200 Diplomat Pkwy #519 · Hallandale Beach, FL 33009

$325,000

2 bd · 2.0 ba · 1,150 sqft · Condo public records · 147 Days on market

Built 1971 $1148/mo HOA · 24% of rent

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Why this score? — see what drove the C 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 +18.9/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 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

Listing remarks

Beautiful turnkey renovated high end furnished 2 beds 2 baths condo in prime high end location with large balcony with incredible views of famous Diplomat Golf Course & water views . Private Storage locker included . Monthly association fees include all amenities 2 heated pools, sauna room , internet, cable, hot water, renovated gym clubhouse , game rooms , fishing pier , reserve fees, management, parking space etc. Roof was replaced. 50 year inspection approved, building interior and exterior including lobby has been renovated. Pets allowed with doctor letter. renovated. Location is walking distance to the beach, shops , restaurants, banks. Aventura Mall short drive away, Do no

Key facts

• $1,148 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: No pets allowed; Association pool (heated)
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, laundry, pool, sauna, storage, trash service and elevators; Association fee covers management, amenities, common areas, cable TV, hot water, insurance, internet, laundry, legal/accounting, grounds and structure maintenance, parking, pool(s), reserve fund, sewer and trash

Exterior

• Parking: Assigned parking; Detached carport; One parking space
• Security: Secured elevator; Intercom/phone entry; Smoke detectors
• Utilities: Cable available; Association-provided hot water; Sewer and trash included in association
• Home design: Condo in an 8-story building; Faces west; Entry on level 5; Updated/remodeled; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Balcony (screened); Security/high-impact doors; Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass and sliding windows; Accessible elevator installed; Furnished; Closet cabinetry; Family/Dining room; Main living area on entry level; Split bedroom layout; Walk-in closets; Elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (5.1% below list).
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 24d 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 $4,819/mo this rent would consume 111% 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 $10k 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 147 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 24% of rent.
• 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 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,000 (12.0% 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 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.48% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.20
• GRM: 5.6

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: -23.2%
• Equity multiple: 0.23×
• Total profit: $-69,716
• Equity at exit: $48,459

10-year hold

• IRR: -38.3%
• Equity multiple: -0.22×
• Total profit: $-111,350
• Equity at exit: $28,100

Cash invested: $91,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $4,819 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$487 /mo · $5,840/yr
• Insurance: −$135
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,148
• Vacancy / Maint / Mgmt: −$1,012
• Net cashflow: $-94

Break-even live

Break-even rent $4,938

Max offer price $308,378

Occupancy floor 97%

Sensitivity live

Price	-10% $90	-5% $-2	+0% $-94	+5% $-186	+10% $-278
Rent	-10% $-475	-5% $-284	+0% $-94	+5% $96	+10% $287
Rate	-1.0pp $70	-0.5pp $-11	base $-94	+0.5pp $-178	+1.0pp $-264

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	26d	1	0.13mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	26d	1	0.22mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	26d	1	0.22mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	17d	1	0.23mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	26d	1	0.23mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	26d	1	0.23mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	9d	1	0.30mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	16d	1	0.30mi
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	0.32mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL	2.0	1.0–2.0	640	$4,219	$6.59	0d	3	0.33mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	22d	4	0.33mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	26d	3	0.33mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	26d	1	0.34mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	26d	1	0.34mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	26d	1	0.34mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	26d	5	0.40mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	5d	2	0.42mi
2723 E Hallandale Beach Blvd Unit 1049813P Hollywood, FL	3.0	2.0	1496	$6,498	$4.34	5d	1	0.43mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	6d	1	0.43mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	9d	1	0.43mi
4010 S Ocean Dr Unit T3708 Hollywood, FL	3.0	2.5	1361	$8,000	$5.88	26d	1	0.44mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	26d	1	0.44mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	9d	1	0.44mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	9d	1	0.44mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	5d	1	0.44mi
4010 S Ocean Dr Unit 1227249P Hollywood, FL	1.0–3.0	1.5–2.5	1140	$5,730	$5.02	1d	3	0.44mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	26d	1	0.44mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	26d	1	0.44mi
4010 S Ocean Dr Unit R2004 Hollywood, FL	3.0	2.0	1129	$7,500	$6.64	26d	1	0.44mi
4010 S Ocean Dr Unit R1108 Hollywood, FL	3.0	2.5	1361	$12,999	$9.55	26d	1	0.44mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	24d	1	0.44mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	7d	2	0.44mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	6d	3	0.44mi
3101 E Hallandale Beach Blvd Unit 1049812P Hallandale Beach, FL	2.0	2.0	1248	$6,728	$5.39	9d	1	0.51mi
3101 E Hallandale Beach Blvd Unit 1049822P Hallandale Beach, FL	2.0	2.0	1248	$6,278	$5.03	1d	1	0.51mi
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	26d	1	0.51mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	24d	4	0.54mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	26d	3	0.54mi
4011 S Ocean Dr Unit 1049805P Hollywood, FL	2.0	2.0	1248	$5,788	$4.64	1d	1	0.54mi
4111 S Ocean Dr Unit 1557596P Hollywood, FL	1.0	1.0	796	$5,356	$6.73	9d	1	0.54mi

