1825 S Ocean Dr #504 · Hallandale Beach, FL 33009

$210,000

1 bd · 2.0 ba · 719 sqft · Condo public records · 155 Days on market

Built 1969 $722/mo HOA · 25% 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 +17.9/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 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

Delightful 1-bedroom, 1.5-bath condo is perfectly situated just a few steps from the beautiful Hallandale beach. Spacious bedroom, en-suite bathroom, and walk-in closet. Cozy living and dining areas, balcony, great amenities pool, gym, and sauna. Walk to the beach, conveniently located close to vibrant shopping, dining, exciting casinos, lively entertainment venues, and the Hollywood Beach boardwalk. Enjoy the serene beauty of turquoise waters while relaxing in the sun. Just 15 minutes from FTL airport. Storage unit on the same floor included. One assigned parking.

Key facts

• Great amenities
• Walk-in closet
• Sauna

Tags

• WALK-IN CLOSET
• GREAT AMENITIES
• POOL
• GYM
• SAUNA
• STORAGE UNIT

Property features AI

Finance

• Financial info: No pets allowed
• HOA & community: Monthly association fee; Association amenities include fitness center, laundry, and pool; Association covers amenities, internet, laundry, pest control, and water

Exterior

• Parking: Assigned parking; Guest parking; 1 covered space / 1-car garage
• Security: Security/high-impact doors; Smoke detector(s)
• Utilities: Water included in association fee
• Home design: Condo/attached property; Located on entry level 5; 11-story building; Brick and block construction
• Construction: Brick and block construction; Resale property
• Exterior features: Balcony; Open balcony/patio; Association pool; Smoke detectors

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds and impact-resistant windows; Family/dining room; Walk-in closet(s); Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (21.0% below list).
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $166k (21.0% below list) — sets the bar for cash-flow.
• Cap rate 7.3% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,945/mo this rent would consume 68% 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 $1k of loan paydown is wiped out by about $6k 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 155 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $175k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 25% 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,894 (21.0% 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 155 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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: 1.40% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 5.9

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: -30.2%
• Equity multiple: 0.04×
• Total profit: $-56,619
• Equity at exit: $31,312

10-year hold

• IRR: -69.0%
• Equity multiple: -0.63×
• Total profit: $-95,728
• Equity at exit: $18,157

Cash invested: $58,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,945 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$239 /mo · $2,865/yr
• Insurance: −$88
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$722
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $-250

Break-even live

Break-even rent $3,261

Max offer price $165,894

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	0.19mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	2d	2	0.20mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	14d	7	0.85mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	8d	7	0.85mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	10d	6	0.85mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	19d	8	0.85mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	3d	2	1.02mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	1.49mi

HOA detail condo

• Monthly dues: $722 · $8,664/yr
• Likely covers: waterpoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $210,000 Active 155 DOM
2. 2026-06-17
   days on market $210,000 Active 154 DOM
3. 2026-06-16
   days on market $210,000 Active 153 DOM
4. 2026-06-15
   days on market $210,000 Active 152 DOM
5. 2026-06-13
   days on market $210,000 Active 150 DOM
6. 2026-06-09
   days on market $210,000 Active 146 DOM
7. 2026-06-07
   days on market $210,000 Active 144 DOM
8. 2026-06-04
   days on market $210,000 Active 141 DOM
9. 2026-06-03
   days on market $210,000 Active 140 DOM
10. 2026-06-02
    days on market $210,000 Active 139 DOM
11. 2026-06-01
    days on market $210,000 Active 138 DOM
12. 2026-05-31
    days on market $210,000 Active 137 DOM
13. 2026-05-20
    price $210,000
14. 2026-01-14
    listed $218,000 Active
15. 2025-12-09
    historical
16. 2025-09-23
    listed $230,000 Active
17. 2025-01-05
    historical
18. 2024-08-02
    listed $265,000 Active
19. 2021-11-15
    soldstatus $175,000 Closed
20. 2021-10-05
    historical Active Under Contract
21. 2021-08-13
    status Active
22. 2021-08-11
    historical Active Under Contract
23. 2021-08-02
    listed $180,000 Active
24. 1986-08-01
    soldstatus $42,000

ⓘ 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: $2,865 · $239/mo
• Projected year-2 tax: $2,865 · $239/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 · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 23 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: $35,338
• − Mortgage interest: −$11,763
• − Property taxes: −$2,865
• − Insurance: −$6,169
• − Repairs & maintenance: −$2,827
• − Management: −$2,827
• − HOA: −$8,664
• − Depreciation: −$6,109
• Taxable loss: −$5,886
• Est. tax savings @ 24.0%: +$1,413
• After-tax cash flow: $-1,583/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

12 events — show timeline

• 2026-05-20 Price Changed $210,000 MARMLS
• 2026-01-14 Listed $218,000 MARMLS
• 2025-12-09 Listing Removed — MARMLS
• 2025-09-23 Listed $230,000 MARMLS
• 2025-01-05 Listing Removed — MARMLS
• 2024-08-02 Listed $265,000 MARMLS
• 2021-11-15 Sold (MLS) $175,000 Beaches MLS
• 2021-10-05 Contingent — Beaches MLS
• 2021-08-13 Relisted — Beaches MLS
• 2021-08-11 Contingent — Beaches MLS
• 2021-08-02 Listed $180,000 Beaches MLS
• 1986-08-01 Sold (Public Records) $42,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,865 · +2.2% YoY. Source: county tax records.