600 Parkview Dr #222 · Hallandale Beach, FL 33009

$234,900

2 bd · 2.0 ba · 1,075 sqft · Condo public records · 41 Days on market

Built 1980 $707/mo HOA · 17% 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

GORGEOUS CONDO ON THE WATER WITH GREAT VIEWS UP THE INTRACOASTAL. READY TO MOVE IN. NEW WOOD FLOORING ALL AROUND THE UNIT. NICELY RENOVATED WITH GRANITE COUNTER TOPS AND STAINLESS STEEL APPLIANCES. LOBBY RENOVATED WITH MANY GREAT AMENITIES INCLUDING A POO L, TENNIS AND GYM. MUST SEE

Key facts

• Fitness center
• Private balcony
• 24h security

Tags

• INTRACOASTAL VIEWS
• PRIVATE BALCONY
• 24H SECURITY
• HEATED POOL
• FITNESS CENTER
• TENNIS COURTS

Property features AI

Finance

• Financial info: Pets allowed with restrictions (conditional)
• HOA & community: Monthly association fee; Association fee includes common areas, hot water, insurance, laundry, legal/accounting, structural maintenance, parking, pest control, pool(s), roof, security, trash and water; Association amenities: business center, clubhouse, fitness center, laundry, library, barbecue/picnic area, playground, pool, sauna, storage, tennis courts, trash service, elevators

Exterior

• Parking: Assigned deeded parking; Guest parking available; One covered space / one garage space
• Security: Closed-circuit cameras; Doorman; Elevator secured; Fire alarm; Key card entry; Secured lobby; Security guard
• Utilities: Water and sewer included in association (see HOA amenities); Electric service (central systems)
• Home design: Attached property; 11-story building; Entry on level 2; Resale unit
• Construction: Brick and block construction
• Exterior features: Balcony; Open balcony/patio; Barbecue; Tennis courts; Association pool; Intracoastal access; Has a view; Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Primary bedroom on main level; Bedroom on main level
• Flooring: Parquet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Drapes on windows; Furnished; Breakfast area; Eat-in kitchen; Kitchen/dining combo; Pantry; Tub with shower; Elevator access; Handicap accessible
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $4,265/mo this rent would consume 98% 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 $2k of loan paydown is wiped out by about $7k 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 41 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $157k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.82% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.87%
• DSCR: 1.93
• GRM: 4.6

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,430
• Equity at exit: $35,024

10-year hold

• IRR: 4.4%
• Equity multiple: 1.27×
• Total profit: $17,636
• Equity at exit: $20,310

Cash invested: $65,772 (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: 4.6×

Monthly cashflow live

• Estimated rent: $4,265 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$189 /mo · $2,265/yr
• Insurance: −$98
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$707
• Vacancy / Maint / Mgmt: −$896
• Net cashflow: $717

Break-even live

Break-even rent $3,357

Max offer price $234,900

Occupancy floor 78%

Sensitivity live

Price	-10% $850	-5% $784	+0% $717	+5% $651	+10% $584
Rent	-10% $380	-5% $549	+0% $717	+5% $886	+10% $1,054
Rate	-1.0pp $836	-0.5pp $777	base $717	+0.5pp $657	+1.0pp $595

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	11d	18	0.20mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	14d	17	0.20mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,605	$5.87	0d	1	0.21mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	25d	1	0.22mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	9d	1	0.22mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	9d	1	0.24mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	25d	1	0.25mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	9d	1	0.25mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	15d	1	0.25mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	12d	6	0.31mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	21d	8	0.31mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	9d	7	0.31mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	15d	7	0.31mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	4d	7	0.33mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	15d	8	0.33mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	25d	6	0.33mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,432	$4.35	0d	1	0.33mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	9d	1	0.35mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	6d	1	0.35mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	6d	2	0.35mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	5d	3	0.35mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	25d	1	0.36mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	0d	1	0.38mi
3801 S Ocean Dr Unit 10V Hollywood, FL	2.0	2.0	1176	$4,300	$3.66	25d	1	0.38mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	25d	1	0.38mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	6d	1	0.38mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	25d	1	0.38mi
3801 S Ocean Dr Unit 7X Hollywood, FL	2.0	1.5	1236	$3,800	$3.07	25d	1	0.38mi
2301 S Ocean Dr #607 Hollywood, FL	2.0	2.0	1240	$4,000	$3.23	25d	1	0.39mi
2301 S Ocean Dr #2507 Hollywood, FL	2.0	2.0	1240	$4,300	$3.47	25d	1	0.39mi
2301 S Ocean Dr #2003 Hollywood, FL	2.0	2.0	1400	$5,500	$3.93	25d	1	0.39mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,150	$3.27	0d	1	0.42mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	25d	1	0.42mi
2201 S Ocean Dr #1507 Hollywood, FL	2.0	2.0	1350	$5,000	$3.70	25d	1	0.43mi
2201 S Ocean Dr #2001 Hollywood, FL	2.0	2.0	1400	$3,800	$2.71	15d	1	0.43mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	25d	1	0.43mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$3,820	$3.62	3d	2	0.43mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	25d	1	0.43mi
3901 S Ocean Dr Unit 14E Hollywood, FL	2.0	2.0	1355	$4,500	$3.32	25d	1	0.43mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	25d	1	0.43mi

