1825 S Ocean Dr #514 · Hallandale Beach, FL 33009

$299,000

2 bd · 2.0 ba · 1,180 sqft · Condo public records · 363 Days on market

Built 1969 $951/mo HOA · 20% 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 +22.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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

Incredible Price $ 299.000 Beautiful Unit in Hallandale Beach Corner just in front the Beach. Building in excellent conditions All brand new. New A/C It's a must see. One Covered Parking Space assigned. Come to see it. You will be very welcome.

Key facts

• Front of the beach
• Corner unit
• $951 HOA

Tags

• CORNER UNIT
• FRONT OF THE BEACH
• LOCATION IN HALLANDALE BEACH
• POOL FACING INTERCOASTAL

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Association fee: $951 monthly; Pets allowed with size limit (more than 20 lbs permitted)
• HOA & community: Monthly association fee; Association fee covers cable TV, internet, laundry, pool(s), and trash; Community amenities include clubhouse and elevators; Senior community

Exterior

• Parking: One covered parking space; 1-car garage
• Security: Key card entry
• Utilities: Has cooling and heating
• Home design: Condominium in a multi-story building (20 stories); Entry/Unit 514; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Oceanfront waterfront

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Bedroom located on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: First-floor entry; Elevator access; Bedroom on the main level
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $63 ($754/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 1380 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 $4,668/mo this rent would consume 108% 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 $9k 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 363 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask is 94821% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $165k; list at $299k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 20% 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 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 1969 — 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: 1.56% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 5.3

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: -19.6%
• Equity multiple: 0.34×
• Total profit: $-55,191
• Equity at exit: $44,582

10-year hold

• IRR: -26.6%
• Equity multiple: -0.01×
• Total profit: $-84,600
• Equity at exit: $25,852

Cash invested: $83,720 (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: 5.3×

Monthly cashflow live

• Estimated rent: $4,668 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$555 /mo · $6,656/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$951
• Vacancy / Maint / Mgmt: −$980
• Net cashflow: $63

Break-even live

Break-even rent $4,588

Max offer price $299,000

Occupancy floor 94%

Sensitivity live

Price	-10% $232	-5% $147	+0% $63	+5% $-22	+10% $-106
Rent	-10% $-306	-5% $-122	+0% $63	+5% $247	+10% $432
Rate	-1.0pp $213	-0.5pp $139	base $63	+0.5pp $-15	+1.0pp $-93

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1830 S Ocean Dr #1806 Hallandale Beach, FL	2.0	2.0	1458	$5,000	$3.43	8d	1	0.10mi
1830 S Ocean Dr #2907 Hallandale Beach, FL	1.0	1.0	871	$4,000	$4.59	4d	1	0.10mi
1830 S Ocean Dr #2906 Hallandale Beach, FL	2.0	2.0	1458	$7,500	$5.14	8d	1	0.10mi
1830 S Ocean Dr #3605 Hallandale Beach, FL	1.0	1.0	811	$4,500	$5.55	4d	1	0.10mi
1830 S Ocean Dr #3005 Hallandale Beach, FL	1.0	1.0	811	$4,000	$4.93	5d	1	0.10mi
1830 S Ocean Dr #4709 Hallandale Beach, FL	1.0	1.0	844	$3,800	$4.50	4d	1	0.10mi
1830 S Ocean Dr #2409 Hallandale Beach, FL	1.0	1.0	844	$4,300	$5.09	15d	1	0.10mi
1830 S Ocean Dr #1808 Hallandale Beach, FL	2.0	2.0	1458	$7,500	$5.14	16d	1	0.10mi
1830 S Ocean Dr #3510 Hallandale Beach, FL	2.0	2.0	1337	$5,900	$4.41	12d	1	0.10mi
1830 S Ocean Dr #1706 Hallandale Beach, FL	2.0	2.0	1458	$6,500	$4.46	8d	1	0.10mi
1830 S Ocean Dr #2410 Hallandale Beach, FL	2.0	2.0	1337	$5,500	$4.11	3d	1	0.10mi
1830 S Ocean Dr #4112 Hallandale Beach, FL	1.0	1.0	844	$3,950	$4.68	6d	1	0.10mi
1830 S Ocean Dr #2412 Hallandale Beach, FL	1.0	1.0	844	$3,600	$4.27	11d	1	0.10mi
1830 S Ocean Dr #3510 Hallandale Beach, FL	2.0	2.0	1337	$5,500	$4.11	6d	1	0.10mi
1830 S Ocean Dr #2806 Hallandale Beach, FL	2.0	2.0	1458	$6,300	$4.32	25d	1	0.10mi
1830 S Ocean Dr #4810 Hallandale Beach, FL	2.0	2.0	1337	$5,500	$4.11	21d	1	0.10mi
1830 S Ocean Dr #4710 Hallandale Beach, FL	2.0	2.0	1337	$6,000	$4.49	25d	1	0.10mi
1830 S Ocean Dr #2010 Hallandale Beach, FL	2.0	2.0	1337	$8,500	$6.36	25d	1	0.10mi
1830 S Ocean Dr #1806 Hallandale Beach, FL	2.0	2.0	1458	$5,000	$3.43	21d	1	0.10mi
1830 S Ocean Dr #3208 Hallandale Beach, FL	2.0	2.0	1458	$4,500	$3.09	25d	1	0.10mi
1830 S Ocean Dr #1709 Hallandale Beach, FL	1.0	1.0	844	$4,500	$5.33	25d	1	0.10mi
1830 S Ocean Dr #3208 Hallandale Beach, FL	2.0	2.0	1458	$4,500	$3.09	11d	1	0.10mi
1830 S Ocean Dr #3210 Hallandale Beach, FL	2.0	2.0	1337	$5,300	$3.96	25d	1	0.10mi
1830 S Ocean Dr #4307 Hallandale Beach, FL	1.0	1.0	871	$4,100	$4.71	25d	1	0.10mi
1830 S Ocean Dr #3910 Hallandale Beach, FL	2.0	2.0	1337	$8,000	$5.98	25d	1	0.10mi
1830 S Ocean Dr #2410 Hallandale Beach, FL	2.0	2.0	1337	$5,500	$4.11	8d	1	0.10mi
1830 S Ocean Dr #1610 Hallandale Beach, FL	2.0	2.0	1337	$6,500	$4.86	25d	1	0.10mi
1830 S Ocean Dr #1812 Hallandale Beach, FL	1.0	1.0	844	$4,999	$5.92	21d	1	0.10mi
1830 S Ocean Dr #4006 Hallandale Beach, FL	2.0	2.0	1458	$5,500	$3.77	11d	1	0.10mi
1830 S Ocean Dr #4412 Hallandale Beach, FL	1.0	1.0	844	$4,500	$5.33	8d	1	0.10mi
1830 S Ocean Dr #3407 Hallandale Beach, FL	1.0	1.0	871	$4,000	$4.59	25d	1	0.10mi
1830 S Ocean Dr #3909 Hallandale Beach, FL	1.0	1.0	844	$5,000	$5.92	25d	1	0.10mi
1830 S Ocean Dr #4712 Hallandale Beach, FL	1.0	1.0	844	$3,950	$4.68	25d	1	0.10mi
1830 S Ocean Dr #4612 Hallandale Beach, FL	1.0	1.0	844	$4,950	$5.86	25d	1	0.10mi
1830 S Ocean Dr #4309 Hallandale Beach, FL	1.0	1.0	844	$3,900	$4.62	25d	1	0.10mi
1830 S Ocean Dr #4212 Hallandale Beach, FL	1.0	1.0	844	$3,800	$4.50	25d	1	0.10mi
1830 S Ocean Dr #1107 Hallandale Beach, FL	1.0	1.0	871	$3,750	$4.31	25d	1	0.10mi
1830 S Ocean Dr #4005 Hallandale Beach, FL	1.0	1.0	811	$4,600	$5.67	25d	1	0.10mi
1830 S Ocean Dr #2108 Hallandale Beach, FL	2.0	2.0	1458	$7,300	$5.01	25d	1	0.10mi
1830 S Ocean Dr #3112 Hallandale Beach, FL	1.0	1.0	844	$3,700	$4.38	3d	1	0.10mi

