800 Parkview Dr #406 · Hallandale Beach, FL 33009

$219,000

2 bd · 2.0 ba · 915 sqft · Condo public records · 35 Days on market

Built 1976 $631/mo HOA · 13% of rent

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

Beautiful Intracoastal water views, 1 Bed plus Den and 1 . 5 Baths /glass windows and open balcony. Located minutes from beaches, restaurants and shopping areas. Near Fort Lauderdale Airport. Amenities offering: Waterfront pool, Clubhouse, sauna, tennis courts, gym/fitness center, cabana bath and Lobby Security. HOA fees include cable, high-speed internet, and water. 40 yrs Certification completed in 2019. Investors: Can rent immediately. For financing 20% to 25% required. EASY TO SHOW. CALL LISTING AGENT. (property is vacant). No washer and dryer in unit. ASSOCIATION REQUIRES A 700+ FICO CREDIT SCORE FOR ALL APPLICANTS. PLEASE SHOW PROOF OF CREDIT SCORE WITH OFFER TOGETHER WITH DU/POF. App

Key facts

• Clubhouse
• Sauna
• Waterfront pool

Tags

• INTRACOASTAL WATER VIEWS
• OPEN BALCONY
• WATERFRONT POOL
• CLUBHOUSE
• SAUNA
• TENNIS COURTS

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association covers amenities, common areas, cable TV and internet; On-site amenities include billiard room, bike storage, elevators, hobby room, laundry, barbecue, picnic area, pool, sauna, tennis courts and trash service

Exterior

• Parking: Assigned parking; Guest parking; One additional space
• Security: Doorman; Secured lobby; Elevator secured; Key card entry; Phone entry; Fire alarm; Smoke detector(s)
• Utilities: Water: (municipal not specified); Sewer: (not specified); Power: (not specified)
• Home design: Condominium in a 10-story building; Entry on level 4; Has a view; Property attached
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Intracoastal access; Association pool

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Trash compactor; Disposal; Electric water heater
• Bedrooms: Bedroom located on the main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Walk-in closet(s); Den
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $219k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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; 1380 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $4,881/mo this rent would consume 112% 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 $7k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $61k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 10 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 $165k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 2.23% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.51%
• DSCR: 2.36
• GRM: 3.7

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: 10.8%
• Equity multiple: 1.41×
• Total profit: $25,144
• Equity at exit: $32,654

10-year hold

• IRR: 16.7%
• Equity multiple: 2.14×
• Total profit: $70,118
• Equity at exit: $18,935

Cash invested: $61,320 (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: 3.7×

Monthly cashflow live

• Estimated rent: $4,881 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$426 /mo · $5,118/yr
• Insurance: −$91
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$631
• Vacancy / Maint / Mgmt: −$1,025
• Net cashflow: $1,132

Break-even live

Break-even rent $3,448

Max offer price $219,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,256	-5% $1,194	+0% $1,132	+5% $1,070	+10% $1,008
Rent	-10% $747	-5% $940	+0% $1,132	+5% $1,325	+10% $1,518
Rate	-1.0pp $1,243	-0.5pp $1,188	base $1,132	+0.5pp $1,076	+1.0pp $1,018

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	11d	18	0.23mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	14d	17	0.23mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,605	$5.87	0d	1	0.24mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	9d	7	0.27mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	20d	8	0.27mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	11d	6	0.27mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	15d	7	0.27mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	4d	7	0.39mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	15d	8	0.39mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	0d	1	0.44mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	25d	1	0.44mi
1803 S Ocean Dr Unit 1540434P Hollywood, FL	1.0	1.0	796	$5,306	$6.67	0d	1	0.49mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	25d	1	0.50mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	25d	1	0.50mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	25d	1	0.50mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$3,820	$3.62	3d	2	0.50mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	4d	1	0.50mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	4d	1	0.50mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	25d	5	0.55mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	23d	4	0.55mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	25d	3	0.55mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	23d	1	0.55mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	9d	1	0.55mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	25d	1	0.55mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	25d	1	0.55mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	25d	1	0.55mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	9d	1	0.55mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	4d	1	0.55mi
4010 S Ocean Dr Unit 1227249P Hollywood, FL	1.0–3.0	1.5–2.5	1140	$5,730	$5.02	0d	3	0.55mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	4d	2	0.58mi
4111 S Ocean Dr Unit 1557596P Hollywood, FL	1.0	1.0	796	$5,356	$6.73	9d	1	0.58mi
4111 S Ocean Dr #1810 Hollywood, FL	1.0	1.0	1000	$5,500	$5.50	25d	1	0.58mi
4111 S Ocean Dr Unit 1022174P Hollywood, FL	1.0	1.0	850	$4,166	$4.90	0d	1	0.58mi
4111 S Ocean Dr Unit 1296213P Hollywood, FL	1.0–3.0	1.0–3.0	1248	$7,821	$6.27	0d	3	0.58mi
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	0.63mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	25d	1	0.63mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	25d	1	0.63mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	25d	1	0.63mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	25d	3	0.63mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	22d	4	0.63mi

