844 SW 10th St · Hallandale Beach, FL 33009

$715,000

9 bd · 7.5 ba · 2,100 sqft · MultiFamily · 154 Days on market

Built 1978

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Nice triplex -Residential Income- a GREAT opportunity for investors in the heart of the beautiful Hallandale Beach (GREAT RETURN ON INVESTMENT) Total monthly rental income of $5270/month. Bldg. is recently painted- new roof (Three-year-old) all electrical panels have been replaced, and new A/C units recently installed in all three units. New Driveway, Property is well located near major HWYs (I-95/ Turnpike. Less than 2 miles away from Aventura mall and other major shopping centers and schools. Tenants pay their electric bills (individual meters) - owner pays for water- trash removal and landscaping. If you have questions, please call listing agent.

Key facts

• New driveway
• Residential income
• New a/c units

Tags

• TRIPLEX
• RESIDENTIAL INCOME
• RECENTLY PAINTED
• NEW ROOF
• NEW A/C UNITS
• NEW DRIVEWAY

Property features AI

Finance

• Financial info: Rent details by unit type: two 2-bedroom units at $1,530 and $1,890, and one 1-bedroom unit at $1,850; Units are currently leased; Rent includes hot water, trash collection, and water
• HOA & community: Association fees billed quarterly

Exterior

• Parking: Total of 4 parking spaces; Open parking; Automatic garage door opener (on at least one unit)
• Utilities: Public sewer; Cable not available
• Home design: Single-story building
• Construction: Block construction; Shingle roof; Effective year built listed
• Exterior features: Rectangular lot; Less than quarter acre

Interior

• Bedrooms: Multiple units: two 2-bedroom units and one 1-bedroom unit
• Flooring: Tile
• Bathrooms: Each unit includes one full bathroom and one half bathroom
• Heating & cooling: Central air
• Interior features: Tile flooring; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2.5-bath units multifamily listed at $715k.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive. Per door: $299/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $715k).
• Recommended offer: $629k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $7,390/mo this rent would consume 170% 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 $5k of loan paydown is wiped out by about $21k 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 154 days — a 12% lower offer ($629k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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

• Climate carrying-cost: moderate 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 $629,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.1

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: -10.9%
• Equity multiple: 0.61×
• Total profit: $-77,257
• Equity at exit: $106,609

10-year hold

• IRR: -5.7%
• Equity multiple: 0.67×
• Total profit: $-65,884
• Equity at exit: $61,820

Cash invested: $200,200 (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: 24.2×

Monthly cashflow live

• Estimated rent: $7,390 medium
• Mortgage (P&I): −$3,750
• Tax est. 1.5%: −$894 /mo · $10,725/yr
• Insurance: −$298
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,552
• Net cashflow: $897

Break-even live

Break-even rent $6,255

Max offer price $715,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2.5	$7,389
Total (3 units)			$7,390

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: $178,750
• Closing costs: $21,450
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $715,000 Active 154 DOM
2. 2026-06-17
   days on market $715,000 Active 153 DOM
3. 2026-06-16
   days on market $715,000 Active 152 DOM
4. 2026-06-15
   days on market $715,000 Active 151 DOM
5. 2026-06-13
   days on market $715,000 Active 149 DOM
6. 2026-06-09
   days on market $715,000 Active 145 DOM
7. 2026-06-07
   days on market $715,000 Active 143 DOM
8. 2026-06-04
   days on market $715,000 Active 140 DOM
9. 2026-06-03
   days on market $715,000 Active 139 DOM
10. 2026-06-02
    days on market $715,000 Active 138 DOM
11. 2026-06-01
    days on market $715,000 Active 137 DOM
12. 2026-05-31
    days on market $715,000 Active 136 DOM
13. 2026-01-15
    listed $715,000 Active
14. 2025-12-31
    historical
15. 2025-11-21
    status Active
16. 2025-08-17
    price $749,000
17. 2025-08-17
    status Active
18. 2025-04-27
    price $770,999
19. 2024-11-15
    listed $780,000 Active
20. 2023-01-27
    status Pending
21. 2023-01-27
    historical
22. 2022-12-08
    price $615,000
23. 2022-09-06
    status Active
24. 2022-09-05
    price $635,000
25. 2022-09-05
    listed $575,000 Active
26. 2014-04-07
    historical
27. 2013-09-17
    listed $229,000 Active
28. 2013-09-09
    historical
29. 2013-08-08
    listed $229,000 Active
30. 2013-07-13
    historical

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 26% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $88,680
• − Mortgage interest: −$40,051
• − Property taxes: −$10,725
• − Insurance: −$3,575
• − Repairs & maintenance: −$7,094
• − Management: −$7,094
• − Depreciation: −$20,800
• Taxable loss: −$660
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $10,921/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

+212.2% since first listed

18 events — show timeline

• 2026-01-15 Listed $715,000 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-11-21 Relisted — MARMLS
• 2025-08-17 Price Changed $749,000 MARMLS
• 2025-08-17 Relisted — MARMLS
• 2025-04-27 Price Changed $770,999 MARMLS
• 2024-11-15 Listed $780,000 MARMLS
• 2023-01-27 Pending — MARMLS
• 2023-01-27 Listing Removed — MARMLS
• 2022-12-08 Price Changed $615,000 MARMLS
• 2022-09-06 Relisted — MARMLS
• 2022-09-05 Listed $575,000 MARMLS
• 2022-09-05 Price Changed $635,000 MARMLS
• 2014-04-07 Listing Removed — MARMLS
• 2013-09-17 Listed $229,000 MARMLS
• 2013-09-09 Listing Removed — MARMLS
• 2013-08-08 Listed $229,000 MARMLS
• 2013-07-13 Listing Removed — MARMLS