401 Golden Isles Dr #712 · Hallandale Beach, FL 33009

$279,900

2 bd · 2.0 ba · 1,300 sqft · Condo public records · 48 Days on market

Built 1970 $1217/mo HOA · 29% of rent

---

Why this score? — see what drove the D 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 +10.6/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright and spacious corner unit featuring 2 bedrooms and 2 bathrooms in the heart of Hallandale Beach. This residence offers ceramic flooring throughout, abundant natural light, and a large wraparound balcony with views of the bay and pool area. Functional split floor plan with spacious living and dining areas, ideal for full-time residence or seasonal use. Well-maintained building with amenities including pool, fitness center, sauna, lounge room, and on-site management. Conveniently located near beaches, shopping, dining, parks, and major highways. Pet-friendly building. Building has completed the 40-year certification and is currently undergoing the 50-year recertification process. Great

Key facts

• Ceramic flooring
• Views of the bay
• Corner unit

Tags

• CORNER UNIT
• CERAMIC FLOORING
• LARGE WRAPAROUND BALCONY
• VIEWS OF THE BAY
• FUNCTIONAL SPLIT FLOOR PLAN
• SPACIOUS LIVING AREAS

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee (includes cable TV); Association amenities: fitness center, pool, elevators

Exterior

• Parking: Attached garage with 1 covered space
• Security: Key card entry; Fire sprinkler system
• Utilities: Cable available
• Home design: Condominium; 11-story building; Entry on level 7; Southeast-facing; Waterfront with bay front view
• Construction: Block construction; Resale property
• Exterior features: Balcony (open)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Impact glass windows; Closet cabinetry; Open living/dining area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (12.9% below list).
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $244k (12.9% below list) — sets the bar for cash-flow.

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 22d 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 $4,131/mo this rent would consume 95% 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 $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 48 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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 $178k; list at $280k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $66/mo; HOA is 29% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,838 (12.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. 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?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.48% ✓
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 5.6

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: -26.7%
• Equity multiple: 0.14×
• Total profit: $-67,768
• Equity at exit: $41,734

10-year hold

• IRR: -54.5%
• Equity multiple: -0.43×
• Total profit: $-112,266
• Equity at exit: $24,201

Cash invested: $78,372 (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: 5.6×

Monthly cashflow live

• Estimated rent: $4,131 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$600 /mo · $7,197/yr
• Insurance: −$117
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,217
• Vacancy / Maint / Mgmt: −$868
• Net cashflow: $-204

Break-even live

Break-even rent $4,389

Max offer price $243,838

Occupancy floor 100%

Sensitivity live

Price	-10% $-46	-5% $-125	+0% $-204	+5% $-283	+10% $-363
Rent	-10% $-530	-5% $-367	+0% $-204	+5% $-41	+10% $122
Rate	-1.0pp $-63	-0.5pp $-133	base $-204	+0.5pp $-277	+1.0pp $-350

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Golden Isles Dr #302 Hallandale Beach, FL	2.0	2.0	1150	$3,975	$3.46	25d	1	0.14mi
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	25d	1	0.25mi
2017 S Ocean Dr #1107 Hallandale Beach, FL	2.0	2.0	1270	$3,900	$3.07	15d	1	0.35mi
1965 S Ocean Dr Unit 14F Hallandale Beach, FL	2.0	2.0	1275	$4,800	$3.76	0d	1	0.37mi
1985 S Ocean Dr Unit 9G Hallandale Beach, FL	2.0	2.0	1240	$3,700	$2.98	25d	1	0.37mi
1985 S Ocean Dr Unit 22P Hallandale Beach, FL	2.0	2.0	1380	$4,000	$2.90	25d	1	0.37mi
1985 S Ocean Dr Unit 21P Hallandale Beach, FL	2.0	2.0	1380	$3,800	$2.75	8d	1	0.37mi
1985 S Ocean Dr Unit 22E Hallandale Beach, FL	3.0	2.5	1780	$5,900	$3.31	8d	1	0.37mi
1985 S Ocean Dr Unit 22E Hallandale Beach, FL	3.0	2.5	1780	$5,900	$3.31	25d	1	0.37mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	13d	2	0.40mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	8d	2	0.40mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1522	$3,650	$2.40	19d	3	0.40mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,000	$2.59	16d	3	0.40mi
2069 S Ocean Dr Unit TH16 Hallandale Beach, FL	3.0	3.0	1614	$4,500	$2.79	25d	1	0.42mi
2069 S Ocean Dr Unit TH16 Hallandale Beach, FL	3.0	3.0	1614	$4,500	$2.79	4d	1	0.42mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	11d	1	0.42mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	25d	1	0.42mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	21d	4	0.43mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$5,495	$5.44	2d	5	0.43mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	25d	3	0.43mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$4,219	$5.00	2d	2	0.43mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	25d	1	0.43mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	25d	1	0.43mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	25d	1	0.43mi
2600 E Hallandale Beach Blvd Unit T2002 SEASONAL Hallandale Beach, FL	3.0	3.0	1577	$7,500	$4.76	25d	1	0.43mi
1980 S Ocean Dr Unit 15Q Hallandale Beach, FL	3.0	2.5	1740	$4,250	$2.44	25d	1	0.49mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	17d	1	0.49mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	25d	1	0.49mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$4,900	$3.63	16d	1	0.49mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	25d	1	0.50mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	25d	1	0.50mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	16d	1	0.50mi
1950 S Ocean Dr Unit LE Hallandale Beach, FL	3.0	2.5	1780	$4,500	$2.53	25d	1	0.51mi
1950 S Ocean Dr Unit 19E Hallandale Beach, FL	3.0	2.5	1780	$4,000	$2.25	25d	1	0.51mi
1950 S Ocean Dr Unit 19E Hallandale Beach, FL	3.0	2.5	1780	$4,000	$2.25	8d	1	0.51mi
1904 S Ocean Dr #1707 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	25d	1	0.51mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,775	$3.73	3d	8	0.51mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,850	$3.79	6d	7	0.51mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,750	$3.71	3d	9	0.51mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,800	$3.75	4d	7	0.51mi

