None · Hallandale Beach, FL 33009

$108,900

1 bd · 1.0 ba · 604 sqft · Townhouse · 118 Days on market

55+ age-restricted Built 1959 Good condition $180/sqft · 15% below area Est $128k · 15% under $260/mo HOA · 14% 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 +22.5/30.0
• ARV discount +14.1/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1BR, 1BA first-floor unit in a 55+ co-op in Hallandale Beach, just east of US-1. Light and bright with tile/ceramic flooring, white cabinetry, and stainless steel appliances. High-impact glass windows add security and efficiency. Enjoy a low-maintenance, coastal lifestyle in a friendly community. Close to beaches, dining, and shops. Schedule a showing and make this your own coastal retreat today.

Key facts

• First-floor unit
• Close to dining
• Close to shops

Tags

• FIRST-FLOOR UNIT
• HIGH-IMPACT GLASS WINDOWS
• CLOSE TO BEACHES
• CLOSE TO DINING
• CLOSE TO SHOPS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $109k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: 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; 1664 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 42% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $753 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,099 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.68% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.88%
• DSCR: 1.75
• GRM: 5.0

CMA / ARV

• ARV (median comp): $127,689
• List price: $108,900
• Delta: -14.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 SE 4th Ave #116	0.35mi	1/1.0	600 (-1%)	17mo	$163,500	$273	68
421 NE 1st St #219	0.51mi	1/1.0	646 (+7%)	2mo	$154,000	$238	63
110 SE 2nd St #203	0.15mi	2/1.0 (+1)	680 (+13%)	14mo	$172,000	$253	56
160 NE 8th Ave Unit 11A	0.67mi	1/1.0	650 (+8%)	8mo	$76,000	$117	49
160 NE 8th Ave Unit 26a	0.67mi	1/1.0	650 (+8%)	10mo	$109,000	$168	48
705 NE 2nd St #11	0.65mi	1/1.0	683 (+13%)	3mo	$120,000	$176	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.17×
• Total profit: $5,263
• Equity at exit: $16,237

10-year hold

• IRR: 11.0%
• Equity multiple: 1.74×
• Total profit: $22,595
• Equity at exit: $9,416

Cash invested: $30,492 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 10 under contract
• Months of supply: 26.2 mo (4%/mo absorbed)
• Median asking: $180,000 ($281/sqft)
• Median days on market: 109 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -24.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33009

• Rents YoY: 0.4%
• Active inventory: 1664
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$571
• Tax est. 1.5%: −$136 /mo · $1,634/yr
• Insurance: −$45
• HOA: −$260
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $429

Break-even live

Break-even rent $1,282

Max offer price $108,900

Occupancy floor 71%

Sensitivity live

Price	-10% $504	-5% $467	+0% $429	+5% $391	+10% $354
Rent	-10% $285	-5% $357	+0% $429	+5% $501	+10% $573
Rate	-1.0pp $484	-0.5pp $457	base $429	+0.5pp $401	+1.0pp $372

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: $27,225
• Closing costs: $3,267
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 SE 5th St Hallandale Beach, FL	1.0–3.0	1.0–2.0	996	$2,415	$2.42	39d	7	0.15mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	963	$2,218	$2.30	8d	33	0.67mi
820 SW 1st Pl Hallandale Beach, FL	2.0	1.0	430	$1,675	$3.90	73d	1	0.75mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	52d	2	0.76mi
220 SW 9th Ave #402 Hallandale Beach, FL	1.0	1.0	625	$1,600	$2.56	37d	1	0.81mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$1,580	$2.05	70d	2	0.83mi
220 SW 9th Ave Hallandale Beach, FL	1.0	1.0	625	$1,575	$2.52	48d	2	0.83mi
1011 SW 8th St Unit D Hallandale Beach, FL	1.0	1.0	738	$1,750	$2.37	11d	1	0.98mi
230 SW 11th Ave #8 Hallandale Beach, FL	1.0	1.0	580	$1,450	$2.50	23d	1	1.05mi
230 SW 11th Ave #17 Hallandale Beach, FL	1.0	1.0	580	$1,380	$2.38	43d	1	1.05mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,828	$2.81	1d	58	1.05mi
340 SW 11th Ave Unit 2A Hallandale Beach, FL	1.0	1.0	466	$1,575	$3.38	60d	1	1.06mi
280 SW 11th Ave #5 Hallandale Beach, FL	1.0	1.0	580	$1,475	$2.54	73d	1	1.06mi
280 SW 11th Ave #5 Hallandale Beach, FL	1.0	1.0	580	$1,375	$2.37	12d	1	1.06mi
280 SW 11th Ave #5 Hallandale Beach, FL	1.0	1.0	580	$1,475	$2.54	38d	1	1.06mi
901 SW 11th Ave Unit 17H Hallandale Beach, FL	1.0	1.0	625	$1,500	$2.40	4d	1	1.12mi
820 SW 11th Ave Unit 18B Hallandale Beach, FL	1.0	1.0	625	$1,500	$2.40	32d	1	1.12mi
900 SW 11th Ave Unit 17C Hallandale Beach, FL	1.0	1.0	625	$1,600	$2.56	73d	1	1.14mi
900 SW 11th Ave Unit 12A Hallandale Beach, FL	1.0	1.0	625	$1,500	$2.40	17d	1	1.14mi
1000 SW 11th Ave Unit 17E Hallandale Beach, FL	1.0	1.0	625	$1,800	$2.88	32d	1	1.17mi
840 NW 10th St Unit 6 Hallandale Beach, FL	1.0	1.0	442	$1,350	$3.05	0d	1	1.24mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,350	$3.06	2d	1	1.24mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	480	$1,500	$3.12	1d	1	1.24mi
836 NW 10th St Unit 4 Hallandale Beach, FL	—	1.0	423	$1,250	$2.96	73d	1	1.24mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	73d	1	1.35mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$2,395	$3.19	18d	1	1.43mi

