500 Three Islands Blvd #307 · Hallandale Beach, FL 33009

$199,000

1 bd · 2.0 ba · 1,140 sqft · Condo public records · 199 Days on market

Built 1974 $858/mo HOA · 22% 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 +29.6/30.0
• 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

Big 1/1.5 Great location, close to the beaches, supermarket, and famous /gulfstream casino condo has a lot of amenities, 5 tennis court, 2 swimming pools, marina, BBQ area, fitness center, sauna and clubhouse. Laundry on the same floor.

Key facts

• Secured lobby
• Covered gated garage
• High end gym

Tags

• COVERED GATED GARAGE
• SECURED LOBBY
• HIGH END GYM
• TWO POOLS
• TENNIS COURTS
• NATURAL LIGHT

Property features AI

Finance

• Other: Association-maintained heated pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include boat dock, business center, clubhouse, laundry, library, barbecue/picnic area, pool (heated), sauna, storage, tennis courts, vehicle wash area, and elevators; Association fee covers amenities, cable TV, insurance, sewer, security, trash, and water

Exterior

• Parking: Assigned covered attached garage (1 space); Secured garage/parking
• Security: Complex fenced; Doorman; Secured elevator; Secured lobby
• Utilities: Cable available; Public sewer; Public water
• Home design: Condominium in a 16-story building; Entry located on level 3
• Construction: Block construction
• Exterior features: Balcony; Barbecue; Tennis court(s); Open balcony/patio

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds on windows; Elevator; Walk-in closet(s)
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 22d 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 $3,929/mo this rent would consume 91% 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 $6k 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 199 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% of rent.
• 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 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.97% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.46%
• DSCR: 1.69
• GRM: 4.2

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: -11.7%
• Equity multiple: 0.59×
• Total profit: $-22,656
• Equity at exit: $29,672

10-year hold

• IRR: -11.8%
• Equity multiple: 0.45×
• Total profit: $-30,615
• Equity at exit: $17,206

Cash invested: $55,720 (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: 4.2×

Monthly cashflow live

• Estimated rent: $3,929 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$401 /mo · $4,815/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$858
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $291

Break-even live

Break-even rent $3,560

Max offer price $199,000

Occupancy floor 88%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	7d	1	0.10mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	13d	1	0.10mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	24d	1	0.34mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	24d	1	0.39mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	24d	1	0.39mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	7d	1	0.43mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	4d	1	0.43mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	5d	2	0.43mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	4d	3	0.43mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	1d	2	0.45mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	1d	5	0.46mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$4,750	$4.35	24d	3	0.46mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$4,219	$3.94	20d	4	0.46mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	24d	1	0.46mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	24d	1	0.46mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	24d	1	0.46mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$5,000	$4.64	24d	5	0.47mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	24d	1	0.49mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	24d	1	0.49mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	3d	1	0.49mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	7d	1	0.49mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	21d	1	0.49mi
4010 S Ocean Dr Unit 1227485P Hollywood, FL	2.0–3.0	2.0	1118	$5,049	$4.51	15d	2	0.49mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$3,355	$3.54	3d	2	0.50mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	13d	8	0.51mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	2d	7	0.51mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	24d	6	0.51mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,429	$4.35	2d	1	0.51mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,600	$3.32	10d	18	0.52mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,900	$3.59	12d	17	0.52mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,827	$6.15	2d	1	0.52mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	24d	1	0.53mi
3801 S Ocean Dr Unit 10V Hollywood, FL	2.0	2.0	1176	$4,300	$3.66	24d	1	0.53mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	24d	1	0.53mi
3801 S Ocean Dr Unit 7X Hollywood, FL	2.0	1.5	1236	$3,800	$3.07	24d	1	0.53mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	5d	1	0.53mi
3901 S Ocean Dr Unit 14E Hollywood, FL	2.0	2.0	1355	$4,500	$3.32	24d	1	0.55mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	24d	1	0.55mi
3901 S Ocean Dr Unit 8E Hollywood, FL	2.0	2.0	1355	$5,500	$4.06	24d	1	0.55mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	24d	1	0.55mi

