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329 SE 3rd St Unit 405T
B- Composite 66.49
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 +26.6/30.0
  • 1% rule +10.0/10.0
  • DSCR +9.1/10.0
  • 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

$220,000

329 SE 3rd St Unit 405T · Hallandale Beach, FL 33009
2 bd · 2.0 ba · 1,028 sqft · Condo public records · 180 Days on market
Built 1970 $670/mo HOA · 20% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

AMAZING 2 BEDRO0M 2 BATHROONS APARTMENT, CORNER UNIT BEST LOCATION APARTMENT ON THE BUILDING, TOP FLOOR NOBODY ON TOP, A MINI PENTOUSE, BEST VIEW OF POOL, GARDEN AND CLUB HOUSE. THIS SPACIOUS 2/2 HAS IMPACT WINDONS AND SLIDING GLASS DOOR. RENOVATED KITCHEN AND MASTER BATHROON WITH JACUZZZI. LOCATED ON THE WELL MAINTAINED 55 + COMUNNITY SECOND GULFSTREAM GARDEM, WALKING DISTANCE OF THE FAMOUS GULFSTREAM CASINO, RESTAURANTS AND SHOPPING, LIBRARY, CITY HALL AND POLICE STATION. JUST10 MINUTES OF THE BEATIFULL BEACH OF HALLANDALE, A MUST SEE APARTMENT, CALL THE AGENT AND MAKE AN APOINTAMENT.

Key facts

  • Mini penthouse
  • Renovated kitchen
  • Corner unit

Tags

CORNER UNITTOP FLOORMINI PENTHOUSERENOVATED KITCHENMASTER BATHROOM WITH JACUZZIWELL MAINTAINED COMMUNITY

Property features AI

Finance

  • Other: Senior community
  • Financial info: Pets not allowed
  • HOA & community: Monthly association fee; Association amenities: clubhouse, fitness center, laundry, barbecue, picnic area, pool, storage, elevators; Association fee includes: cable TV, laundry, parking, pool(s), reserve fund, trash, water

Exterior

  • Parking: 1-car garage; Guest parking
  • Security: Intercom; Secured lobby
  • Utilities: Association pool
  • Home design: Attached property; 5-story building; Entry on level 4; Resale unit
  • Construction: Block construction
  • Exterior features: Barbecue area; Enclosed porch; Porch (screened); Exterior lighting

Interior

  • Kitchen: Dishwasher; Disposal; Refrigerator
  • Bathrooms: 2 full bathrooms
  • Heating & cooling: Central heating; Ceiling fans
  • Interior features: Elevator; Tub shower
  • Laundry & utility: Washer included; Common area laundry

Neighborhood map

Property Rental comp Retail Transit Schools Stadiums Fortune 500 · Circle radius: 3.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

  • At list price, monthly cash flow is $590 ($7k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($3k rent vs $220k).
  • Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
  • Cap rate 9.5% 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: 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.
  • Zoned schools: Gulfstream Academy of Hallandale Beach (math 32% / reading 40%, grade F, #1,670 of 2,144 statewide, top 78%, 1,317 students, 73% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Market conditions: Rents flat; 1380 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,409/mo this rent would consume 79% 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 $7k 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 180 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
  • 4 sale attempts since 8y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
  • Current owner paid $140k; list at $220k implies a 57% gain — meaningful room to come down on a strong offer.
Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

  1. It's been on market 180 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  4. 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?
  5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  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
1.55% ✓
Cap rate
9.51%
Cash-on-cash
11.50%
DSCR
1.51
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
-2.8%
Equity multiple
0.90×
Total profit
$-6,241
Equity at exit
$32,803
10-year hold
IRR
2.9%
Equity multiple
1.18×
Total profit
$11,135
Equity at exit
$19,022

Cash invested: $61,600 (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
5.4×

Monthly cashflow live

Estimated rent
$3,409 high interval (Pro) →
Mortgage (P&I)
−$1,154
Tax from tax record
−$188 /mo · $2,254/yr
Insurance
−$92
HOA
−$670
Vacancy / Maint / Mgmt
−$716
Net cashflow
$590

Break-even live

Break-even rent $2,662
Max offer price $220,000
Occupancy floor 78%

Sensitivity live

Price -10% $715 -5% $653 +0% $590 +5% $528 +10% $466
Rent -10% $321 -5% $456 +0% $590 +5% $725 +10% $860
Rate -1.0pp $701 -0.5pp $646 base $590 +0.5pp $533 +1.0pp $475

