137 Golden Isles Dr · Hallandale Beach, FL
Flood risk 7/10 · Major
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.94%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 103°F)
- 5 days/yr
- Hot days in 30 yrs
- 18 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +23.4/30.0
- ARV discount +13.3/15.0
- 1% rule +10.0/10.0
- DSCR +7.5/10.0
- Livability +4.0/5.0
- Condition / age +4.0/5.0
- Schools +3.4/10.0
- Rent growth +2.6/5.0
- Appreciation +0.0/10.0
$259,000
137 Golden Isles Dr · Hallandale Beach, FL 33009
2 bd · 2.0 ba · 1,311 sqft · Condo
· 45 Days on market
Built 1971
$198/sqft
· 13% below area
Est $297k · 13% under
$910/mo HOA · 23% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Amazing views to the ocean and intracoastal. 40 year certification completed. Laundry and storage on the floor. Dock for lease subject to availability. Close to the shopping, restaurants and beach.
Key facts
- Laundry and storage
- Close to restaurants
- Dock for lease
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $259k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $51 ($608/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $259k).
- Recommended offer: $251k (3.0% below list) — sets the bar for market timing.
- Cap rate 8.5% 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: 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.
- Zoned schools: Gulfstream Academy of Hallandale Beach (math 32% / reading 40%, grade F, #1,670 of 2,144 statewide, top 78%, 1,317 students, 73% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
- Market conditions: Rents flat; 1879 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
- At $4,022/mo this rent would consume 93% of the median local household income ($52k/yr) (locally 16% 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 $8k 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 45 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts; this cycle's ask has dropped $40k (13%) 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; HOA is 23% 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
$251,230
(3.0% below list)
Questions for the listing agent
- It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 8.50%
- Cash-on-cash
- 7.90%
- DSCR
- 1.35
- GRM
- 5.4
CMA / ARV
- ARV (median comp)
- $297,312
- List price
- $259,000
- Delta
- -12.89%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2049 S Ocean Dr #701 | 0.30mi | 2/2.0 | 1,360 (+4%) | 0mo | $625,000 | $460 | 80 |
| 708 SE 3rd Ave Ext #201 | 1.34mi | 2/2.0 | 1,330 (+1%) | 0mo | $480,000 | $361 | 62 |
| 2600 E Hallandale Beach Blvd Unit T3205 | 0.30mi | 2/2.0 | 1,020 (-22%) | 0mo | $520,000 | $510 | 61 |
| 3161 S Ocean Dr #1405 | 0.38mi | 2/2.0 | 1,145 (-13%) | 0mo | $325,000 | $284 | 61 |
| 1301 NE 7th St #415 | 1.10mi | 2/2.0 | 1,260 (-4%) | 0mo | $275,000 | $218 | 58 |
| 4111 S Ocean Dr #2302 | 0.47mi | 2/2.0 | 1,145 (-13%) | 0mo | $990,000 | $865 | 57 |
| 500 Three Islands Blvd #408 | 0.70mi | 2/2.0 | 1,400 (+7%) | 0mo | $220,000 | $157 | 56 |
| 20281 E Country Club Dr #210 | 1.12mi | 2/2.0 | 1,400 (+7%) | 0mo | $270,000 | $193 | 53 |
| 701 Three Islands Blvd #510 | 0.83mi | 2/2.0 | 1,210 (-8%) | 0mo | $225,000 | $186 | 52 |
| 1850 S Ocean Dr #408 | 0.38mi | 3/3.0 (+1) | 1,571 (+20%) | 0mo | $675,000 | $430 | 48 |
| 21055 Yacht Club Dr #2704 | 0.72mi | 2/2.0 | 1,505 (+15%) | 0mo | $560,000 | $372 | 41 |
| 300 NE 14th Ave #501 | 0.83mi | 2/2.0 | 1,100 (-16%) | 0mo | $185,000 | $168 | 40 |
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
- -19.7%
- Equity multiple
- 0.34×
- Total profit
- $-47,999
- Equity at exit
- $38,618
10-year hold
- IRR
- -26.7%
- Equity multiple
- -0.01×
- Total profit
- $-73,577
- Equity at exit
- $22,394
Cash invested: $72,520 (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.
