1913 S Ocean Dr #129 · Hallandale Beach, FL 33009

$215,000

2 bd · 2.0 ba · 950 sqft · Condo public records · 75 Days on market

Built 1980 $740/mo HOA · 19% of rent ↓ 9% since listing

---

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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• 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

Beautifully renovated 2-bedroom, 2-bath residence offering a perfect blend of style and location. This thoughtfully designed unit features modern finishes, elegant touches, and sleek tile flooring throughout. Both the apartment and building have been fully updated, providing a fresh, move-in-ready experience. Ideally situated just across the street from the ocean and alongside a tranquil canal, this home offers the best of coastal living. Enjoy nearby parks, perfect for outdoor activities and relaxation, as well as convenient access to shops, dining, and everyday essentials. A rare opportunity to own a turnkey property in a prime location—perfect as a primary residence, vacation home,

Key facts

• Sleek tile flooring
• Renovated residence
• Fully updated

Tags

• RENOVATED RESIDENCE
• MODERN FINISHES
• SLEEK TILE FLOORING
• FULLY UPDATED
• ALONGSIDE A TRANQUIL CANAL
• NEARBY PARKS

Property features AI

Finance

• Other: Annual tax amount listed (excluded per instructions)
• Financial info: Lease considered; Pets: Cats allowed (no dogs)
• HOA & community: Monthly association fee of $740; Association covers management, amenities, common areas, pool(s), water, sewer and trash; Association amenities include bike storage, laundry, barbecue and picnic area

Exterior

• Parking: Assigned parking with one covered space; Garage with 1 space and garage door opener
• Security: Key card entry; Phone entry
• Utilities: Water included in association fees; Sewer included in association fees; Trash included in association fees
• Home design: Attached property; 5-story building; Entry on level 1; Effective year built listed
• Construction: Block construction
• Exterior features: Patio; Barbecue; Has a view; Complex fenced

Interior

• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Tile flooring
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 21d 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 $3,906/mo this rent would consume 90% 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 75 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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: property tax is 3.3% of price; 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.82% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• 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: -18.2%
• Equity multiple: 0.39×
• Total profit: $-36,831
• Equity at exit: $32,057

10-year hold

• IRR: -25.8%
• Equity multiple: 0.04×
• Total profit: $-57,630
• Equity at exit: $18,589

Cash invested: $60,200 (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: 4.6×

Monthly cashflow live

• Estimated rent: $3,906 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$594 /mo · $7,129/yr
• Insurance: −$90
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$740
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $108