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
$55,000
Closing costs
$6,600
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Down + closing
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Down + closing
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Down + closing
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
211 SE 4th St #3 Hallandale Beach, FL 3.0 2.5 1290 $3,950 $3.06 26d 1 0.13mi
215 SE 5th St Hallandale Beach, FL 2.0–3.0 2.0 1133 $2,700 $2.38 26d 5 0.16mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL 2.0 2.0 1079 $3,700 $3.43 26d 1 0.32mi
110 N Federal Hwy #1401 Hallandale Beach, FL 2.0 2.0 1220 $3,999 $3.28 9d 1 0.36mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL 1.0–2.0 1.0–2.0 844 $5,453 $6.46 5d 2 0.50mi
707 SW 3rd Ave Hallandale Beach, FL 3.0 2.0 1369 $5,500 $4.02 6d 1 0.52mi
401 N Federal Hwy Hallandale Beach, FL 1.0–3.0 1.0–2.0 973 $2,765 $2.84 17d 48 0.54mi
223 SW 10th St Hallandale Beach, FL 3.0 3.0 1289 $3,900 $3.03 26d 1 0.67mi
906 NE 6th St Hallandale Beach, FL 3.0 2.0 1080 $4,250 $3.94 7d 1 0.76mi
906 NE 6th St Hallandale Beach, FL 3.0 2.0 1080 $4,250 $3.94 13d 1 0.76mi
906 NE 6th St Hallandale Beach, FL 3.0 2.0 1080 $4,250 $3.94 26d 1 0.76mi
644 SW 7th Ct Hallandale Beach, FL 3.0 2.0 1492 $3,800 $2.55 4d 1 0.80mi
1124 NE 7th St Hallandale Beach, FL 3.0 2.0 1320 $3,900 $2.95 23d 1 0.88mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL 3.0 2.0 1481 $3,900 $2.63 26d 1 0.94mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL 3.0 2.0 1481 $3,900 $2.63 16d 1 0.94mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL 3.0 2.0 1481 $3,600 $2.43 26d 1 0.94mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL 2.0 2.0 1354 $3,650 $2.70 26d 1 0.94mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL 2.0 2.0 1354 $3,950 $2.92 26d 1 0.94mi
829 SW 1st St Hallandale Beach, FL 2.0 2.0 850 $1,985 $2.34 26d 1 0.98mi
200 E Pembroke Rd Hallandale Beach, FL 3.0 1.0–2.0 1006 $3,472 $3.45 0d 63 1.00mi
1001 NE 10th St Unit 2 Hallandale Beach, FL 3.0 2.0 1270 $3,600 $2.83 26d 1 1.04mi
839 SW 8th St #1 Hallandale Beach, FL 2.0 1.5 1300 $1,500 $1.15 23d 1 1.05mi
220 SW 9th Ave #516 Hallandale Beach, FL 2.0 2.0 918 $2,200 $2.40 26d 1 1.05mi
101 Diplomat Pkwy Hallandale Beach, FL 1.0 1.0 859 $3,740 $4.35 26d 1 1.05mi
220 SW 9th Ave Hallandale Beach, FL 1.0–2.0 1.0–2.0 771 $2,200 $2.85 22d 2 1.07mi
1033 SW 3rd St Hallandale Beach, FL 2.0 1.0 875 $2,800 $3.20 26d 1 1.16mi
201 Golden Isles Dr #302 Hallandale Beach, FL 2.0 2.0 1150 $3,975 $3.46 26d 1 1.20mi
1056 SW 2nd St Unit 1056 Hallandale Beach, FL 3.0 2.0 1000 $3,300 $3.30 26d 1 1.22mi
401 SW 10th Ter Unit A Hallandale Beach, FL 2.0 1.0 1200 $2,400 $2.00 22d 1 1.23mi
1528 Wiley St Hollywood, FL 2.0 1.0 1488 $4,100 $2.76 26d 1 1.26mi
121 Golden Isles Dr #1 Hallandale Beach, FL 2.0 2.0 1379 $4,000 $2.90 26d 1 1.28mi
322 SW 11th Ave Hallandale Beach, FL 3.0 1.0 1200 $2,699 $2.25 26d 1 1.31mi
852 NW 8th St #852 Hallandale Beach, FL 3.0 2.0 1170 $2,800 $2.39 23d 1 1.32mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL 2.0 1.0–2.0 640 $4,219 $6.59 0d 3 1.33mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL 1.0–2.0 1.0–2.0 844 $4,219 $5.00 3d 2 1.34mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL 1.0–2.0 1.0–2.0 1092 $5,950 $5.45 26d 3 1.34mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL 1.0–2.0 1.0–2.0 1070 $5,950 $5.56 22d 4 1.34mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL 2.0 2.0 1028 $3,650 $3.55 26d 1 1.35mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL 2.0 2.0 1030 $6,950 $6.75 26d 1 1.35mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL 2.0 2.0 1030 $4,500 $4.37 26d 1 1.35mi