HOA detail condo

• Monthly dues: $858 · $10,296/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $199,000 Active 199 DOM
2. 2026-06-17
   days on market $199,000 Active 198 DOM
3. 2026-06-16
   days on market $199,000 Active 197 DOM
4. 2026-06-15
   days on market $199,000 Active 196 DOM
5. 2026-06-13
   days on market $199,000 Active 194 DOM
6. 2026-06-09
   days on market $199,000 Active 190 DOM
7. 2026-06-07
   days on market $199,000 Active 188 DOM
8. 2026-06-04
   days on market $199,000 Active 185 DOM
9. 2026-06-03
   days on market $199,000 Active 184 DOM
10. 2026-06-02
    days on market $199,000 Active 183 DOM
11. 2026-06-01
    days on market $199,000 Active 182 DOM
12. 2026-05-31
    days on market $199,000 Active 181 DOM
13. 2025-12-01
    listed $199,000 Active
14. 2025-11-30
    historical
15. 2025-05-02
    price $230,000
16. 2025-03-20
    listed $245,000 Active
17. 2024-11-06
    historical $1,900
18. 2024-10-17
    listed $1,900
19. 2024-09-25
    historical $2,000
20. 2024-08-31
    listed $2,000
21. 2023-09-13
    historical $2,000
22. 2023-08-30
    listed $2,000
23. 2021-08-26
    soldstatus $180,000
24. 2021-08-24
    soldstatus $180,000 Closed 238-char remark

    Show marketing remark (238 chars)

    Big 1/1.5 Great location, close to the beaches, supermarket, and famous /gulfstream casino condo has a lot of amenities, 5 tennis court, 2 swimming pools, marina, BBQ area, fitness center, sauna and clubhouse. Laundry on the same floor.

25. 2021-08-13
    status Pending 238-char remark

    Show marketing remark (238 chars)

    Big 1/1.5 Great location, close to the beaches, supermarket, and famous /gulfstream casino condo has a lot of amenities, 5 tennis court, 2 swimming pools, marina, BBQ area, fitness center, sauna and clubhouse. Laundry on the same floor.

26. 2021-07-02
    historical Active Under Contract 238-char remark

    Show marketing remark (238 chars)

    Big 1/1.5 Great location, close to the beaches, supermarket, and famous /gulfstream casino condo has a lot of amenities, 5 tennis court, 2 swimming pools, marina, BBQ area, fitness center, sauna and clubhouse. Laundry on the same floor.

27. 2021-06-18
    listed $175,000 Active 238-char remark

    Show marketing remark (238 chars)

    Big 1/1.5 Great location, close to the beaches, supermarket, and famous /gulfstream casino condo has a lot of amenities, 5 tennis court, 2 swimming pools, marina, BBQ area, fitness center, sauna and clubhouse. Laundry on the same floor.

28. 2018-10-26
    historical
29. 2018-09-03
    price $160,000
30. 2018-08-10
    price $162,000
31. 2018-04-26
    listed $169,900 Active
32. 2002-07-31
    soldstatus $111,000
33. 1999-03-31
    soldstatus $50,400
34. 1983-05-01
    soldstatus $65,000

ⓘ 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: $4,815 · $401/mo
• Projected year-2 tax: $4,815 · $401/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 9/10 Extreme FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥104°F today · 18 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: $47,143
• − Mortgage interest: −$11,147
• − Property taxes: −$4,815
• − Insurance: −$6,114
• − Repairs & maintenance: −$3,771
• − Management: −$3,771
• − HOA: −$10,296
• − Depreciation: −$5,789
• Taxable income: $1,439
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $3,150/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

+206.2% since first listed

22 events — show timeline

• 2025-12-01 Listed $199,000 MARMLS
• 2025-11-30 Listing Removed — MARMLS
• 2025-05-02 Price Changed $230,000 MARMLS
• 2025-03-20 Listed $245,000 MARMLS
• 2024-11-06 Rental Removed $1,900 MARMLS
• 2024-10-17 Listed for Rent $1,900 MARMLS
• 2024-09-25 Rental Removed $2,000 MARMLS
• 2024-08-31 Listed for Rent $2,000 MARMLS
• 2023-09-13 Rental Removed $2,000 MARMLS
• 2023-08-30 Listed for Rent $2,000 MARMLS
• 2021-08-26 Sold (Public Records) $180,000 Public Records
• 2021-08-24 Sold (MLS) $180,000 MARMLS
• 2021-08-13 Pending — MARMLS
• 2021-07-02 Contingent — MARMLS
• 2021-06-18 Listed $175,000 MARMLS
• 2018-10-26 Listing Removed — MARMLS
• 2018-09-03 Price Changed $160,000 MARMLS
• 2018-08-10 Price Changed $162,000 MARMLS
• 2018-04-26 Listed $169,900 MARMLS
• 2002-07-31 Sold (Public Records) $111,000 Public Records
• 1999-03-31 Sold (Public Records) $50,400 Public Records
• 1983-05-01 Sold (Public Records) $65,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,815 · -0.3% YoY. Source: county tax records.