HOA detail condo

• Monthly dues: $1,148 · $13,776/yr
• Likely covers: waterinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $325,000 Active 147 DOM
2. 2026-06-18
   days on market $325,000 Active 144 DOM
3. 2026-06-17
   days on market $325,000 Active 143 DOM
4. 2026-06-16
   days on market $325,000 Active 142 DOM
5. 2026-06-15
   days on market $325,000 Active 141 DOM
6. 2026-06-13
   days on market $325,000 Active 139 DOM
7. 2026-06-09
   days on market $325,000 Active 135 DOM
8. 2026-06-07
   days on market $325,000 Active 133 DOM
9. 2026-06-04
   days on market $325,000 Active 130 DOM
10. 2026-06-03
    days on market $325,000 Active 129 DOM
11. 2026-06-02
    days on market $325,000 Active 128 DOM
12. 2026-06-01
    days on market $325,000 Active 127 DOM
13. 2026-05-31
    days on market $325,000 Active 126 DOM
14. 2026-01-25
    listed $325,000 Active
15. 2026-01-01
    historical
16. 2025-11-19
    price $325,000
17. 2025-11-19
    price $325
18. 2025-07-01
    listed $325,000 Active
19. 2025-05-24
    historical
20. 2025-04-09
    price $349,900
21. 2025-01-07
    price $399,900
22. 2024-12-27
    listed $419,900 Active
23. 2024-11-11
    historical
24. 2024-05-08
    listed $439,000 Active
25. 2024-05-08
    historical
26. 2024-05-07
    listed $439,000 Active
27. 2021-10-13
    soldstatus $300,000
28. 2021-10-12
    soldstatus $300,000 Closed
29. 2021-09-20
    historical Active Under Contract
30. 2021-09-03
    listed $310,000 Active
31. 2011-11-04
    soldstatus $133,000
32. 2011-10-31
    soldstatus $133,000
33. 2002-06-04
    soldstatus $122,000
34. 1995-12-21
    soldstatus $64,500

ⓘ 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: $5,840 · $487/mo
• Projected year-2 tax: $5,840 · $487/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 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥104°F today · 18 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: $57,826
• − Mortgage interest: −$18,205
• − Property taxes: −$5,840
• − Insurance: −$6,744
• − Repairs & maintenance: −$4,626
• − Management: −$4,626
• − HOA: −$13,776
• − Depreciation: −$9,455
• Taxable loss: −$5,445
• Est. tax savings @ 24.0%: +$1,307
• After-tax cash flow: $178/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

+403.9% since first listed

21 events — show timeline

• 2026-01-25 Listed $325,000 MARMLS
• 2026-01-01 Listing Removed — MARMLS
• 2025-11-19 Price Changed $325,000 MARMLS
• 2025-11-19 Price Changed $325 MARMLS
• 2025-07-01 Listed $325,000 MARMLS
• 2025-05-24 Listing Removed — MARMLS
• 2025-04-09 Price Changed $349,900 MARMLS
• 2025-01-07 Price Changed $399,900 MARMLS
• 2024-12-27 Listed $419,900 MARMLS
• 2024-11-11 Listing Removed — MARMLS
• 2024-05-08 Listing Removed — MARMLS
• 2024-05-08 Listed $439,000 MARMLS
• 2024-05-07 Listed $439,000 MARMLS
• 2021-10-13 Sold (Public Records) $300,000 Public Records
• 2021-10-12 Sold (MLS) $300,000 MARMLS
• 2021-09-20 Contingent — MARMLS
• 2021-09-03 Listed $310,000 MARMLS
• 2011-11-04 Sold (MLS) $133,000 MARMLS
• 2011-10-31 Sold (Public Records) $133,000 Public Records
• 2002-06-04 Sold (Public Records) $122,000 Public Records
• 1995-12-21 Sold (Public Records) $64,500 Public Records

Property tax history

+11.0%/yr

Latest (2025): $5,840 · -7.0% YoY. Source: county tax records.