1450 Atlantic Shores Blvd #304 · Hallandale Beach, FL 33009

$185,900

1 bd · 1.0 ba · 640 sqft · Condo public records · 123 Days on market

Built 1966 $453/mo HOA · 16% 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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• 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

Beautifull and cozy 1bed / 1 bath in the City Of Choice Hallandale, near shoping , beacch , restaurants and much more. This is a SHORT SALE , final commision to be aproved by the lender and will be spilt 50/50 between brokers

Key facts

• Minutes to the beach
• Updated kitchen
• Granite counter tops

Tags

• UPDATED KITCHEN
• GRANITE COUNTER TOPS
• MINUTES TO THE BEACH

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee of $453; HOA covers common areas, grounds maintenance, structure maintenance, pest control, pool(s), and water; Building has elevator(s)

Exterior

• Parking: Attached garage with 1 space; Guest parking available; 1 covered space
• Utilities: Has cooling (central air)
• Home design: 3 stories; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: No notable exterior features listed; Property is attached

Interior

• Kitchen: Dishwasher
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Bedroom on main level; First-floor entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $186k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $186k).
• Recommended offer: $164k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 1380 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,874/mo this rent would consume 66% 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 123 days — a 12% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $163,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1966 — 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: 1.55% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 5.4

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-8,166
• Equity at exit: $27,718

10-year hold

• IRR: 1.1%
• Equity multiple: 1.06×
• Total profit: $3,281
• Equity at exit: $16,073

Cash invested: $52,052 (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: 1380
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,874 high
• Mortgage (P&I): −$975
• Tax from tax record: −$313 /mo · $3,750/yr
• Insurance: −$77
• HOA: −$453
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $453

Break-even live

Break-even rent $2,301

Max offer price $185,900

Occupancy floor 79%

Sensitivity live

Price	-10% $558	-5% $505	+0% $453	+5% $400	+10% $347
Rent	-10% $226	-5% $339	+0% $453	+5% $566	+10% $680
Rate	-1.0pp $546	-0.5pp $500	base $453	+0.5pp $405	+1.0pp $356

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: $46,475
• Closing costs: $5,577
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	16d	48	0.74mi
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
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	2d	62	0.87mi
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	0.88mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	0.89mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	8d	7	0.98mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	20d	8	0.98mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	15d	7	0.98mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	11d	6	0.98mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	25d	9	1.15mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	3d	35	1.15mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,652	$4.15	2d	42	1.17mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,764	$2.54	2d	17	1.33mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	16d	171	1.34mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	16d	25	1.39mi

HOA detail condo

• Monthly dues: $453 · $5,436/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $185,900 Active 123 DOM
2. 2026-06-18
   days on market $185,900 Active 120 DOM
3. 2026-06-17
   days on market $185,900 Active 119 DOM
4. 2026-06-16
   days on market $185,900 Active 118 DOM
5. 2026-06-15
   days on market $185,900 Active 117 DOM
6. 2026-06-13
   days on market $185,900 Active 115 DOM
7. 2026-06-09
   days on market $185,900 Active 111 DOM
8. 2026-06-07
   days on market $185,900 Active 109 DOM
9. 2026-06-04
   days on market $185,900 Active 106 DOM
10. 2026-06-03
    days on market $185,900 Active 105 DOM
11. 2026-06-02
    days on market $185,900 Active 104 DOM
12. 2026-06-01
    days on market $185,900 Active 103 DOM
13. 2026-05-31
    days on market $185,900 Active 102 DOM
14. 2026-02-11
    listed $185,900 Active
15. 2024-11-15
    soldstatus $205,000
16. 2024-11-08
    historical
17. 2024-10-24
    listed $210,000 Active
18. 2023-07-16
    historical
19. 2023-07-15
    listed
20. 2022-03-23
    soldstatus $174,000
21. 2013-01-07
    soldstatus $63,000
22. 2012-12-22
    soldstatus $63,000 226-char remark

    Show marketing remark (226 chars)

    Beautifull and cozy 1bed / 1 bath in the City Of Choice Hallandale, near shoping , beacch , restaurants and much more. This is a SHORT SALE , final commision to be aproved by the lender and will be spilt 50/50 between brokers

23. 1994-08-31
    soldstatus $31,000
24. 1991-07-01
    soldstatus $39,272
25. 1989-12-04
    soldstatus $25,000

ⓘ 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: $3,750 · $313/mo
• Projected year-2 tax: $3,750 · $313/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: $34,489
• − Mortgage interest: −$10,413
• − Property taxes: −$3,750
• − Insurance: −$930
• − Repairs & maintenance: −$2,759
• − Management: −$2,759
• − HOA: −$5,436
• − Depreciation: −$5,408
• Taxable income: $3,034
• Est. tax owed @ 24.0%: −$728
• After-tax cash flow: $4,704/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

+643.6% since first listed

12 events — show timeline

• 2026-02-11 Listed $185,900 MARMLS
• 2024-11-15 Sold (Public Records) $205,000 Public Records
• 2024-11-08 Listing Removed — MARMLS
• 2024-10-24 Listed $210,000 MARMLS
• 2023-07-16 Rental Removed — MARMLS
• 2023-07-15 Listed for Rent — MARMLS
• 2022-03-23 Sold (Public Records) $174,000 Public Records
• 2013-01-07 Sold (Public Records) $63,000 Public Records
• 2012-12-22 Sold (MLS) $63,000 MARMLS
• 1994-08-31 Sold (Public Records) $31,000 Public Records
• 1991-07-01 Sold (Public Records) $39,272 Public Records
• 1989-12-04 Sold (Public Records) $25,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,750 · +4.8% YoY. Source: county tax records.