1042 Foster Rd · Hallandale Beach, FL 33009

$399,000

None bd · None ba · 973 sqft · MultiFamily · 102 Days on market

Built 1959

---

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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great Duplex located conveniently next to I-95. Both sides full 1 Bedroom 1 Bath units. New Roof, New A/Cs, New windows with sliding hurricane shutters, tile throughout both units, Separate electric and water meters. Both units easily rent for $1500/month. Unit #1(door on left) can be shown.

Key facts

• Tile throughout
• New roof
• New a/cs

Tags

• NEW ROOF
• NEW A/CS
• NEW WINDOWS
• SLIDING HURRICANE SHUTTERS
• TILE THROUGHOUT

Property features AI

Finance

• Financial info: Two-unit building
• HOA & community: Association covers sewer, trash and water

Exterior

• Utilities: Public sewer; Cable available
• Home design: Duplex; Single-story
• Construction: Block construction; Other roof type
• Exterior features: Front porch

Interior

• Flooring: Tile
• Heating & cooling: Wall/Window heating units; Separate meters for heating; Wall/Window cooling units
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $399k.

Deal economics

• At list price, monthly cash flow is $22 ($267/yr) — positive. Per door: $11/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $371k (7.0% below list).
• Recommended offer: $363k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 18d 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 $3,711/mo this rent would consume 86% 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 $3k of loan paydown is wiped out by about $12k 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 102 days — a 9% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $152/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
9. 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.
10. 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.
11. 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: 0.93% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 9.0

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-72,445
• Equity at exit: $59,492

10-year hold

• IRR: -18.2%
• Equity multiple: 0.13×
• Total profit: $-97,118
• Equity at exit: $34,498

Cash invested: $111,720 (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: 17.9×

Monthly cashflow live

• Estimated rent: $3,711 medium
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$779
• Net cashflow: $22

Break-even live

Break-even rent $3,683

Max offer price $399,000

Occupancy floor 94%

Sensitivity live

Price	-10% $298	-5% $160	+0% $22	+5% $-116	+10% $-253
Rent	-10% $-271	-5% $-124	+0% $22	+5% $169	+10% $315
Rate	-1.0pp $223	-0.5pp $124	base $22	+0.5pp $-81	+1.0pp $-186

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,710
Total (2 units)			$3,711

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	9d	1	0.05mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	25d	1	0.06mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	25d	1	0.23mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	18d	1	0.37mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	9d	1	0.39mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	16d	1	0.58mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	3d	1	0.58mi
829 SW 1st St Hallandale Beach, FL	2.0	2.0	850	$1,985	$2.34	25d	1	0.82mi
220 SW 9th Ave #516 Hallandale Beach, FL	2.0	2.0	918	$2,200	$2.40	25d	1	0.84mi
220 SW 9th Ave Hallandale Beach, FL	1.0	1.0	625	$1,575	$2.52	0d	2	0.84mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$2,200	$2.85	22d	2	0.84mi
1056 SW 2nd St Unit 1056 Hallandale Beach, FL	3.0	2.0	1000	$3,300	$3.30	25d	1	0.85mi
230 SW 11th Ave #17 Hallandale Beach, FL	1.0	1.0	580	$1,390	$2.40	5d	1	0.88mi
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,715	$2.42	0d	25	0.88mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	5d	1	0.91mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	9d	1	0.91mi
280 SW 11th Ave #5 Hallandale Beach, FL	1.0	1.0	580	$1,475	$2.54	25d	1	0.93mi
1033 SW 3rd St Hallandale Beach, FL	2.0	1.0	875	$2,800	$3.20	25d	1	0.93mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$2,353	$2.36	0d	23	1.04mi
620 S Park Rd Unit 31-2 Hollywood, FL	1.0	1.0	841	$1,800	$2.14	25d	1	1.05mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$2,100	$2.50	25d	1	1.06mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$1,950	$2.32	5d	1	1.06mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,472	$3.45	0d	63	1.06mi
530 S Park Rd Unit 17-11 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	23d	1	1.11mi
530 S Park Rd Unit 12-11 Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	16d	1	1.11mi
640 S Park Rd Unit 34-4 Hollywood, FL	2.0	2.0	1060	$2,250	$2.12	25d	1	1.13mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	25d	1	1.13mi
530 S Park Rd Hollywood, FL	1.0	1.0	841	$1,800	$2.14	25d	1	1.13mi
530 S Park Rd Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	20d	1	1.13mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,200	$2.08	18d	1	1.13mi
550 S Park Rd Unit 14-8 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	9d	1	1.13mi
3001 SW 35th Ave West Park, FL	2.0	1.0	1050	$2,400	$2.29	18d	1	1.13mi
410 S Park Rd Unit 1-104 Hollywood, FL	2.0	1.0	838	$2,050	$2.45	0d	1	1.17mi
410 S Park Rd Unit 1-204 Hollywood, FL	2.0	1.0	838	$2,100	$2.51	13d	1	1.17mi
460 S Park Rd Unit 6-203 Hollywood, FL	2.0	2.0	820	$2,400	$2.93	6d	1	1.18mi
460 S Park Rd Apt 109 Hollywood, FL	2.0	2.0	867	$2,100	$2.42	21d	1	1.18mi
460 S Park Rd Unit 6-304 Hollywood, FL	2.0	1.0	918	$1,950	$2.12	6d	1	1.18mi
470 S Park Rd Unit 7-203 Hollywood, FL	2.0	2.0	820	$2,050	$2.50	25d	1	1.20mi
470 S Park Rd Unit 7-307 Hollywood, FL	3.0	2.0	1084	$3,250	$3.00	25d	1	1.20mi
470 S Park Rd Unit 7-110 Hollywood, FL	1.0	1.0	659	$1,800	$2.73	25d	1	1.20mi

Listing history 17 events

1. 2026-06-21
   days on market $399,000 Active 102 DOM
2. 2026-06-18
   days on market $399,000 Active 99 DOM
3. 2026-06-17
   days on market $399,000 Active 98 DOM
4. 2026-06-16
   days on market $399,000 Active 97 DOM
5. 2026-06-15
   days on market $399,000 Active 96 DOM
6. 2026-06-13
   days on market $399,000 Active 94 DOM
7. 2026-06-09
   days on market $399,000 Active 90 DOM
8. 2026-06-08
   days on market $399,000 Active 89 DOM
9. 2026-06-07
   days on market $399,000 Active 88 DOM
10. 2026-06-04
    days on market $399,000 Active 85 DOM
11. 2026-06-03
    days on market $399,000 Active 84 DOM
12. 2026-06-02
    days on market $399,000 Active 83 DOM
13. 2026-06-01
    days on market $399,000 Active 82 DOM
14. 2026-05-31
    days on market $399,000 Active 81 DOM
15. 2026-01-17
    listed $399,000 Active
16. 2025-03-31
    historical $1,400
17. 2025-02-19
    listed $1,400

ⓘ 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 4/10 Moderate FEMA zone AH · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,532
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$3,819
• − Repairs & maintenance: −$3,563
• − Management: −$3,563
• − Depreciation: −$11,607
• Taxable loss: −$6,355
• Est. tax savings @ 24.0%: +$1,525
• After-tax cash flow: $1,792/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

+28400.0% since first listed

3 events — show timeline

• 2026-01-17 Listed $399,000 Beaches MLS
• 2025-03-31 Rental Removed $1,400 GFLMLS
• 2025-02-19 Listed for Rent $1,400 GFLMLS