Ave Hallandale Beach, FL	4.0	3.0	1800	$10,000	$5.56	24d	1	0.97mi
1403 Adams St Hollywood, FL	3.0	2.0	1459	$4,500	$3.08	24d	1	1.00mi
1403 Adams St Unit 1403 Hollywood, FL	3.0	2.0	1459	$4,200	$2.88	24d	1	1.00mi
1239 Washington St Unit 1239 Hollywood, FL	3.0	2.0	1721	$5,600	$3.25	20d	1	1.00mi
1230 Adams St Hollywood, FL	4.0	3.0	2245	$7,500	$3.34	24d	1	1.03mi
2723 E Hallandale Beach Blvd Unit 1049813P Hollywood, FL	3.0	2.0	1496	$6,498	$4.34	3d	1	1.07mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,500	$2.60	24d	1	1.08mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,800	$2.77	7d	1	1.08mi

Listing history 26 events

1. 2026-06-18
   days on market $689,000 Active 21 DOM
2. 2026-06-17
   days on market $689,000 Active 20 DOM
3. 2026-06-16
   days on market $689,000 Active 19 DOM
4. 2026-06-15
   days on market $689,000 Active 18 DOM
5. 2026-06-13
   pricedays on market $689,000 Active 16 DOM
6. 2026-06-09
   days on market $740,000 Active 12 DOM
7. 2026-06-08
   days on market $740,000 Active 11 DOM
8. 2026-06-07
   days on market $740,000 Active 10 DOM
9. 2026-06-04
   days on market $740,000 Active 7 DOM
10. 2026-06-03
    days on market $740,000 Active 6 DOM
11. 2026-06-02
    days on market $740,000 Active 5 DOM
12. 2026-06-01
    days on market $740,000 Active 4 DOM
13. 2026-05-31
    days on market $740,000 Active 3 DOM
14. 2026-05-29
    listed $740,000 Active
15. 2026-02-05
    historical
16. 2025-12-31
    status Active
17. 2025-09-01
    status Active
18. 2025-05-31
    status Active
19. 2025-05-14
    price $749,000
20. 2025-01-31
    status Active
21. 2024-11-04
    price $759,000
22. 2024-09-29
    price $770,000
23. 2024-05-27
    listed $850,000 Active
24. 2023-03-23
    soldstatus $667,000
25. 1981-01-01
    soldstatus $86,000
26. 1968-09-01
    soldstatus $23,200

ⓘ 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: $13,041 · $1,087/mo
• Projected year-2 tax: $13,041 · $1,087/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 · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 26 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: $60,386
• − Mortgage interest: −$38,595
• − Property taxes: −$13,041
• − Insurance: −$8,564
• − Repairs & maintenance: −$4,831
• − Management: −$4,831
• − Depreciation: −$20,044
• Taxable loss: −$29,519
• Est. tax savings @ 24.0%: +$7,084
• After-tax cash flow: $-10,173/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

+3089.7% since first listed

13 events — show timeline

• 2026-05-29 Listed $740,000 MARMLS
• 2026-02-05 Listing Removed — MARMLS
• 2025-12-31 Relisted — MARMLS
• 2025-09-01 Relisted — MARMLS
• 2025-05-31 Relisted — MARMLS
• 2025-05-14 Price Changed $749,000 MARMLS
• 2025-01-31 Relisted — MARMLS
• 2024-11-04 Price Changed $759,000 MARMLS
• 2024-09-29 Price Changed $770,000 MARMLS
• 2024-05-27 Listed $850,000 MARMLS
• 2023-03-23 Sold (Public Records) $667,000 Public Records
• 1981-01-01 Sold (Public Records) $86,000 Public Records
• 1968-09-01 Sold (Public Records) $23,200 Public Records

Property tax history

+14.9%/yr

Latest (2025): $13,041 · -0.3% YoY. Source: county tax records.