HOA detail condo

Monthly dues
$670 · $8,040/yr
Likely covers
pool
Assessments
None detected in remarks — confirm with the listing agent.

Listing history 29 events

  1. 2026-06-21
    days on market $220,000 Active 180 DOM
  2. 2026-06-18
    days on market $220,000 Active 177 DOM
  3. 2026-06-17
    days on market $220,000 Active 176 DOM
  4. 2026-06-16
    days on market $220,000 Active 175 DOM
  5. 2026-06-15
    days on market $220,000 Active 174 DOM
  6. 2026-06-13
    days on market $220,000 Active 172 DOM
  7. 2026-06-09
    days on market $220,000 Active 168 DOM
  8. 2026-06-07
    days on market $220,000 Active 166 DOM
  9. 2026-06-04
    pricedays on market $220,000 Active 163 DOM
  10. 2026-06-03
    days on market $230,000 Active 162 DOM
  11. 2026-06-02
    days on market $230,000 Active 161 DOM
  12. 2026-06-01
    days on market $230,000 Active 160 DOM
  13. 2026-05-31
    days on market $230,000 Active 159 DOM
  14. 2026-04-01
    price $230,000
  15. 2026-03-22
    price $235,000
  16. 2025-12-21
    listed $250,000 Active
  17. 2025-07-31
    historical
  18. 2025-06-27
    price $230,000
  19. 2025-03-24
    price $245,000
  20. 2025-02-11
    listed $260,000 Active
  21. 2024-12-30
    historical
  22. 2024-11-17
    price $250,000
  23. 2024-10-18
    listed $285,000 Active
  24. 2018-04-26
    soldstatus $140,000
  25. 2018-04-25
    soldstatus $140,000 Closed
  26. 2018-03-27
    historical Contingent
  27. 2018-02-24
    listed $150,000 Active
  28. 1987-10-01
    soldstatus $48,500
  29. 1976-08-01
    soldstatus $33,000

ⓘ 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
$2,254 · $188/mo
Projected year-2 tax
$2,254 · $188/mo
Expected delta
$0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$40,914
− Mortgage interest
−$12,323
− Property taxes
−$2,254
− Insurance
−$1,100
− Repairs & maintenance
−$3,273
− Management
−$3,273
− HOA
−$8,040
− Depreciation
−$6,400
Taxable income
$4,250
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$1,020
After-tax cash flow
$6,063/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

Price history

+597.0% since first listed
16 events — show timeline
  • 2026-04-01 Price Changed $230,000 MARMLS
  • 2026-03-22 Price Changed $235,000 MARMLS
  • 2025-12-21 Listed $250,000 MARMLS
  • 2025-07-31 Listing Removed — MARMLS
  • 2025-06-27 Price Changed $230,000 MARMLS
  • 2025-03-24 Price Changed $245,000 MARMLS
  • 2025-02-11 Listed $260,000 MARMLS
  • 2024-12-30 Listing Removed — MARMLS
  • 2024-11-17 Price Changed $250,000 MARMLS
  • 2024-10-18 Listed $285,000 MARMLS
  • 2018-04-26 Sold (Public Records) $140,000 Public Records
  • 2018-04-25 Sold (MLS) $140,000 Beaches MLS
  • 2018-03-27 Contingent — Beaches MLS
  • 2018-02-24 Listed $150,000 Beaches MLS
  • 1987-10-01 Sold (Public Records) $48,500 Public Records
  • 1976-08-01 Sold (Public Records) $33,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,254 · +2.3% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…