2001 Atlantic Shores Blvd #104 · Hallandale Beach, FL 33009

$265,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 43 Days on market

Built 1975 $500/mo HOA · 12% of rent

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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 +28.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Bank owned property sold in as is condition. Totally remodeled unit, open kitchen, stainless steel appliances, updated bathrooms. This unit was converted from a 1 bed with a den and 1.5 bath to a 2 bed/2 bath. Excellent opportunity for first time home buy ers. The information contained in this mls (i. e. water, sewer, hoa, assoc, fees, etc. ) Is not guaranteed by either the seller or the listing agent. Att Brokes: Please check attachments prior any offer submmission. Buyer must be pre-approved by a lender.

Key facts

• $500 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee ($500); Association covers management, amenities, laundry, grounds maintenance, parking, and pools; Community amenities include clubhouse, storage, and elevators

Exterior

• Parking: One-car carport (1 covered space)
• Security: Fire alarm; Key card entry
• Home design: Attached property; Entry at level 1; 5-story building; Resale unit
• Construction: Block construction
• Exterior features: Balcony; Open balcony; Screened balcony

Interior

• Kitchen: Dishwasher
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 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 $4,069/mo this rent would consume 94% 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 43 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $265k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.54% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.41%
• DSCR: 1.60
• GRM: 5.4

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: -10.3%
• Equity multiple: 0.64×
• Total profit: $-26,893
• Equity at exit: $39,512

10-year hold

• IRR: -7.0%
• Equity multiple: 0.63×
• Total profit: $-27,684
• Equity at exit: $22,912

Cash invested: $74,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $4,069 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$385 /mo · $4,619/yr
• Insurance: −$110
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$500
• Vacancy / Maint / Mgmt: −$854
• Net cashflow: $403

Break-even live

Break-even rent $3,559

Max offer price $265,000

Occupancy floor 85%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	13d	1	0.34mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	7d	1	0.34mi
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	22d	1	0.61mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	24d	1	0.63mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	24d	1	0.64mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	24d	1	0.64mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	24d	1	0.65mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	24d	1	0.65mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	14d	7	0.65mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	19d	8	0.65mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	7d	7	0.65mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	10d	6	0.65mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	24d	1	0.66mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	24d	1	0.66mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	7d	1	0.66mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	24d	1	0.66mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	14d	1	0.66mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	24d	1	0.66mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	24d	1	0.66mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	24d	1	0.67mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	7d	1	0.67mi
2201 S Ocean Dr #2001 Hollywood, FL	2.0	2.0	1400	$3,800	$2.71	13d	1	0.67mi
2201 S Ocean Dr #1507 Hollywood, FL	2.0	2.0	1350	$5,000	$3.70	24d	1	0.67mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	10d	18	0.68mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	12d	17	0.68mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,827	$6.15	3d	1	0.69mi
2301 S Ocean Dr #607 Hollywood, FL	2.0	2.0	1240	$4,000	$3.23	24d	1	0.70mi
2301 S Ocean Dr #2507 Hollywood, FL	2.0	2.0	1240	$4,300	$3.47	24d	1	0.70mi
2301 S Ocean Dr #2003 Hollywood, FL	2.0	2.0	1400	$5,500	$3.93	24d	1	0.70mi
1403 Adams St Unit 1403 Hollywood, FL	3.0	2.0	1459	$4,200	$2.88	24d	1	0.73mi
1403 Adams St Hollywood, FL	3.0	2.0	1459	$4,500	$3.08	24d	1	0.73mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	7d	1	0.74mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	4d	1	0.74mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	5d	2	0.75mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	4d	3	0.75mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	0.77mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	11d	1	0.77mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	24d	1	0.77mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	24d	6	0.79mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	2d	7	0.79mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: watersewer
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $265,000 Active 43 DOM
2. 2026-06-17
   days on market $265,000 Active 42 DOM
3. 2026-06-16
   days on market $265,000 Active 41 DOM
4. 2026-06-15
   days on market $265,000 Active 40 DOM
5. 2026-06-13
   days on market $265,000 Active 38 DOM
6. 2026-06-09
   days on market $265,000 Active 34 DOM
7. 2026-06-08
   days on market $265,000 Active 33 DOM
8. 2026-06-07
   days on market $265,000 Active 32 DOM
9. 2026-06-04
   days on market $265,000 Active 29 DOM
10. 2026-06-03
    days on market $265,000 Active 28 DOM
11. 2026-06-02
    days on market $265,000 Active 27 DOM
12. 2026-06-01
    days on market $265,000 Active 26 DOM
13. 2026-05-31
    days on market $265,000 Active 25 DOM
14. 2026-05-06
    listed $300,000 Active
15. 2026-04-29
    price $2,150
16. 2026-01-29
    price $2,350
17. 2026-01-13
    listed $2,500
18. 2010-11-05
    soldstatus $85,000 512-char remark

    Show marketing remark (512 chars)

    Bank owned property sold in as is condition. Totally remodeled unit, open kitchen, stainless steel appliances, updated bathrooms. This unit was converted from a 1 bed with a den and 1.5 bath to a 2 bed/2 bath. Excellent opportunity for first time home buy ers. The information contained in this mls (i. e. water, sewer, hoa, assoc, fees, etc. ) Is not guaranteed by either the seller or the listing agent. Att Brokes: Please check attachments prior any offer submmission. Buyer must be pre-approved by a lender.

19. 2005-09-19
    soldstatus $194,000
20. 2002-05-16
    soldstatus $84,000
21. 2000-08-01
    soldstatus $51,000
22. 1989-12-14
    soldstatus $40,000
23. 1980-06-01
    soldstatus $60,000

ⓘ 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: $4,619 · $385/mo
• Projected year-2 tax: $4,619 · $385/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 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 27 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: $48,823
• − Mortgage interest: −$14,844
• − Property taxes: −$4,619
• − Insurance: −$6,444
• − Repairs & maintenance: −$3,906
• − Management: −$3,906
• − HOA: −$6,000
• − Depreciation: −$7,709
• Taxable income: $1,395
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $4,496/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

+400.0% since first listed

10 events — show timeline

• 2026-05-06 Listed $300,000 MARMLS
• 2026-04-29 Price Changed $2,150 MARMLS
• 2026-01-29 Price Changed $2,350 MARMLS
• 2026-01-13 Listed for Rent $2,500 MARMLS
• 2010-11-05 Sold (MLS) $85,000 MARMLS
• 2005-09-19 Sold (Public Records) $194,000 Public Records
• 2002-05-16 Sold (Public Records) $84,000 Public Records
• 2000-08-01 Sold (Public Records) $51,000 Public Records
• 1989-12-14 Sold (Public Records) $40,000 Public Records
• 1980-06-01 Sold (Public Records) $60,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,619 · +1.6% YoY. Source: county tax records.