HOA detail condo

• Monthly dues: $951 · $11,412/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $299,000 Active 363 DOM
2. 2026-06-17
   days on market $299,000 Active 362 DOM
3. 2026-06-16
   days on market $299,000 Active 361 DOM
4. 2026-06-15
   days on market $299,000 Active 360 DOM
5. 2026-06-13
   days on market $299,000 Active 358 DOM
6. 2026-06-09
   days on market $299,000 Active 354 DOM
7. 2026-06-07
   days on market $299,000 Active 352 DOM
8. 2026-06-04
   days on market $299,000 Active 349 DOM
9. 2026-06-03
   days on market $299,000 Active 348 DOM
10. 2026-06-02
    days on market $299,000 Active 347 DOM
11. 2026-06-01
    days on market $299,000 Active 346 DOM
12. 2026-05-31
    days on market $299,000 Active 345 DOM
13. 2026-04-16
    price $299,000
14. 2025-06-21
    price $315,000
15. 2025-06-20
    listed $315 Active
16. 2024-03-12
    historical
17. 2024-01-30
    listed $320,000 Active
18. 2024-01-19
    historical
19. 2024-01-19
    status Active
20. 2023-06-30
    status Active
21. 2023-05-22
    status Active
22. 2023-01-24
    listed $325,000 Active
23. 2020-06-30
    historical
24. 2019-07-01
    listed $279,000 Active
25. 2012-05-17
    soldstatus $165,000
26. 2012-05-02
    soldstatus $165,000
27. 2011-05-02
    soldstatus $130,000
28. 1991-10-09
    soldstatus $80,000
29. 1988-09-01
    soldstatus $76,500

ⓘ 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: $6,656 · $555/mo
• Projected year-2 tax: $6,656 · $555/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 AE · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 23 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: $56,013
• − Mortgage interest: −$16,749
• − Property taxes: −$6,656
• − Insurance: −$6,614
• − Repairs & maintenance: −$4,481
• − Management: −$4,481
• − HOA: −$11,412
• − Depreciation: −$8,698
• Taxable loss: −$3,077
• Est. tax savings @ 24.0%: +$738
• After-tax cash flow: $1,492/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

+290.8% since first listed

17 events — show timeline

• 2026-04-16 Price Changed $299,000 MARMLS
• 2025-06-21 Price Changed $315,000 MARMLS
• 2025-06-20 Listed $315 MARMLS
• 2024-03-12 Listing Removed — MARMLS
• 2024-01-30 Listed $320,000 MARMLS
• 2024-01-19 Listing Removed — MARMLS
• 2024-01-19 Relisted — MARMLS
• 2023-06-30 Relisted — MARMLS
• 2023-05-22 Relisted — MARMLS
• 2023-01-24 Listed $325,000 MARMLS
• 2020-06-30 Listing Removed — MARMLS
• 2019-07-01 Listed $279,000 MARMLS
• 2012-05-17 Sold (MLS) $165,000 MARMLS
• 2012-05-02 Sold (Public Records) $165,000 Public Records
• 2011-05-02 Sold (Public Records) $130,000 Public Records
• 1991-10-09 Sold (Public Records) $80,000 Public Records
• 1988-09-01 Sold (Public Records) $76,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $6,656 · +4.7% YoY. Source: county tax records.