Property features AI

Finance

• HOA & community: Association with monthly feeMonthly HOA fee of $260Association amenities: clubhouse, pool, shuffleboard court, community room, maintenanceHOA covers water, maintenance of structure, common areas, reserve funds, roof repairs, and recreation facilitySenior community

Exterior

• Parking: Guest parking
• Home design: Stock cooperativeResale property2-story building
• Construction: Block construction
• Exterior features: PatioNot waterfront

Interior

• Kitchen: Electric rangeMicrowaveRefrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Ceramic tileTile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Window/wall heatingWall/window cooling units
• Interior features: Built-in features

HOA detail $260/mo · $3,120/yr

• Likely covers: security

Listing history 27 events

1. 2026-07-07
   days on market $108,900 Active 118 DOM
2. 2026-07-06
   days on market $108,900 Active 117 DOM
3. 2026-07-06
   days on market $108,900 Active 116 DOM
4. 2026-07-03
   days on market $108,900 Active 114 DOM
5. 2026-07-02
   days on market $108,900 Active 113 DOM
6. 2026-07-01
   days on market $108,900 Active 112 DOM
7. 2026-06-30
   days on market $108,900 Active 111 DOM
8. 2026-06-29
   days on market $108,900 Active 110 DOM
9. 2026-06-28
   days on market $108,900 Active 109 DOM
10. 2026-06-27
    days on market $108,900 Active 108 DOM
11. 2026-06-26
    days on market $108,900 Active 107 DOM
12. 2026-06-24
    days on market $108,900 Active 105 DOM
13. 2026-06-22
    days on market $108,900 Active 103 DOM
14. 2026-06-21
    days on market $108,900 Active 102 DOM
15. 2026-06-18
    days on market $108,900 Active 99 DOM
16. 2026-06-17
    days on market $108,900 Active 98 DOM
17. 2026-06-16
    days on market $108,900 Active 97 DOM
18. 2026-06-15
    days on market $108,900 Active 96 DOM
19. 2026-06-13
    days on market $108,900 Active 94 DOM
20. 2026-06-09
    days on market $108,900 Active 90 DOM
21. 2026-06-07
    days on market $108,900 Active 88 DOM
22. 2026-06-04
    days on market $108,900 Active 85 DOM
23. 2026-06-03
    days on market $108,900 Active 84 DOM
24. 2026-06-02
    days on market $108,900 Active 83 DOM
25. 2026-06-01
    days on market $108,900 Active 82 DOM
26. 2026-05-31
    days on market $108,900 Active 81 DOM
27. 2025-12-23
    listed $108,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,897
• − Mortgage interest: −$6,100
• − Property taxes: −$1,634
• − Insurance: −$544
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − HOA: −$3,120
• − Depreciation: −$3,168
• Taxable income: $3,828
• Est. tax owed @ 24.0%: −$919
• After-tax cash flow: $4,229/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab Est. rehab $3,020–$9,060 screening

This charming 1BR, 1BA first-floor unit in a 55+ co-op in Hallandale Beach is in good condition with minimal repairs needed. It offers a low-maintenance, coastal lifestyle in a friendly community.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Gulfstream Academy Of Hallandale Beach F FL #1,670/2,144 Nat'l #22,595/41,679 Middle Nova Middle School C- FL #274/571 Nat'l #3,846/14,009 High Nova High School F FL #312/667 Nat'l #8,724/17,239

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

A Composite livability gradescore 81/100

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 · 2,207,033 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Association with monthly feeMonthly HOA fee of $260Association amenities: clubhouse, pool, shuffleboard court, community room, maintenanceHOA covers water, maintenance of structure, common areas, reserve funds, roof repairs, and recreation facilitySenior community

Exterior

• Parking: Guest parking
• Home design: Stock cooperativeResale property2-story building
• Construction: Block construction
• Exterior features: PatioNot waterfront

Interior

• Kitchen: Electric rangeMicrowaveRefrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Ceramic tileTile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Window/wall heatingWall/window cooling units
• Interior features: Built-in features

Price history

1 event — show timeline

• 2025-12-23 Listed $108,900 Beaches MLS