Break-even live

Break-even rent $3,769

Max offer price $215,000

Occupancy floor 92%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	12d	1	0.18mi
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	5d	1	0.18mi
1950 S Ocean Dr Unit 12M Hallandale Beach, FL	1.0	1.5	870	$3,800	$4.37	1d	1	0.18mi
1950 S Ocean Dr Unit 12M Hallandale Beach, FL	1.0	1.5	870	$3,800	$4.37	17d	1	0.18mi
1850 S Ocean Dr #4009 Hallandale Beach, FL	2.0	1.0	1086	$3,900	$3.59	24d	1	0.22mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,300	$3.96	24d	1	0.22mi
1850 S Ocean Dr #2909 Hallandale Beach, FL	2.0	1.0	1086	$4,050	$3.73	24d	1	0.22mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	3d	1	0.22mi
1830 S Ocean Dr #4112 Hallandale Beach, FL	1.0	1.0	844	$3,950	$4.68	5d	1	0.26mi
1830 S Ocean Dr #4005 Hallandale Beach, FL	1.0	1.0	811	$4,600	$5.67	24d	1	0.26mi
1830 S Ocean Dr #1812 Hallandale Beach, FL	1.0	1.0	844	$3,999	$4.74	2d	1	0.26mi
1830 S Ocean Dr #3005 Hallandale Beach, FL	1.0	1.0	811	$4,000	$4.93	1d	1	0.26mi
1830 S Ocean Dr #1709 Hallandale Beach, FL	1.0	1.0	844	$4,500	$5.33	24d	1	0.26mi
1830 S Ocean Dr #2412 Hallandale Beach, FL	1.0	1.0	844	$3,600	$4.27	10d	1	0.26mi
1830 S Ocean Dr #4212 Hallandale Beach, FL	1.0	1.0	844	$3,800	$4.50	24d	1	0.26mi
1830 S Ocean Dr #1812 Hallandale Beach, FL	1.0	1.0	844	$4,999	$5.92	20d	1	0.26mi
1830 S Ocean Dr #4612 Hallandale Beach, FL	1.0	1.0	844	$4,950	$5.86	24d	1	0.26mi
1830 S Ocean Dr #4709 Hallandale Beach, FL	1.0	1.0	844	$3,800	$4.50	2d	1	0.26mi
1830 S Ocean Dr #2907 Hallandale Beach, FL	1.0	1.0	871	$4,000	$4.59	2d	1	0.26mi
1830 S Ocean Dr #4307 Hallandale Beach, FL	1.0	1.0	871	$4,100	$4.71	24d	1	0.26mi
1830 S Ocean Dr #4309 Hallandale Beach, FL	1.0	1.0	844	$3,900	$4.62	24d	1	0.26mi
1830 S Ocean Dr #1107 Hallandale Beach, FL	1.0	1.0	871	$3,750	$4.31	24d	1	0.26mi
1830 S Ocean Dr #3605 Hallandale Beach, FL	1.0	1.0	811	$4,500	$5.55	2d	1	0.26mi
1830 S Ocean Dr #3112 Hallandale Beach, FL	1.0	1.0	844	$3,700	$4.38	2d	1	0.26mi
1830 S Ocean Dr #3005 Hallandale Beach, FL	1.0	1.0	811	$4,000	$4.93	3d	1	0.26mi
1830 S Ocean Dr #4412 Hallandale Beach, FL	1.0	1.0	844	$4,500	$5.33	7d	1	0.26mi
1830 S Ocean Dr #2409 Hallandale Beach, FL	1.0	1.0	844	$4,300	$5.09	14d	1	0.26mi
1830 S Ocean Dr #4712 Hallandale Beach, FL	1.0	1.0	844	$3,950	$4.68	24d	1	0.26mi
1830 S Ocean Dr #3909 Hallandale Beach, FL	1.0	1.0	844	$5,000	$5.92	24d	1	0.26mi
1830 S Ocean Dr #3407 Hallandale Beach, FL	1.0	1.0	871	$4,000	$4.59	24d	1	0.26mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	24d	1	0.29mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	24d	1	0.29mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	24d	1	0.29mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	24d	3	0.29mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$5,495	$5.44	1d	5	0.29mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	20d	4	0.29mi
1800 S Ocean Dr #909 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	24d	1	0.30mi
1800 S Ocean Dr #4209 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	20d	1	0.30mi
1800 S Ocean Dr #4209 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	1d	1	0.30mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$4,219	$5.00	1d	2	0.30mi