HOA detail condo

• Monthly dues: $707 · $8,484/yr
• Likely covers: watergym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $234,900 Active 41 DOM
2. 2026-06-18
   days on market $234,900 Active 38 DOM
3. 2026-06-17
   days on market $234,900 Active 37 DOM
4. 2026-06-16
   days on market $234,900 Active 36 DOM
5. 2026-06-15
   days on market $234,900 Active 35 DOM
6. 2026-06-13
   statusdays on market $234,900 Active 33 DOM
7. 2026-05-08
   status Pending
8. 2026-04-13
   price $234,900
9. 2026-04-05
   listed $239,000 Active
10. 2013-10-01
    soldstatus $157,000 Sold 283-char remark

    Show marketing remark (283 chars)

    GORGEOUS CONDO ON THE WATER WITH GREAT VIEWS UP THE INTRACOASTAL. READY TO MOVE IN. NEW WOOD FLOORING ALL AROUND THE UNIT. NICELY RENOVATED WITH GRANITE COUNTER TOPS AND STAINLESS STEEL APPLIANCES. LOBBY RENOVATED WITH MANY GREAT AMENITIES INCLUDING A POO L, TENNIS AND GYM. MUST SEE

11. 2013-09-30
    soldstatus $157,000
12. 2013-09-20
    status Pending 283-char remark

    Show marketing remark (283 chars)

    GORGEOUS CONDO ON THE WATER WITH GREAT VIEWS UP THE INTRACOASTAL. READY TO MOVE IN. NEW WOOD FLOORING ALL AROUND THE UNIT. NICELY RENOVATED WITH GRANITE COUNTER TOPS AND STAINLESS STEEL APPLIANCES. LOBBY RENOVATED WITH MANY GREAT AMENITIES INCLUDING A POO L, TENNIS AND GYM. MUST SEE

13. 2013-09-09
    listed $174,900 Active 283-char remark

    Show marketing remark (283 chars)

    GORGEOUS CONDO ON THE WATER WITH GREAT VIEWS UP THE INTRACOASTAL. READY TO MOVE IN. NEW WOOD FLOORING ALL AROUND THE UNIT. NICELY RENOVATED WITH GRANITE COUNTER TOPS AND STAINLESS STEEL APPLIANCES. LOBBY RENOVATED WITH MANY GREAT AMENITIES INCLUDING A POO L, TENNIS AND GYM. MUST SEE

14. 2013-09-09
    historical

    Show marketing remark (283 chars)

    GORGEOUS CONDO ON THE WATER WITH GREAT VIEWS UP THE INTRACOASTAL. READY TO MOVE IN. NEW WOOD FLOORING ALL AROUND THE UNIT. NICELY RENOVATED WITH GRANITE COUNTER TOPS AND STAINLESS STEEL APPLIANCES. LOBBY RENOVATED WITH MANY GREAT AMENITIES INCLUDING A POO L, TENNIS AND GYM. MUST SEE

15. 2008-05-28
    soldstatus $93,800
16. 2000-09-21
    soldstatus $69,500
17. 1999-06-19
    soldstatus $64,400
18. 1988-10-26
    soldstatus $68,000

ⓘ 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: $2,265 · $189/mo
• Projected year-2 tax: $2,265 · $189/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 · 78% 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: $51,180
• − Mortgage interest: −$13,158
• − Property taxes: −$2,265
• − Insurance: −$6,293
• − Repairs & maintenance: −$4,094
• − Management: −$4,094
• − HOA: −$8,484
• − Depreciation: −$6,833
• Taxable income: $5,958
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $7,179/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

+245.4% since first listed

12 events — show timeline

• 2026-05-08 Pending — MARMLS
• 2026-04-13 Price Changed $234,900 MARMLS
• 2026-04-05 Listed $239,000 MARMLS
• 2013-10-01 Sold (MLS) $157,000 MARMLS
• 2013-09-30 Sold (Public Records) $157,000 Public Records
• 2013-09-20 Pending — MARMLS
• 2013-09-09 Listed $174,900 MARMLS
• 2013-09-09 Listing Removed — MARMLS
• 2008-05-28 Sold (Public Records) $93,800 Public Records
• 2000-09-21 Sold (Public Records) $69,500 Public Records
• 1999-06-19 Sold (Public Records) $64,400 Public Records
• 1988-10-26 Sold (Public Records) $68,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,265 · +2.8% YoY. Source: county tax records.