800 SW 11th Ave Unit 19A · Hallandale Beach, FL 33009

$110,000

2 bd · 1.0 ba · 848 sqft · Condo public records · 52 Days on market

Built 1962 $475/mo HOA

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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 +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• 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

Listing remarks

Beautifully Furnished 2-Bedroom Unit – Move-In Ready! Ready for immediate occupancy — just bring your suitcase! Perfect as a low-maintenance second residence or a permanent home, you’ll love the spacious rear terrace, BBQs. The community allows rentals after the first year owned (30-day minimum, 6-month maximum) and maintains strong reserves for added peace of mind. Ideally located near shopping plazas, the airport, and the beach, residents also enjoy access to a variety of amenities and vibrant social activities. Ro-Len Lake Gardens – Desirable 55+ CO-OP Community. This well-maintained community offers a clubhouse, heated pool, BBQ area, shuffleboard and bocce cour

Key facts

• $475 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets: conditional; restrictions or possible restrictions
• HOA & community: Monthly association fee ($475) covering amenities; Association amenities include clubhouse, laundry, library, pickleball, and pool; Senior community

Exterior

• Parking: Carport (1 space); One covered parking space
• Home design: 2-story property; Entry on second level
• Construction: Block construction
• Exterior features: Association pool; Has property attached

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Second-floor entry; Other interior features; Ceramic tile flooring
• Laundry & utility: Washer; Common area laundry

🏢 Co-op / cooperative unit. The $110,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 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; 1380 active listings in the ZIP; 19 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 $2,104/mo this rent would consume 48% 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 $761 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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 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: 1.91% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.15%
• DSCR: 1.59
• GRM: 4.4

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,250
• Equity at exit: $16,401

10-year hold

• IRR: 4.0%
• Equity multiple: 1.24×
• Total profit: $7,458
• Equity at exit: $9,511

Cash invested: $30,800 (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: 1380
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,104 high
• Mortgage (P&I): −$577
• Tax from tax record: −$227 /mo · $2,725/yr
• Insurance: −$46
• HOA: −$475
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $338

Break-even live

Break-even rent $1,677

Max offer price $110,000

Occupancy floor 79%

Sensitivity live

Price	-10% $400	-5% $369	+0% $338	+5% $306	+10% $275
Rent	-10% $171	-5% $254	+0% $338	+5% $421	+10% $504
Rate	-1.0pp $393	-0.5pp $366	base $338	+0.5pp $309	+1.0pp $280