Active competition Active MLS
- For sale now
- 34 active · 18 under contract
- Median asking
- $367,000 ($297/sqft)
- Median days on market
- 165 d
- This list price
- 21% of active listings are priced below it
- ARV vs active asking
- -23.8% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33009
- Rents YoY
- 0.4%
- Active inventory
- 1879
- Price-to-rent
- 5.4×
Monthly cashflow live
↻
- Estimated rent
- $4,022 high interval (Pro) →
- Mortgage (P&I)
- −$1,358
- Tax est. 1.5%
- −$324 /mo · $3,885/yr
- Insurance
- −$108
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$910
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$845
- Net cashflow
- $51
Break-even live
Break-even rent
$3,958
Max offer price
$259,000
Occupancy floor
94%
Sensitivity live
| Price | -10% $230 | -5% $140 | +0% $51 | +5% $-39 | +10% $-128 |
|---|---|---|---|---|---|
| Rent | -10% $-267 | -5% $-108 | +0% $51 | +5% $210 | +10% $368 |
| Rate | -1.0pp $181 | -0.5pp $117 | base $51 | +0.5pp $-16 | +1.0pp $-85 |
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
- $64,750
- Closing costs
- $7,770
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 121 Golden Isles Dr #1 Hallandale Beach, FL | 2.0 | 2.0 | 1379 | $4,000 | $2.90 | 120d | 1 | 0.05mi |
| 201 Golden Isles Dr #302 Hallandale Beach, FL | 2.0 | 2.0 | 1150 | $4,000 | $3.48 | 6d | 1 | 0.07mi |
| 201 Golden Isles Dr #302 Hallandale Beach, FL | 2.0 | 2.0 | 1150 | $3,975 | $3.46 | 120d | 1 | 0.07mi |
| 1945 S Ocean Dr #2101 Hallandale Beach, FL | 3.0 | 3.0 | 1744 | $4,800 | $2.75 | 72d | 1 | 0.21mi |
| 1945 S Ocean Dr Unit M6 Hallandale Beach, FL | 2.0 | 2.0 | 1112 | $5,500 | $4.95 | 24d | 1 | 0.21mi |
| 1945 S Ocean Dr Unit CU-714 Hallandale Beach, FL | 2.0 | 2.0 | 1398 | $3,700 | $2.65 | 60d | 1 | 0.21mi |
| 1945 S Ocean Dr #211 Hallandale Beach, FL | 2.0 | 1.5 | 875 | $3,700 | $4.23 | 50d | 1 | 0.21mi |
| 1945 S Ocean Dr Unit CU-1114 Hallandale Beach, FL | 2.0 | 2.0 | 1341 | $3,850 | $2.87 | 68d | 1 | 0.21mi |
| 1945 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–3.0 | 1542 | $4,000 | $2.59 | 111d | 3 | 0.22mi |
| 1945 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–3.0 | 1542 | $4,500 | $2.92 | 85d | 2 | 0.22mi |
| 1945 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–3.0 | 1542 | $4,500 | $2.92 | 108d | 2 | 0.22mi |
| 1945 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–2.5 | 1522 | $3,650 | $2.40 | 114d | 3 | 0.22mi |
| 1965 S Ocean Dr Unit 14F Hallandale Beach, FL | 2.0 | 2.0 | 1275 | $4,650 | $3.65 | 83d | 1 | 0.23mi |
| 1965 S Ocean Dr Unit 14F Hallandale Beach, FL | 2.0 | 2.0 | 1275 | $4,500 | $3.53 | 64d | 1 | 0.23mi |
| 1965 S Ocean Dr Unit 14F Hallandale Beach, FL | 2.0 | 2.0 | 1275 | $4,800 | $3.76 | 90d | 1 | 0.23mi |
| 1985 S Ocean Dr Unit 22E Hallandale Beach, FL | 3.0 | 2.5 | 1780 | $5,900 | $3.31 | 120d | 1 | 0.23mi |
| 1985 S Ocean Dr Unit 9G Hallandale Beach, FL | 2.0 | 2.0 | 1240 | $3,700 | $2.98 | 120d | 1 | 0.23mi |
| 1865 S Ocean Dr Unit 14N Hallandale Beach, FL | 1.0 | 2.0 | 1300 | $4,400 | $3.38 | 7d | 1 | 0.23mi |
| 1965 S Ocean Dr Unit CU-14F Hallandale Beach, FL | 2.0 | 2.0 | 1275 | $4,500 | $3.53 | 60d | 1 | 0.25mi |
| 2017 S Ocean Dr #1107 Hallandale Beach, FL | 2.0 | 2.0 | 1270 | $3,550 | $2.80 | 90d | 1 | 0.26mi |
