116 SE 9th Ct · Hallandale Beach, FL 33009

$647,000

6 bd · 6.0 ba · 1,046 sqft · MultiFamily · 173 Days on market

Built 1956

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.6/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• 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 MLS

EXCELLENT INVESTMENT AIRBNB OPPORTUNITY! JUST 5 MINUTES FROM THE BEACH! THIS FULLY RENOVATED DUPLEX IS SITUATED WITHIN WALKING DISTANCE TO GULF STREAM PARK AND JUST 8 MINUTES FROM AVENTURA MALL. THERE ARE 2 SEPERATE UNITS 1BED/1BATH UNITS - 1 IS OFFERED FULLY FURNISHED AND CAN BE RENTED DAILY THROUGH AIRBNB. 2nd UNIT CAN BE RENTED AT $1700/MONTH. OVERSIZED BACKYARD WITH OPTION TO EXTEND, LAUNDRY ROOM ON SITE, SECURITY CAMERAS, ROOF RENOVATED WITH WARRANTY, NEW HURRICANE IMPACT WINDOWS, NEW A/C'S, REMODELED BATHROOMS, FLOORS, AND KITCHEN AS WELL AS NEW WINDOW TREATMENTS. FENCED BACKYARD, PRIVACY HEDGES , THE UNIT COMES WITH THREE PARKING SPACES. THIS IS A TURN KEY PROPERTY ONLY QUALIFIED BUYERS MUST SUBMIT PROOF OF FUNDS! PROPERTY NOT BEING SOLD CONTINGENT ON APPRAISAL

Key facts

• Security cameras
• Laundry room on site
• 3 parking spots

Tags

• FULLY RENOVATED DUPLEX
• OVERSIZED FENCED BACKYARD
• LAUNDRY ROOM ON SITE
• SECURITY CAMERAS
• NEW ROOF WITH WARRANTY
• NEW HURRICANE IMPACT WINDOWS

Property features AI

Finance

• Other: Unit sizes listed at approximately 500 sq. ft. each
• Financial info: Multifamily property with rental units (one unit leased at $1,500; two units leased at $1,550 each)
• HOA & community: Community laundry facilities

Exterior

• Parking: Open parking with 3 total parking spaces
• Security: High-impact doors for enhanced security
• Utilities: Cable available; Public sewer
• Home design: Single-story building; Resale property; Zoning: CENTRAL
• Construction: Brick and block construction
• Exterior features: Security / high-impact doors; Patio/porch (in two units); Less than quarter-acre lot

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Three 1-bedroom units (one furnished, two unfurnished)
• Flooring: Laminate flooring
• Bathrooms: Three full bathrooms (one per unit)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Impact glass windows; Ceiling fan(s)
• Laundry & utility: On-site laundry facilities (community); Water included in rent for at least one unit

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $647k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative. Per door: $-823/mo.
• To cash-flow at today's rent, offer at most $409k (36.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $358k (44.7% below list).
• Recommended offer: $358k (44.7% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 5.2% in Hallandale Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,577/mo this rent would consume 82% 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 $4k of loan paydown is wiped out by about $19k 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 173 days — a 12% lower offer ($569k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $500k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $357,700 (44.7% 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 173 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.55% ✗
• Cap rate: 3.24%
• Cash-on-cash: -10.90%
• DSCR: 0.52
• GRM: 15.1

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: -38.9%
• Equity multiple: -0.21×
• Total profit: $-218,605
• Equity at exit: $96,470

10-year hold

• IRR: -79.0%
• Equity multiple: -0.99×
• Total profit: $-360,233
• Equity at exit: $55,941

Cash invested: $181,160 (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: 30.1×

Monthly cashflow live

• Estimated rent: $3,577 high
• Mortgage (P&I): −$3,393
• Tax est. 1.5%: −$809 /mo · $9,705/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $-1,645

Break-even live

Break-even rent $5,660

Max offer price $408,902

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,576
Total (2 units)			$3,577

