600 Layne #216 · Hallandale Beach, FL 33009

$185,500

1 bd · 1.0 ba · 494 sqft · Condo public records · 128 Days on market

Built 1960 $399/mo HOA · 16% of rent

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Why this score? — see what drove the C- 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 +18.9/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 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

PRICE TO SELL Amazing investment , !! Located in the heart of Hallandale Beach , a highly desirable waterfront community, this spacious updated 1 BR/1 Bath unit features sleek new floors throughout, and impact windows for peace of mind. The bathroom have been tastefully updated with new mármol vanity and the main bedroom includes a wall to wall closet space . This pet-friendly building offers a low maintenance fee and unbeatable location-within walking distance to the beach , Shops, top-tier restaurant and places of worship. Close to Gulfstream and Aventura Mall. Low taxes -low maint, cash deal only -you can rent right away 3 times per year A perfect blend of comfort, style, and prim

Key facts

• Wall to wall closet
• Updated bathroom
• Close to gulfstream

Tags

• UPDATED BATHROOM
• WALL TO WALL CLOSET
• WALKING DISTANCE TO THE BEACH
• CLOSE TO GULFSTREAM
• CLOSE TO AVENTURA MALL

Property features AI

Finance

• Other: Annual taxes listed (financial details not included per instructions)
• Financial info: Lease considered; Pets allowed with possible restrictions
• HOA & community: Association fee $399 monthly (includes amenities)

Exterior

• Parking: 2-car garage; Assigned parking (1 space); 2 covered spaces
• Security: Closed-circuit cameras; Complex fenced; Security guard
• Utilities: Cable available
• Home design: 2-story building; Entry on level 2; Resale property
• Construction: Block construction; Exterior lighting
• Exterior features: Balcony; Open balcony/porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Florida room (listed as room type)
• Flooring: Hardwood; Laminate; Marble; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Impact glass windows; Built-in features; Bedroom on main level; Convertible bedroom

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 $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $186k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 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; 1 comparable units currently listed for rent nearby; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,454/mo this rent would consume 57% 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 128 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 56 sale attempts since 12y ago; this cycle's ask is 11530% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $65k; list at $186k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1960 — 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: 1.32% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 6.3

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: -15.6%
• Equity multiple: 0.46×
• Total profit: $-27,937
• Equity at exit: $27,659

10-year hold

• IRR: -14.7%
• Equity multiple: 0.29×
• Total profit: $-36,734
• Equity at exit: $16,039

Cash invested: $51,940 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,454 medium
• Mortgage (P&I): −$973
• Tax from tax record: −$299 /mo · $3,585/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$399
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $125

Break-even live

Break-even rent $2,297

Max offer price $185,500

Occupancy floor 90%

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: $46,375
• Closing costs: $5,565
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	0.84mi

HOA detail condo

• Monthly dues: $399 · $4,788/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $185,500 Active 128 DOM
2. 2026-06-17
   days on market $185,500 Active 127 DOM
3. 2026-06-16
   days on market $185,500 Active 126 DOM
4. 2026-06-15
   days on market $185,500 Active 125 DOM
5. 2026-06-13
   days on market $185,500 Active 123 DOM
6. 2026-06-09
   days on market $185,500 Active 119 DOM
7. 2026-06-07
   days on market $185,500 Active 117 DOM
8. 2026-06-04
   days on market $185,500 Active 114 DOM
9. 2026-06-03
   days on market $185,500 Active 113 DOM
10. 2026-06-02
    days on market $185,500 Active 112 DOM
11. 2026-06-01
    days on market $185,500 Active 111 DOM
12. 2026-05-31
    days on market $185,500 Active 110 DOM
13. 2026-04-03
    status Active
14. 2026-03-02
    listed $1,595
15. 2026-03-02
    historical $1,600
16. 2026-02-10
    price $1,600
17. 2026-02-09
    listed $185,500 Active
18. 2026-02-08
    historical
19. 2026-02-06
    price $1,625
20. 2026-01-31
    listed $1,650
21. 2026-01-29
    price $186,000
22. 2026-01-27
    historical $1,650
23. 2026-01-26
    price $188,000
24. 2026-01-26
    price $1,650
25. 2026-01-21
    price $188,885
26. 2026-01-15
    price $1,575
27. 2026-01-06
    price $188,888
28. 2026-01-05
    listed $1,600
29. 2026-01-05
    historical $1,625
30. 2026-01-01
    listed $1,625
31. 2025-12-24
    price $190,000
32. 2025-12-23
    historical $1,625
33. 2025-12-19
    price $1,625
34. 2025-12-18
    price $191,500
35. 2025-12-03
    listed $1,649
36. 2025-11-30
    historical
37. 2025-11-30
    listed $192,500 Active
38. 2025-11-30
    historical $1,625
39. 2025-11-25
    price $1,625
40. 2025-11-03
    listed $1,650
41. 2025-11-02
    historical $1,599
42. 2025-10-27
    price $190,000
43. 2025-10-07
    listed $1,599
44. 2025-10-05
    price $195,999
45. 2025-10-05
    historical
46. 2025-10-05
    listed $195,999 Active
47. 2025-10-03
    status Active
48. 2025-10-01
    historical $1,599
49. 2025-09-25
    status Active
50. 2025-09-13
    listed $1,599

