851 NE 14th Ave #420 · Hallandale Beach, FL 33009

$170,000

1 bd · 2.0 ba · 1,071 sqft · Condo public records · 77 Days on market

Built 1968 $676/mo HOA · 18% 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

Welcome to your garden oasis located in Hallandale Beach! Nestled east of US1, with quick & easy access to grocery stores, dining, shopping and entertainment. Nearby you will find Gulfstream Park, Joseph Scavo Park, Aventura Mall, multiple shopping plazas and best of all just a short bike ride or drive to the beach! This 1 Bed & 1.5 Bath spanning a total of 1,071 sq ft has tons of natural sunlight flooding in through the large windows. Enjoy a spacious private terrace overlooking to the garden and pool area. Vast kitchen with a pass-through window connecting the space to the dining/living area. Building amenities include a pool, jacuzzi, clubhouse with ping pong & pool tab

Key facts

• Vast kitchen
• Clubhouse
• Private terrace

Tags

• PRIVATE TERRACE
• VAST KITCHEN
• BUILDING AMENITIES
• POOL
• JACUZZI
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets: Conditional (restrictions or possible restrictions)
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, hot water, laundry, grounds maintenance, parking, pest control, pool(s), sewer, trash, and water; Community amenities include pool, heated spa/hot tub, clubhouse, billiard room, shuffleboard court, bike storage, storage units, elevators, and laundry

Exterior

• Parking: Assigned parking; Guest parking available; One covered space (1-car garage/covered space)
• Security: Smoke detector(s)
• Utilities: Association-maintained hot water; Water service included in association; Sewer included in association; Trash service included in association; Power with central HVAC
• Home design: Attached property; 2 stories total; Entry on level 2; Faces east
• Construction: Block construction
• Exterior features: Balcony; Courtyard; Screened balcony/porch

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Storage room
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Elevator access (accessible elevator installed); Second-floor entry; Combined living and dining area; Tub/shower; Furnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $3,769/mo this rent would consume 87% 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $115k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.22% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.93%
• DSCR: 2.15
• GRM: 3.8

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: 15.8%
• Equity multiple: 1.61×
• Total profit: $28,980
• Equity at exit: $25,348

10-year hold

• IRR: 21.8%
• Equity multiple: 2.57×
• Total profit: $74,700
• Equity at exit: $14,698

Cash invested: $47,600 (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: 3.8×

Monthly cashflow live

• Estimated rent: $3,769 high
• Mortgage (P&I): −$891
• Tax from tax record: −$311 /mo · $3,731/yr
• Insurance: −$71
• HOA: −$676
• Vacancy / Maint / Mgmt: −$792
• Net cashflow: $1,028

Break-even live

Break-even rent $2,467

Max offer price $170,000

Occupancy floor 68%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	24d	1	0.41mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	24d	1	0.51mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	24d	1	0.51mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	0.60mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	24d	1	0.62mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	14d	1	0.64mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	8d	1	0.64mi
110 N Federal Hwy #1401 Hallandale Beach, FL	2.0	2.0	1220	$3,999	$3.28	8d	1	0.66mi
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	0.68mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	2d	62	0.76mi
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	0.93mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	0.94mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$4,219	$3.94	21d	4	0.94mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$4,750	$4.35	24d	3	0.94mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	24d	1	0.94mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	24d	1	0.94mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	24d	1	0.94mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	8d	1	0.99mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	5d	1	0.99mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$5,000	$4.64	24d	5	1.00mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	5d	2	1.00mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	4d	3	1.00mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$3,355	$3.54	3d	2	1.02mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	3d	1	1.03mi
4010 S Ocean Dr Unit 1227485P Hollywood, FL	2.0–3.0	2.0	1118	$5,049	$4.51	15d	2	1.03mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	22d	1	1.03mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	24d	1	1.03mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	24d	1	1.03mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	8d	1	1.03mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,600	$3.32	10d	18	1.07mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,900	$3.59	13d	17	1.07mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,827	$6.15	3d	1	1.08mi
201 Golden Isles Dr #302 Hallandale Beach, FL	2.0	2.0	1150	$3,975	$3.46	24d	1	1.08mi
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	24d	1	1.08mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	24d	1	1.09mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	8d	1	1.09mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	14d	8	1.09mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	24d	6	1.09mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	3d	7	1.09mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,429	$4.35	3d	1	1.09mi