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: $161,750
• Closing costs: $19,410
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $647,000 Active 173 DOM
2. 2026-06-17
   days on market $647,000 Active 172 DOM
3. 2026-06-16
   days on market $647,000 Active 171 DOM
4. 2026-06-15
   days on market $647,000 Active 170 DOM
5. 2026-06-13
   days on market $647,000 Active 168 DOM
6. 2026-06-09
   days on market $647,000 Active 164 DOM
7. 2026-06-07
   days on market $647,000 Active 162 DOM
8. 2026-06-04
   days on market $647,000 Active 159 DOM
9. 2026-06-03
   days on market $647,000 Active 158 DOM
10. 2026-06-02
    days on market $647,000 Active 157 DOM
11. 2026-06-01
    days on market $647,000 Active 156 DOM
12. 2026-05-31
    days on market $647,000 Active 155 DOM
13. 2026-04-18
    status Active
14. 2025-12-15
    status Active
15. 2025-09-04
    listed $647,000 Active
16. 2023-12-06
    soldstatus $500,000 Closed 778-char remark

    Show marketing remark (778 chars)

    EXCELLENT INVESTMENT AIRBNB OPPORTUNITY! JUST 5 MINUTES FROM THE BEACH! THIS FULLY RENOVATED DUPLEX IS SITUATED WITHIN WALKING DISTANCE TO GULF STREAM PARK AND JUST 8 MINUTES FROM AVENTURA MALL. THERE ARE 2 SEPERATE UNITS 1BED/1BATH UNITS - 1 IS OFFERED FULLY FURNISHED AND CAN BE RENTED DAILY THROUGH AIRBNB. 2nd UNIT CAN BE RENTED AT $1700/MONTH. OVERSIZED BACKYARD WITH OPTION TO EXTEND, LAUNDRY ROOM ON SITE, SECURITY CAMERAS, ROOF RENOVATED WITH WARRANTY, NEW HURRICANE IMPACT WINDOWS, NEW A/C'S, REMODELED BATHROOMS, FLOORS, AND KITCHEN AS WELL AS NEW WINDOW TREATMENTS. FENCED BACKYARD, PRIVACY HEDGES , THE UNIT COMES WITH THREE PARKING SPACES. THIS IS A TURN KEY PROPERTY ONLY QUALIFIED BUYERS MUST SUBMIT PROOF OF FUNDS! PROPERTY NOT BEING SOLD CONTINGENT ON APPRAISAL

17. 2023-11-01
    historical Active Under Contract 778-char remark

    Show marketing remark (778 chars)

    EXCELLENT INVESTMENT AIRBNB OPPORTUNITY! JUST 5 MINUTES FROM THE BEACH! THIS FULLY RENOVATED DUPLEX IS SITUATED WITHIN WALKING DISTANCE TO GULF STREAM PARK AND JUST 8 MINUTES FROM AVENTURA MALL. THERE ARE 2 SEPERATE UNITS 1BED/1BATH UNITS - 1 IS OFFERED FULLY FURNISHED AND CAN BE RENTED DAILY THROUGH AIRBNB. 2nd UNIT CAN BE RENTED AT $1700/MONTH. OVERSIZED BACKYARD WITH OPTION TO EXTEND, LAUNDRY ROOM ON SITE, SECURITY CAMERAS, ROOF RENOVATED WITH WARRANTY, NEW HURRICANE IMPACT WINDOWS, NEW A/C'S, REMODELED BATHROOMS, FLOORS, AND KITCHEN AS WELL AS NEW WINDOW TREATMENTS. FENCED BACKYARD, PRIVACY HEDGES , THE UNIT COMES WITH THREE PARKING SPACES. THIS IS A TURN KEY PROPERTY ONLY QUALIFIED BUYERS MUST SUBMIT PROOF OF FUNDS! PROPERTY NOT BEING SOLD CONTINGENT ON APPRAISAL

18. 2023-10-12
    price $529,000 778-char remark

    Show marketing remark (778 chars)

    EXCELLENT INVESTMENT AIRBNB OPPORTUNITY! JUST 5 MINUTES FROM THE BEACH! THIS FULLY RENOVATED DUPLEX IS SITUATED WITHIN WALKING DISTANCE TO GULF STREAM PARK AND JUST 8 MINUTES FROM AVENTURA MALL. THERE ARE 2 SEPERATE UNITS 1BED/1BATH UNITS - 1 IS OFFERED FULLY FURNISHED AND CAN BE RENTED DAILY THROUGH AIRBNB. 2nd UNIT CAN BE RENTED AT $1700/MONTH. OVERSIZED BACKYARD WITH OPTION TO EXTEND, LAUNDRY ROOM ON SITE, SECURITY CAMERAS, ROOF RENOVATED WITH WARRANTY, NEW HURRICANE IMPACT WINDOWS, NEW A/C'S, REMODELED BATHROOMS, FLOORS, AND KITCHEN AS WELL AS NEW WINDOW TREATMENTS. FENCED BACKYARD, PRIVACY HEDGES , THE UNIT COMES WITH THREE PARKING SPACES. THIS IS A TURN KEY PROPERTY ONLY QUALIFIED BUYERS MUST SUBMIT PROOF OF FUNDS! PROPERTY NOT BEING SOLD CONTINGENT ON APPRAISAL