| 2017 S Ocean Dr #1107 Hallandale Beach, FL | 2.0 | 2.0 | 1270 | $3,900 | $3.07 | 110d | 1 | 0.26mi |
| 1985 S Ocean Dr Unit 22P Hallandale Beach, FL | 2.0 | 2.0 | 1380 | $4,000 | $2.90 | 77d | 1 | 0.27mi |
| 1985 S Ocean Dr Unit 22P Hallandale Beach, FL | 2.0 | 2.0 | 1380 | $4,000 | $2.90 | 84d | 1 | 0.27mi |
| 1985 S Ocean Dr Unit 17P Hallandale Beach, FL | 2.0 | 2.0 | 1380 | $4,800 | $3.48 | 12d | 1 | 0.27mi |
| 1985 S Ocean Dr Unit 22E Hallandale Beach, FL | 3.0 | 2.5 | 1780 | $5,900 | $3.31 | 55d | 1 | 0.27mi |
| 1985 S Ocean Dr Unit 21P Hallandale Beach, FL | 2.0 | 2.0 | 1380 | $3,800 | $2.75 | 55d | 1 | 0.27mi |
| 1985 S Ocean Dr Unit 9G Hallandale Beach, FL | 2.0 | 2.0 | 1240 | $3,700 | $2.98 | 55d | 1 | 0.27mi |
| 2602 E Hallandale Beach Blvd Unit R907 Hallandale Beach, FL | 2.0 | 2.0 | 1030 | $5,000 | $4.85 | 6d | 1 | 0.27mi |
| 2602 E Hallandale Beach Blvd Unit CU-1605 Hallandale Beach, FL | 2.0 | 2.0 | 1034 | $3,950 | $3.82 | 54d | 1 | 0.27mi |
| 2602 E Hallandale Beach Blvd Unit R907 Hallandale Beach, FL | 2.0 | 2.0 | 1030 | $5,000 | $4.85 | 5d | 1 | 0.27mi |
| 2602 E Hallandale Beach Blvd Hallandale Beach, FL | 1.0–2.0 | 1.0–2.0 | 1070 | $5,950 | $5.56 | 89d | 4 | 0.28mi |
| 2602 E Hallandale Beach Blvd Hallandale Beach, FL | 2.0 | 1.0–2.0 | 640 | $3,991 | $6.24 | 0d | 4 | 0.28mi |
| 2602 E Hallandale Beach Blvd Hallandale Beach, FL | 1.0–2.0 | 1.0–2.0 | 1070 | $5,950 | $5.56 | 116d | 4 | 0.28mi |
| 2602 E Hallandale Beach Blvd Hallandale Beach, FL | 1.0–2.0 | 1.0–2.0 | 1092 | $5,950 | $5.45 | 120d | 3 | 0.28mi |
| 2600 E Beach Blvd Unit T3110 Hallandale, FL | 2.0 | 2.0 | 1028 | $3,550 | $3.45 | 84d | 1 | 0.28mi |
| 2600 E Beach Blvd Unit T3307 Hallandale, FL | 2.0 | 2.0 | 1030 | $4,500 | $4.37 | 67d | 1 | 0.28mi |
| 2600 E Beach Blvd Unit T3110 Hallandale, FL | 2.0 | 2.0 | 1028 | $3,550 | $3.45 | 62d | 1 | 0.28mi |
| 2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL | 2.0 | 2.0 | 1028 | $3,650 | $3.55 | 120d | 1 | 0.28mi |
| 2600 E Hallandale Beach Blvd Unit T501 SEASONAL Hallandale Beach, FL | 3.0 | 3.0 | 1737 | $7,500 | $4.32 | 37d | 1 | 0.28mi |
| 2600 E Beach Blvd Unit T3208 Hallandale, FL | 2.0 | 2.0 | 1030 | $5,750 | $5.58 | 4d | 1 | 0.28mi |
Property features AI
Finance
- Financial info
- Pets not allowed
- HOA & community
- Monthly association feeBuilding amenities: clubhouse, elevators, laundry, picnic area, pool, maintenanceAssociation fee covers cable TV, insurance, grounds and structure maintenance, common areas, reserve funds, and pool service
Exterior
- Parking
- Covered detached carport (1 covered space)On-street parking availableTotal parking spaces: 1
- Security
- Security systemEntry phone/intercom
- Utilities
- Public waterPublic sewerCable available
- Home design
- CondominiumResaleFaces northwest16 total stories
- Construction
- Concrete block (no stucco) construction
- Exterior features
- Ocean access and intracoastal waterfront with fixed bridgeLocated east of US-1Flat roofEntry level: 1
Interior
- Kitchen
- DisposalDishwasherElectric rangeMicrowaveRefrigerator
- Bedrooms
- 2 bedrooms on the main level
- Flooring
- Tile flooring
- Bathrooms
- 2 full bathrooms on the main level
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Walk-in closetsSplit bedroom layoutCloset cabinetrySliding windows