HOA detail condo

• Monthly dues: $740 · $8,880/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-18
   days on market $215,000 Active 75 DOM
2. 2026-06-17
   days on market $215,000 Active 74 DOM
3. 2026-06-16
   days on market $215,000 Active 73 DOM
4. 2026-06-15
   days on market $215,000 Active 72 DOM
5. 2026-06-13
   days on market $215,000 Active 70 DOM
6. 2026-06-09
   days on market $215,000 Active 66 DOM
7. 2026-06-08
   days on market $215,000 Active 65 DOM
8. 2026-06-07
   days on market $215,000 Active 64 DOM
9. 2026-06-04
   days on market $215,000 Active 61 DOM
10. 2026-06-03
    days on market $215,000 Active 60 DOM
11. 2026-06-02
    days on market $215,000 Active 59 DOM
12. 2026-06-01
    days on market $215,000 Active 58 DOM
13. 2026-05-31
    days on market $215,000 Active 57 DOM
14. 2026-04-04
    listed $215,000 Active
15. 2026-01-19
    historical
16. 2025-12-20
    historical $2,100
17. 2025-12-19
    price $215,000
18. 2025-12-19
    price $210,000
19. 2025-12-11
    status Active
20. 2025-12-11
    price $239,000
21. 2025-12-10
    price $2,100
22. 2025-11-07
    historical
23. 2025-11-04
    price $2,200
24. 2025-11-03
    price $2,300
25. 2025-11-01
    price $2,400
26. 2025-10-18
    listed $2,499
27. 2025-03-15
    price $249,999
28. 2025-03-06
    price $250,000
29. 2025-01-24
    price $275,000
30. 2024-12-03
    listed $285,000 Active
31. 2024-11-10
    historical $2,199
32. 2024-10-19
    price $284,999
33. 2024-09-18
    price $285,000
34. 2024-09-05
    price $2,199
35. 2024-08-30
    price $2,299
36. 2024-08-22
    price $2,300
37. 2024-08-07
    price $299,999
38. 2024-07-30
    listed $2,400
39. 2024-07-17
    price $319,999
40. 2024-07-08
    listed $320,000 Active
41. 2023-07-24
    historical $2,200
42. 2023-07-18
    price $2,200
43. 2021-12-20
    soldstatus $210,000
44. 2021-12-15
    soldstatus $215,000 Closed
45. 2021-10-21
    status Pending
46. 2021-10-12
    price $225,000
47. 2021-09-09
    listed $235,000 Active

ⓘ 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: $7,129 · $594/mo
• Projected year-2 tax: $7,129 · $594/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 · 99% 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: $46,871
• − Mortgage interest: −$12,043
• − Property taxes: −$7,129
• − Insurance: −$6,194
• − Repairs & maintenance: −$3,750
• − Management: −$3,750
• − HOA: −$8,880
• − Depreciation: −$6,255
• Taxable loss: −$1,128
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $1,567/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

-8.5% since first listed

34 events — show timeline

• 2026-04-04 Listed $215,000 MARMLS
• 2026-01-19 Listing Removed — MARMLS
• 2025-12-20 Rental Removed $2,100 MARMLS
• 2025-12-19 Price Changed $215,000 MARMLS
• 2025-12-19 Price Changed $210,000 MARMLS
• 2025-12-11 Relisted — MARMLS
• 2025-12-11 Price Changed $239,000 MARMLS
• 2025-12-10 Price Changed $2,100 MARMLS
• 2025-11-07 Listing Removed — MARMLS
• 2025-11-04 Price Changed $2,200 MARMLS
• 2025-11-03 Price Changed $2,300 MARMLS
• 2025-11-01 Price Changed $2,400 MARMLS
• 2025-10-18 Listed for Rent $2,499 MARMLS
• 2025-03-15 Price Changed $249,999 MARMLS
• 2025-03-06 Price Changed $250,000 MARMLS
• 2025-01-24 Price Changed $275,000 MARMLS
• 2024-12-03 Listed $285,000 MARMLS
• 2024-11-10 Rental Removed $2,199 MARMLS
• 2024-10-19 Price Changed $284,999 MARMLS
• 2024-09-18 Price Changed $285,000 MARMLS
• 2024-09-05 Price Changed $2,199 MARMLS
• 2024-08-30 Price Changed $2,299 MARMLS
• 2024-08-22 Price Changed $2,300 MARMLS
• 2024-08-07 Price Changed $299,999 MARMLS
• 2024-07-30 Listed for Rent $2,400 MARMLS
• 2024-07-17 Price Changed $319,999 MARMLS
• 2024-07-08 Listed $320,000 MARMLS
• 2023-07-24 Rental Removed $2,200 MARMLS
• 2023-07-18 Price Changed $2,200 MARMLS
• 2021-12-20 Sold (Public Records) $210,000 Public Records
• 2021-12-15 Sold (MLS) $215,000 Beaches MLS
• 2021-10-21 Pending — Beaches MLS
• 2021-10-12 Price Changed $225,000 Beaches MLS
• 2021-09-09 Listed $235,000 Beaches MLS

Property tax history

+11.5%/yr

Latest (2025): $7,129 · +67.6% YoY. Source: county tax records.