19. 2023-08-22
    price $545,000 778-char remark

    Show marketing remark (778 chars)

    EXCELLENT INVESTMENT AIRBNB OPPORTUNITY! JUST 5 MINUTES FROM THE BEACH! THIS FULLY RENOVATED DUPLEX IS SITUATED WITHIN WALKING DISTANCE TO GULF STREAM PARK AND JUST 8 MINUTES FROM AVENTURA MALL. THERE ARE 2 SEPERATE UNITS 1BED/1BATH UNITS - 1 IS OFFERED FULLY FURNISHED AND CAN BE RENTED DAILY THROUGH AIRBNB. 2nd UNIT CAN BE RENTED AT $1700/MONTH. OVERSIZED BACKYARD WITH OPTION TO EXTEND, LAUNDRY ROOM ON SITE, SECURITY CAMERAS, ROOF RENOVATED WITH WARRANTY, NEW HURRICANE IMPACT WINDOWS, NEW A/C'S, REMODELED BATHROOMS, FLOORS, AND KITCHEN AS WELL AS NEW WINDOW TREATMENTS. FENCED BACKYARD, PRIVACY HEDGES , THE UNIT COMES WITH THREE PARKING SPACES. THIS IS A TURN KEY PROPERTY ONLY QUALIFIED BUYERS MUST SUBMIT PROOF OF FUNDS! PROPERTY NOT BEING SOLD CONTINGENT ON APPRAISAL

20. 2023-08-01
    listed $575,000 Active 778-char remark

    Show marketing remark (778 chars)

    EXCELLENT INVESTMENT AIRBNB OPPORTUNITY! JUST 5 MINUTES FROM THE BEACH! THIS FULLY RENOVATED DUPLEX IS SITUATED WITHIN WALKING DISTANCE TO GULF STREAM PARK AND JUST 8 MINUTES FROM AVENTURA MALL. THERE ARE 2 SEPERATE UNITS 1BED/1BATH UNITS - 1 IS OFFERED FULLY FURNISHED AND CAN BE RENTED DAILY THROUGH AIRBNB. 2nd UNIT CAN BE RENTED AT $1700/MONTH. OVERSIZED BACKYARD WITH OPTION TO EXTEND, LAUNDRY ROOM ON SITE, SECURITY CAMERAS, ROOF RENOVATED WITH WARRANTY, NEW HURRICANE IMPACT WINDOWS, NEW A/C'S, REMODELED BATHROOMS, FLOORS, AND KITCHEN AS WELL AS NEW WINDOW TREATMENTS. FENCED BACKYARD, PRIVACY HEDGES , THE UNIT COMES WITH THREE PARKING SPACES. THIS IS A TURN KEY PROPERTY ONLY QUALIFIED BUYERS MUST SUBMIT PROOF OF FUNDS! PROPERTY NOT BEING SOLD CONTINGENT ON APPRAISAL

21. 2022-02-23
    price $529,000
22. 2022-02-21
    price $545,000
23. 2022-02-08
    listed $550,000 Active

ⓘ 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 6/10 Major FEMA zone X (shaded) · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,924
• − Mortgage interest: −$36,242
• − Property taxes: −$9,705
• − Insurance: −$3,235
• − Repairs & maintenance: −$3,434
• − Management: −$3,434
• − Depreciation: −$18,822
• Taxable loss: −$31,948
• Est. tax savings @ 24.0%: +$7,667
• After-tax cash flow: $-12,078/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

+17.6% since first listed

11 events — show timeline

• 2026-04-18 Relisted — MARMLS
• 2025-12-15 Relisted — MARMLS
• 2025-09-04 Listed $647,000 MARMLS
• 2023-12-06 Sold (MLS) $500,000 MARMLS
• 2023-11-01 Contingent — MARMLS
• 2023-10-12 Price Changed $529,000 MARMLS
• 2023-08-22 Price Changed $545,000 MARMLS
• 2023-08-01 Listed $575,000 MARMLS
• 2022-02-23 Price Changed $529,000 MARMLS
• 2022-02-21 Price Changed $545,000 MARMLS
• 2022-02-08 Listed $550,000 MARMLS