HOA detail condo

• Monthly dues: $676 · $8,112/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $170,000 Active 77 DOM
2. 2026-06-17
   days on market $170,000 Active 76 DOM
3. 2026-06-16
   days on market $170,000 Active 75 DOM
4. 2026-06-15
   days on market $170,000 Active 74 DOM
5. 2026-06-13
   days on market $170,000 Active 72 DOM
6. 2026-06-09
   days on market $170,000 Active 68 DOM
7. 2026-06-08
   days on market $170,000 Active 67 DOM
8. 2026-06-07
   days on market $170,000 Active 66 DOM
9. 2026-06-04
   days on market $170,000 Active 63 DOM
10. 2026-06-03
    days on market $170,000 Active 62 DOM
11. 2026-06-02
    days on market $170,000 Active 61 DOM
12. 2026-06-01
    days on market $170,000 Active 60 DOM
13. 2026-05-31
    days on market $170,000 Active 59 DOM
14. 2026-04-02
    listed $170,000 Active
15. 2025-10-14
    historical
16. 2025-02-11
    price $179,999
17. 2024-11-03
    price $184,500
18. 2024-10-18
    historical $1,800
19. 2024-10-17
    listed $1,800
20. 2024-10-16
    historical $1,850
21. 2024-10-14
    listed $184,900 Active
22. 2024-10-14
    historical
23. 2024-09-30
    price $1,850
24. 2024-08-23
    listed $1,950
25. 2024-07-29
    price $185,000
26. 2024-07-11
    listed $215,000 Active
27. 2022-10-24
    historical
28. 2022-08-08
    listed $215,000 Active
29. 2020-12-08
    historical
30. 2020-12-07
    soldstatus $115,000 Closed
31. 2020-12-04
    soldstatus $115,000
32. 2020-10-12
    status Pending
33. 2020-08-22
    price $134,900
34. 2020-04-10
    listed $139,900 Active
35. 2011-04-25
    soldstatus $75,000

ⓘ 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: $3,731 · $311/mo
• Projected year-2 tax: $3,731 · $311/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $45,230
• − Mortgage interest: −$9,523
• − Property taxes: −$3,731
• − Insurance: −$850
• − Repairs & maintenance: −$3,618
• − Management: −$3,618
• − HOA: −$8,112
• − Depreciation: −$4,945
• Taxable income: $10,832
• Est. tax owed @ 24.0%: −$2,600
• After-tax cash flow: $9,741/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

+126.7% since first listed

22 events — show timeline

• 2026-04-02 Listed $170,000 MARMLS
• 2025-10-14 Listing Removed — MARMLS
• 2025-02-11 Price Changed $179,999 MARMLS
• 2024-11-03 Price Changed $184,500 MARMLS
• 2024-10-18 Rental Removed $1,800 MARMLS
• 2024-10-17 Listed for Rent $1,800 MARMLS
• 2024-10-16 Rental Removed $1,850 MARMLS
• 2024-10-14 Listing Removed — MARMLS
• 2024-10-14 Listed $184,900 MARMLS
• 2024-09-30 Price Changed $1,850 MARMLS
• 2024-08-23 Listed for Rent $1,950 MARMLS
• 2024-07-29 Price Changed $185,000 MARMLS
• 2024-07-11 Listed $215,000 MARMLS
• 2022-10-24 Listing Removed — MARMLS
• 2022-08-08 Listed $215,000 MARMLS
• 2020-12-08 Listing Removed — MARMLS
• 2020-12-07 Sold (MLS) $115,000 MARMLS
• 2020-12-04 Sold (Public Records) $115,000 Public Records
• 2020-10-12 Pending — MARMLS
• 2020-08-22 Price Changed $134,900 MARMLS
• 2020-04-10 Listed $139,900 MARMLS
• 2011-04-25 Sold (Public Records) $75,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,731 · +2.5% YoY. Source: county tax records.