ⓘ 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: $3,585 · $299/mo
• Projected year-2 tax: $3,585 · $299/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 25 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: $29,454
• − Mortgage interest: −$10,391
• − Property taxes: −$3,585
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − HOA: −$4,788
• − Depreciation: −$5,396
• Taxable loss: −$1,144
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $1,772/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

-97.6% since first listed

144 events — show timeline

• 2026-04-03 Relisted — MARMLS
• 2026-03-02 Listed for Rent $1,595 MARMLS
• 2026-03-02 Rental Removed $1,600 MARMLS
• 2026-02-10 Price Changed $1,600 MARMLS
• 2026-02-09 Listed $185,500 MARMLS
• 2026-02-08 Listing Removed — MARMLS
• 2026-02-06 Price Changed $1,625 MARMLS
• 2026-01-31 Listed for Rent $1,650 MARMLS
• 2026-01-29 Price Changed $186,000 MARMLS
• 2026-01-27 Rental Removed $1,650 MARMLS
• 2026-01-26 Price Changed $188,000 MARMLS
• 2026-01-26 Price Changed $1,650 MARMLS
• 2026-01-21 Price Changed $188,885 MARMLS
• 2026-01-15 Price Changed $1,575 MARMLS
• 2026-01-06 Price Changed $188,888 MARMLS
• 2026-01-05 Listed for Rent $1,600 MARMLS
• 2026-01-05 Rental Removed $1,625 MARMLS
• 2026-01-01 Listed for Rent $1,625 MARMLS
• 2025-12-24 Price Changed $190,000 MARMLS
• 2025-12-23 Rental Removed $1,625 MARMLS
• 2025-12-19 Price Changed $1,625 MARMLS
• 2025-12-18 Price Changed $191,500 MARMLS
• 2025-12-03 Listed for Rent $1,649 MARMLS
• 2025-11-30 Listing Removed — MARMLS
• 2025-11-30 Listed $192,500 MARMLS
• 2025-11-30 Rental Removed $1,625 MARMLS
• 2025-11-25 Price Changed $1,625 MARMLS
• 2025-11-03 Listed for Rent $1,650 MARMLS
• 2025-11-02 Rental Removed $1,599 MARMLS
• 2025-10-27 Price Changed $190,000 MARMLS
• 2025-10-07 Listed for Rent $1,599 MARMLS
• 2025-10-05 Price Changed $195,999 MARMLS
• 2025-10-05 Listing Removed — MARMLS
• 2025-10-05 Listed $195,999 MARMLS
• 2025-10-03 Relisted — MARMLS
• 2025-10-01 Rental Removed $1,599 MARMLS
• 2025-09-25 Relisted — MARMLS
• 2025-09-13 Listed for Rent $1,599 MARMLS
• 2025-09-13 Rental Removed $1,599 MARMLS
• 2025-08-28 Price Changed $1,599 MARMLS
• 2025-08-28 Listing Removed — MARMLS
• 2025-08-28 Listed $198,999 MARMLS
• 2025-07-26 Price Changed $1,650 MARMLS
• 2025-07-04 Price Changed $195,999 MARMLS
• 2025-07-02 Price Changed $1,595 MARMLS
• 2025-06-27 Listed for Rent $1,649 MARMLS
• 2025-06-23 Rental Removed $1,649 MARMLS
• 2025-05-29 Listed for Rent $1,649 MARMLS
• 2025-05-28 Rental Removed $1,649 MARMLS
• 2025-05-21 Price Changed $198,999 MARMLS
• 2025-05-19 Price Changed $1,649 MARMLS
• 2025-05-14 Price Changed $1,650 MARMLS
• 2025-05-01 Listing Removed — MARMLS
• 2025-05-01 Listed $199,999 MARMLS
• 2025-04-23 Listed for Rent $1,699 MARMLS
• 2025-04-22 Rental Removed $1,699 MARMLS
• 2025-03-19 Price Changed $1,725 MARMLS
• 2025-03-14 Price Changed $1,749 MARMLS
• 2025-03-01 Price Changed $1,750 MARMLS
• 2025-02-26 Listed for Rent $1,650 MARMLS
• 2025-02-21 Rental Removed $1,650 MARMLS
• 2025-02-05 Listed for Rent $1,650 MARMLS
• 2025-02-05 Rental Removed $1,649 MARMLS
• 2025-02-02 Listing Removed — MARMLS