- Laundry & utility
- Laundry facilities available in the building
HOA detail $910/mo · $10,920/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 20 events
-
2026-06-24days on market $259,000 Active 45 DOM
-
2026-06-22days on market $259,000 Active 43 DOM
-
2026-06-21days on market $259,000 Active 42 DOM
-
2026-06-18days on market $259,000 Active 39 DOM
-
2026-06-17days on market $259,000 Active 38 DOM
-
2026-06-16days on market $259,000 Active 37 DOM
-
2026-06-15days on market $259,000 Active 36 DOM
-
2026-06-13days on market $259,000 Active 34 DOM
-
2026-06-09days on market $259,000 Active 30 DOM
-
2026-06-08days on market $259,000 Active 29 DOM
-
2026-06-07days on market $259,000 Active 28 DOM
-
2026-06-04days on market $259,000 Active 25 DOM
-
2026-06-03days on market $259,000 Active 24 DOM
-
2026-06-02days on market $259,000 Active 23 DOM
-
2026-06-02price $259,000 Active 22 DOM
-
2026-06-01days on market $269,000 Active 22 DOM
-
2026-05-31days on market $269,000 Active 21 DOM
-
2026-05-10$299,000 Active
-
2025-12-15historical $2,400
-
2025-10-15$2,400
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 7/10 Severe FEMA zone AE · 94% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 10/10 Extreme 5 d/yr ≥103°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $48,260
- − Mortgage interest
- −$14,508
- − Property taxes
- −$3,885
- − Insurance
- −$6,414
- − Repairs & maintenance
- −$3,861
- − Management
- −$3,861
- − HOA
- −$10,920
- − Depreciation
- −$7,535
- Taxable loss
- −$2,723
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$653
- After-tax cash flow
- $1,262/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.
Condition & rehab AI · 12 photos
80/100
Cosmetic rehab
Est. rehab $6,555–$19,665 screening
This well-maintained and updated condo is move-in ready with a good condition score and excellent views. Minor cosmetic updates could further enhance its value.
Value-add opportunities
- Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
- Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value ↑
- Both New flooring in living areas — Modernizes the space and adds value ↑
- Both New kitchen appliances — Modernizes the kitchen and adds value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 34/100
Zoned Schools
Elementary
Gulfstream Academy Of Hallandale Beach
F
FL #1,670/2,144
Nat'l #22,595/41,679
Middle
Nova Middle School
C-
FL #274/571
Nat'l #3,846/14,009
High
Hallandale High School
F
FL #597/667
Nat'l #15,029/17,239
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
A
Composite livability gradescore 81/100
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 · 2,207,033 people
- City population
- 44,021
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 44,502
- Household income
- $52,079
- Rent vs Own
- Severe rent burden
- 16% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
+10691.7% since first listed5 events — show timeline
- 2026-06-01 Price Changed $259,000 Beaches MLS
- 2026-05-26 Price Changed $269,000 Beaches MLS
- 2026-05-10 Listed $299,000 Beaches MLS
- 2025-12-15 Rental Removed $2,400 TENANTTURNER2
- 2025-10-15 Listed for Rent $2,400 TENANTTURNER2
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…