HOA detail condo

• Monthly dues: $1,217 · $14,604/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-21
   days on market $279,900 Active 48 DOM
2. 2026-06-18
   days on market $279,900 Active 45 DOM
3. 2026-06-17
   days on market $279,900 Active 44 DOM
4. 2026-06-16
   days on market $279,900 Active 43 DOM
5. 2026-06-15
   days on market $279,900 Active 42 DOM
6. 2026-06-13
   days on market $279,900 Active 40 DOM
7. 2026-06-09
   days on market $279,900 Active 36 DOM
8. 2026-06-08
   days on market $279,900 Active 35 DOM
9. 2026-06-07
   days on market $279,900 Active 34 DOM
10. 2026-06-04
    days on market $279,900 Active 31 DOM
11. 2026-06-03
    days on market $279,900 Active 30 DOM
12. 2026-06-02
    days on market $279,900 Active 29 DOM
13. 2026-06-01
    days on market $279,900 Active 28 DOM
14. 2026-05-31
    days on market $279,900 Active 27 DOM
15. 2026-05-04
    listed $279,900 Active
16. 2026-04-27
    historical
17. 2026-03-03
    price $280,000
18. 2026-02-03
    historical $2,500
19. 2026-01-01
    listed $2,500
20. 2025-12-23
    historical $2,500
21. 2025-11-27
    listed $2,500
22. 2025-11-01
    historical $2,700
23. 2025-10-30
    listed $2,700
24. 2025-10-27
    price $299,000
25. 2025-10-14
    historical $2,600
26. 2025-09-27
    historical $2,600
27. 2025-08-23
    listed $2,600
28. 2025-07-24
    price $339,000
29. 2025-06-21
    listed $2,700
30. 2025-06-21
    historical $2,700
31. 2025-06-14
    listed $2,700
32. 2025-05-15
    price $358,000
33. 2025-04-02
    listed $380,000 Active
34. 2017-03-08
    historical
35. 2016-12-09
    price $289,000
36. 2016-10-10
    price $309,000
37. 2016-09-26
    price $319,000
38. 2016-09-19
    listed $329,000 Active
39. 2014-07-31
    soldstatus $178,000
40. 2014-07-25
    soldstatus $178,000 Sold
41. 2014-03-13
    status Pending
42. 2014-03-13
    price $199,900
43. 2014-02-26
    listed $219,900 Active
44. 1999-09-30
    soldstatus $78,000
45. 1995-09-25
    soldstatus $119,800

ⓘ 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: $7,197 · $600/mo
• Projected year-2 tax: $7,197 · $600/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) · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥103°F today · 21 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: $49,572
• − Mortgage interest: −$15,679
• − Property taxes: −$7,197
• − Insurance: −$2,197
• − Repairs & maintenance: −$3,966
• − Management: −$3,966
• − HOA: −$14,604
• − Depreciation: −$8,143
• Taxable loss: −$6,178
• Est. tax savings @ 24.0%: +$1,483
• After-tax cash flow: $-967/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

+133.6% since first listed

31 events — show timeline

• 2026-05-04 Listed $279,900 MARMLS
• 2026-04-27 Listing Removed — MARMLS
• 2026-03-03 Price Changed $280,000 MARMLS
• 2026-02-03 Rental Removed $2,500 MARMLS
• 2026-01-01 Listed for Rent $2,500 MARMLS
• 2025-12-23 Rental Removed $2,500 MARMLS
• 2025-11-27 Listed for Rent $2,500 MARMLS
• 2025-11-01 Rental Removed $2,700 REALLYO
• 2025-10-30 Listed for Rent $2,700 REALLYO
• 2025-10-27 Price Changed $299,000 MARMLS
• 2025-10-14 Rental Removed $2,600 MARMLS
• 2025-09-27 Rental Removed $2,600 VLS
• 2025-08-23 Listed for Rent $2,600 MARMLS
• 2025-07-24 Price Changed $339,000 MARMLS
• 2025-06-21 Listed for Rent $2,700 VLS
• 2025-06-21 Rental Removed $2,700 MARMLS
• 2025-06-14 Listed for Rent $2,700 MARMLS
• 2025-05-15 Price Changed $358,000 MARMLS
• 2025-04-02 Listed $380,000 MARMLS
• 2017-03-08 Listing Removed — MARMLS
• 2016-12-09 Price Changed $289,000 MARMLS
• 2016-10-10 Price Changed $309,000 MARMLS
• 2016-09-26 Price Changed $319,000 MARMLS
• 2016-09-19 Listed $329,000 MARMLS
• 2014-07-31 Sold (Public Records) $178,000 Public Records
• 2014-07-25 Sold (MLS) $178,000 MARMLS
• 2014-03-13 Pending — MARMLS
• 2014-03-13 Price Changed $199,900 MARMLS
• 2014-02-26 Listed $219,900 MARMLS
• 1999-09-30 Sold (Public Records) $78,000 Public Records
• 1995-09-25 Sold (Public Records) $119,800 Public Records

Property tax history

+9.1%/yr

Latest (2025): $7,197 · +7.6% YoY. Source: county tax records.