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 SW 11th Ave Unit 17C Hallandale Beach, FL	1.0	1.0	625	$1,600	$2.56	25d	1	0.11mi
920 SW 11th Ave Unit 11D Hallandale Beach, FL	2.0	1.0	848	$1,695	$2.00	25d	1	0.14mi
280 SW 11th Ave #5 Hallandale Beach, FL	1.0	1.0	580	$1,475	$2.54	25d	1	0.31mi
1033 SW 3rd St Hallandale Beach, FL	2.0	1.0	875	$2,800	$3.20	25d	1	0.34mi
230 SW 11th Ave #17 Hallandale Beach, FL	1.0	1.0	580	$1,390	$2.40	5d	1	0.36mi
1056 SW 2nd St Unit 1056 Hallandale Beach, FL	3.0	2.0	1000	$3,300	$3.30	25d	1	0.40mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$2,200	$2.85	21d	2	0.48mi
220 SW 9th Ave Hallandale Beach, FL	1.0	1.0	625	$1,575	$2.52	0d	2	0.48mi
220 SW 9th Ave #516 Hallandale Beach, FL	2.0	2.0	918	$2,200	$2.40	25d	1	0.49mi
829 SW 1st St Hallandale Beach, FL	2.0	2.0	850	$1,985	$2.34	25d	1	0.57mi
3001 SW 35th Ave West Park, FL	2.0	1.0	1050	$2,400	$2.29	18d	1	0.90mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	25d	1	1.04mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	25d	1	1.18mi
4141 SW 32nd Dr West Park, FL	3.0	1.0	1048	$2,700	$2.58	25d	1	1.21mi
4141 SW 32nd Dr West Park, FL	3.0	1.0	1048	$2,700	$2.58	8d	1	1.21mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$2,700	$2.38	25d	5	1.22mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	8d	1	1.28mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	25d	1	1.28mi
4030 SW 28th St West Park, FL	2.0	1.0	800	$2,400	$3.00	23d	1	1.30mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   days on market $110,000 Active 52 DOM
2. 2026-06-18
   days on market $110,000 Active 49 DOM
3. 2026-06-17
   days on market $110,000 Active 48 DOM
4. 2026-06-16
   days on market $110,000 Active 47 DOM
5. 2026-06-15
   days on market $110,000 Active 46 DOM
6. 2026-06-13
   days on market $110,000 Active 44 DOM
7. 2026-06-09
   days on market $110,000 Active 40 DOM
8. 2026-06-08
   days on market $110,000 Active 39 DOM
9. 2026-06-07
   days on market $110,000 Active 38 DOM
10. 2026-06-04
    days on market $110,000 Active 35 DOM
11. 2026-06-03
    days on market $110,000 Active 34 DOM
12. 2026-06-02
    days on market $110,000 Active 33 DOM
13. 2026-06-01
    days on market $110,000 Active 32 DOM
14. 2026-05-31
    days on market $110,000 Active 31 DOM
15. 2026-04-26
    listed $110,000 Active
16. 2025-11-12
    historical
17. 2025-11-04
    listed $125,000 Active
18. 2025-09-09
    historical
19. 2025-07-06
    price $129,500
20. 2025-06-17
    price $135,000
21. 2025-05-20
    price $139,000
22. 2025-05-14
    price $139,500
23. 2025-04-29
    price $139,700
24. 2025-04-18
    listed $139,500 Active
25. 2021-03-23
    historical
26. 2020-11-14
    price $83,000
27. 2020-09-24
    listed $87,000 Active
28. 2019-10-01
    historical
29. 2019-03-17
    listed $85,000 Active
30. 2017-12-01
    soldstatus $70,000 Sold
31. 2017-11-17
    status Backup Contract
32. 2017-02-28
    listed $79,900 Active

ⓘ 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: $2,725 · $227/mo
• Projected year-2 tax: $2,725 · $227/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 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,251
• − Mortgage interest: −$6,162
• − Property taxes: −$2,725
• − Insurance: −$550
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − HOA: −$5,700
• − Depreciation: −$3,200
• Taxable income: $2,874
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $3,361/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

+37.7% since first listed

18 events — show timeline

• 2026-04-26 Listed $110,000 MARMLS
• 2025-11-12 Listing Removed — MARMLS
• 2025-11-04 Listed $125,000 MARMLS
• 2025-09-09 Listing Removed — MARMLS
• 2025-07-06 Price Changed $129,500 MARMLS
• 2025-06-17 Price Changed $135,000 MARMLS
• 2025-05-20 Price Changed $139,000 MARMLS
• 2025-05-14 Price Changed $139,500 MARMLS
• 2025-04-29 Price Changed $139,700 MARMLS
• 2025-04-18 Listed $139,500 MARMLS
• 2021-03-23 Listing Removed — MARMLS
• 2020-11-14 Price Changed $83,000 MARMLS
• 2020-09-24 Listed $87,000 MARMLS
• 2019-10-01 Listing Removed — MARMLS
• 2019-03-17 Listed $85,000 MARMLS
• 2017-12-01 Sold (MLS) $70,000 MARMLS
• 2017-11-17 Pending — MARMLS
• 2017-02-28 Listed $79,900 MARMLS

Property tax history

+5.6%/yr

Latest (2025): $2,725 · +4.9% YoY. Source: county tax records.