• 2025-02-02 Listed $198,999 MARMLS
• 2024-12-26 Price Changed $198,999 MARMLS
• 2024-12-20 Price Changed $199,000 MARMLS
• 2024-12-03 Price Changed $1,649 MARMLS
• 2024-11-26 Price Changed $1,650 MARMLS
• 2024-11-20 Price Changed $1,699 MARMLS
• 2024-11-19 Price Changed $199,999 MARMLS
• 2024-11-17 Listing Removed — MARMLS
• 2024-11-17 Listed $205,000 MARMLS
• 2024-11-14 Listed for Rent $1,750 MARMLS
• 2024-11-14 Rental Removed $1,650 MARMLS
• 2024-11-07 Listed for Rent $1,650 MARMLS
• 2024-11-06 Price Changed $199,998 MARMLS
• 2024-11-06 Relisted — MARMLS
• 2024-10-24 Rental Removed $1,650 MARMLS
• 2024-10-06 Relisted — MARMLS
• 2024-09-02 Price Changed $1,650 MARMLS
• 2024-08-27 Listed for Rent $1,699 MARMLS
• 2024-08-27 Relisted — MARMLS
• 2024-08-14 Rental Removed $1,699 MARMLS
• 2024-08-12 Listing Removed — MARMLS
• 2024-08-12 Listed $199,999 MARMLS
• 2024-08-07 Price Changed $1,699 MARMLS
• 2024-07-24 Price Changed $199,999 MARMLS
• 2024-07-08 Listed for Rent $1,725 MARMLS
• 2024-07-07 Rental Removed $1,699 MARMLS
• 2024-06-28 Listing Removed — MARMLS
• 2024-06-28 Listed $205,000 MARMLS
• 2024-06-14 Relisted — MARMLS
• 2024-05-30 Price Changed $205,000 MARMLS
• 2024-05-28 Listed for Rent $1,750 MARMLS
• 2024-05-28 Relisted — MARMLS
• 2024-05-23 Rental Removed $1,750 MARMLS
• 2024-05-17 Listing Removed — MARMLS
• 2024-05-17 Listed $208,000 MARMLS
• 2024-05-14 Listed for Rent $1,750 MARMLS
• 2024-05-14 Rental Removed $1,750 MARMLS
• 2024-05-13 Price Changed $205,000 MARMLS
• 2024-05-03 Price Changed $208,000 MARMLS
• 2024-05-01 Relisted — MARMLS
• 2024-04-05 Relisted — MARMLS
• 2024-04-05 Price Changed $199,999 MARMLS
• 2024-03-15 Relisted — MARMLS
• 2024-03-04 Listed for Rent $1,750 MARMLS
• 2024-03-04 Rental Removed $1,799 MARMLS
• 2024-02-17 Price Changed $1,799 MARMLS
• 2024-02-09 Listed for Rent $1,850 MARMLS
• 2024-02-09 Rental Removed $1,950 MARMLS
• 2024-01-25 Listed for Rent $1,950 MARMLS
• 2024-01-23 Rental Removed $2,000 MARMLS
• 2024-01-13 Price Changed $2,000 MARMLS
• 2023-12-26 Price Changed $2,150 MARMLS
• 2023-12-13 Relisted — MARMLS
• 2023-12-13 Price Changed $2,225 MARMLS
• 2023-12-11 Listed for Rent — MARMLS
• 2023-09-15 Relisted — MARMLS
• 2023-06-28 Rental Removed — MARMLS
• 2023-06-20 Price Changed $185,500 MARMLS
• 2023-06-20 Relisted — MARMLS
• 2023-04-09 Relisted — MARMLS
• 2023-03-21 Listed $173,500 MARMLS
• 2023-03-19 Listing Removed — MARMLS
• 2023-02-14 Relisted — MARMLS
• 2023-01-17 Price Changed $175,000 MARMLS
• 2023-01-16 Price Changed $178,000 MARMLS
• 2023-01-10 Price Changed $181,500 MARMLS
• 2022-12-28 Price Changed $182,500 MARMLS
• 2022-12-23 Price Changed $183,500 MARMLS
• 2022-12-09 Relisted — MARMLS
• 2022-12-09 Price Changed $185,000 MARMLS
• 2022-10-24 Relisted — MARMLS
• 2022-10-06 Listed $179,000 MARMLS
• 2019-05-23 Pending — MARMLS
• 2019-05-23 Listing Removed — MARMLS
• 2019-04-25 Relisted — MARMLS
• 2019-04-11 Pending — MARMLS
• 2018-11-17 Price Changed $116,000 MARMLS
• 2018-10-13 Listed $121,000 MARMLS
• 2014-08-06 Sold (MLS) $65,000 Beaches MLS
• 2014-06-16 Listed $67,000 Beaches MLS

Property tax history

+21.1%/yr

Latest (2025): $3,585 · -3.4% YoY. Source: county tax records.