HOA detail condo

• Monthly dues: $631 · $7,572/yr
• Likely covers: waterinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-21
   days on market $219,000 Active 35 DOM
2. 2026-06-18
   days on market $219,000 Active 32 DOM
3. 2026-06-17
   days on market $219,000 Active 31 DOM
4. 2026-06-16
   days on market $219,000 Active 30 DOM
5. 2026-06-15
   days on market $219,000 Active 29 DOM
6. 2026-06-13
   days on market $219,000 Active 27 DOM
7. 2026-06-09
   days on market $219,000 Active 23 DOM
8. 2026-06-08
   days on market $219,000 Active 22 DOM
9. 2026-06-07
   days on market $219,000 Active 21 DOM
10. 2026-06-04
    pricedays on market $219,000 Active 18 DOM
11. 2026-06-03
    days on market $229,000 Active 17 DOM
12. 2026-06-02
    days on market $229,000 Active 16 DOM
13. 2026-06-01
    days on market $229,000 Active 15 DOM
14. 2026-05-31
    days on market $229,000 Active 14 DOM
15. 2026-05-17
    listed $229,000 Active
16. 2026-02-28
    historical
17. 2025-12-10
    price $230,000
18. 2025-08-30
    listed $240,000 Active
19. 2025-05-31
    historical
20. 2025-03-17
    price $230,000
21. 2025-03-17
    price $230
22. 2025-01-27
    historical $2,100
23. 2025-01-04
    price $240,000
24. 2024-12-03
    price $2,100
25. 2024-11-26
    listed $2,175
26. 2024-11-21
    price $245,000
27. 2024-10-29
    price $249,000
28. 2024-09-05
    price $260,000
29. 2024-08-23
    listed $270,000 Active
30. 2024-08-20
    historical $2,175
31. 2024-08-19
    historical
32. 2024-07-21
    price $270,000
33. 2024-07-19
    price $2,175
34. 2024-05-07
    price $285,000
35. 2024-04-07
    listed $2,150
36. 2024-03-21
    listed $295,000 Active
37. 2024-03-05
    historical $2,150
38. 2024-02-14
    listed $2,150
39. 2024-02-08
    historical $2,300
40. 2024-01-29
    listed $2,300
41. 2021-06-28
    soldstatus $165,000
42. 2021-06-18
    soldstatus $165,000 Closed
43. 2021-05-08
    status Pending
44. 2021-04-14
    status Active
45. 2021-03-11
    historical Active Under Contract
46. 2021-03-01
    listed $178,000 Active
47. 1998-04-16
    soldstatus $54,000
48. 1978-06-01
    soldstatus $5,133,333

ⓘ 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: $5,118 · $426/mo
• Projected year-2 tax: $5,118 · $426/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 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 27 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: $58,574
• − Mortgage interest: −$12,267
• − Property taxes: −$5,118
• − Insurance: −$6,214
• − Repairs & maintenance: −$4,686
• − Management: −$4,686
• − HOA: −$7,572
• − Depreciation: −$6,371
• Taxable income: $11,660
• Est. tax owed @ 24.0%: −$2,798
• After-tax cash flow: $10,790/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

-95.5% since first listed

34 events — show timeline

• 2026-05-17 Listed $229,000 MARMLS
• 2026-02-28 Listing Removed — MARMLS
• 2025-12-10 Price Changed $230,000 MARMLS
• 2025-08-30 Listed $240,000 MARMLS
• 2025-05-31 Listing Removed — MARMLS
• 2025-03-17 Price Changed $230,000 MARMLS
• 2025-03-17 Price Changed $230 MARMLS
• 2025-01-27 Rental Removed $2,100 MARMLS
• 2025-01-04 Price Changed $240,000 MARMLS
• 2024-12-03 Price Changed $2,100 MARMLS
• 2024-11-26 Listed for Rent $2,175 MARMLS
• 2024-11-21 Price Changed $245,000 MARMLS
• 2024-10-29 Price Changed $249,000 MARMLS
• 2024-09-05 Price Changed $260,000 MARMLS
• 2024-08-23 Listed $270,000 MARMLS
• 2024-08-20 Rental Removed $2,175 MARMLS
• 2024-08-19 Listing Removed — MARMLS
• 2024-07-21 Price Changed $270,000 MARMLS
• 2024-07-19 Price Changed $2,175 MARMLS
• 2024-05-07 Price Changed $285,000 MARMLS
• 2024-04-07 Listed for Rent $2,150 MARMLS
• 2024-03-21 Listed $295,000 MARMLS
• 2024-03-05 Rental Removed $2,150 MARMLS
• 2024-02-14 Listed for Rent $2,150 MARMLS
• 2024-02-08 Rental Removed $2,300 MARMLS
• 2024-01-29 Listed for Rent $2,300 MARMLS
• 2021-06-28 Sold (Public Records) $165,000 Public Records
• 2021-06-18 Sold (MLS) $165,000 MARMLS
• 2021-05-08 Pending — MARMLS
• 2021-04-14 Relisted — MARMLS
• 2021-03-11 Contingent — MARMLS
• 2021-03-01 Listed $178,000 MARMLS
• 1998-04-16 Sold (Public Records) $54,000 Public Records
• 1978-06-01 Sold (Public Records) $5,133,333 Public Records

Property tax history

+12.7%/yr

Latest (2025): $5,118 · -1.8% YoY. Source: county tax records.