329 SE 3rd St Unit 302s · Hallandale Beach, FL 33009

$164,900

1 bd · 1.0 ba · 735 sqft · Condo public records · 42 Days on market

Built 1969 $574/mo HOA · 29% of rent

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Why this score? — see what drove the D 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 +10.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a beautiful 55+ Community with super low HOA and great opportunity to make new friends. Rentals are allowed after 2 years with some limatations. This is an ideal location right across from the World Famous Gulfstream Race Track/Casino, Minutes from the high-end Aventura ParkSquare, which contains some of the best restaurants in the area, and it's very near the best place to shop in Miami, Aventura Mall. This Turn-Key Condo has great natural light with beautiful floors and nice sized balcony.

Key facts

• $574 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with no restrictions
• HOA & community: Monthly association fee; Association includes cable TV, insurance, grounds maintenance, pest control, trash, water, common areas, elevator, and pool service; Association amenities: elevator(s), laundry, picnic area, parking, pool, bike storage, community room, maintenance

Exterior

• Parking: Assigned open parking (1 space total); Open parking
• Security: Closed-circuit cameras; Fire alarm; Smoke detectors; Other security features
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Condominium; One-level unit; Entry at level 1; Updated / remodeled; Located in a 5-story building
• Construction: Block / concrete block construction (no stucco); Concrete roof; Built on concrete foundation
• Exterior features: Pool; Picnic area; Community room; Bike storage; Maintenance services; Parking; Elevator(s); Not waterfront; South-facing

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Trash compactor
• Bedrooms: One bedroom on the main level
• Flooring: Tile
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); ENERGY STAR qualified windows; Accessible doors and hallways
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (10.8% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $147k (10.8% below list) — sets the bar for cash-flow.

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); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 71% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 48% district-wide (-21 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 1373 active listings in the ZIP; 14 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 $1,996/mo this rent would consume 46% 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 $5k 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 42 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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: HOA is 29% of rent.

Recommended offer $147,147 (10.8% 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 42 days. Have you received any prior offers? Is the seller open to a 11% 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.21% ✓
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 6.9

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: -24.8%
• Equity multiple: 0.18×
• Total profit: $-37,794
• Equity at exit: $24,587

10-year hold

• IRR: -38.7%
• Equity multiple: -0.28×
• Total profit: $-59,303
• Equity at exit: $14,258

Cash invested: $46,172 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$865
• Tax from tax record: −$170 /mo · $2,040/yr
• Insurance: −$69
• HOA: −$574
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-100

Break-even live

Break-even rent $2,123

Max offer price $147,147

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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	0.50mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	0.54mi
820 SW 1st Pl Hallandale Beach, FL	2.0	1.0	430	$1,675	$3.90	24d	1	0.98mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	1d	62	1.00mi
220 SW 9th Ave #219 Hallandale Beach, FL	1.0	1.0	625	$1,550	$2.48	4d	1	1.05mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$1,580	$2.05	20d	2	1.07mi
230 SW 11th Ave #17 Hallandale Beach, FL	1.0	1.0	580	$1,390	$2.40	3d	1	1.30mi
280 SW 11th Ave #5 Hallandale Beach, FL	1.0	1.0	580	$1,475	$2.54	24d	1	1.31mi
340 SW 11th Ave Unit 2A Hallandale Beach, FL	1.0	1.0	466	$1,575	$3.38	11d	1	1.32mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	1d	2	1.34mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	1d	5	1.34mi
836 NW 10th St Unit 4 Hallandale Beach, FL	—	1.0	423	$1,250	$2.96	24d	1	1.37mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,400	$3.17	24d	1	1.37mi
900 SW 11th Ave Unit 17C Hallandale Beach, FL	1.0	1.0	625	$1,600	$2.56	24d	1	1.40mi

HOA detail condo

• Monthly dues: $574 · $6,888/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $164,900 Active 42 DOM
2. 2026-06-17
   days on market $164,900 Active 41 DOM
3. 2026-06-16
   days on market $164,900 Active 40 DOM
4. 2026-06-15
   days on market $164,900 Active 39 DOM
5. 2026-06-13
   days on market $164,900 Active 37 DOM
6. 2026-06-09
   days on market $164,900 Active 33 DOM
7. 2026-06-08
   days on market $164,900 Active 32 DOM
8. 2026-06-07
   days on market $164,900 Active 31 DOM
9. 2026-06-04
   days on market $164,900 Active 28 DOM
10. 2026-06-03
    days on market $164,900 Active 27 DOM
11. 2026-06-02
    days on market $164,900 Active 26 DOM
12. 2026-06-01
    days on market $164,900 Active 25 DOM
13. 2026-05-31
    days on market $164,900 Active 24 DOM
14. 2026-05-07
    listed $164,900 Active
15. 2026-05-06
    price $164,900
16. 2022-11-08
    soldstatus $145,000
17. 2022-11-07
    soldstatus $145,000 Closed 504-char remark

    Show marketing remark (504 chars)

    This is a beautiful 55+ Community with super low HOA and great opportunity to make new friends. Rentals are allowed after 2 years with some limatations. This is an ideal location right across from the World Famous Gulfstream Race Track/Casino, Minutes from the high-end Aventura ParkSquare, which contains some of the best restaurants in the area, and it's very near the best place to shop in Miami, Aventura Mall. This Turn-Key Condo has great natural light with beautiful floors and nice sized balcony.

18. 2022-10-07
    status Pending 504-char remark

    Show marketing remark (504 chars)

    This is a beautiful 55+ Community with super low HOA and great opportunity to make new friends. Rentals are allowed after 2 years with some limatations. This is an ideal location right across from the World Famous Gulfstream Race Track/Casino, Minutes from the high-end Aventura ParkSquare, which contains some of the best restaurants in the area, and it's very near the best place to shop in Miami, Aventura Mall. This Turn-Key Condo has great natural light with beautiful floors and nice sized balcony.

19. 2022-09-07
    price $155,000 504-char remark

    Show marketing remark (504 chars)

    This is a beautiful 55+ Community with super low HOA and great opportunity to make new friends. Rentals are allowed after 2 years with some limatations. This is an ideal location right across from the World Famous Gulfstream Race Track/Casino, Minutes from the high-end Aventura ParkSquare, which contains some of the best restaurants in the area, and it's very near the best place to shop in Miami, Aventura Mall. This Turn-Key Condo has great natural light with beautiful floors and nice sized balcony.

20. 2022-07-08
    listed $165,000 Active 504-char remark

    Show marketing remark (504 chars)

    This is a beautiful 55+ Community with super low HOA and great opportunity to make new friends. Rentals are allowed after 2 years with some limatations. This is an ideal location right across from the World Famous Gulfstream Race Track/Casino, Minutes from the high-end Aventura ParkSquare, which contains some of the best restaurants in the area, and it's very near the best place to shop in Miami, Aventura Mall. This Turn-Key Condo has great natural light with beautiful floors and nice sized balcony.

21. 1991-04-16
    soldstatus $27,000
22. 1969-02-01
    soldstatus $13,000

ⓘ 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: $2,040 · $170/mo
• Projected year-2 tax: $2,040 · $170/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,955
• − Mortgage interest: −$9,237
• − Property taxes: −$2,040
• − Insurance: −$824
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − HOA: −$6,888
• − Depreciation: −$4,797
• Taxable loss: −$3,665
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $-326/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

+1168.5% since first listed

9 events — show timeline

• 2026-05-07 Listed $164,900 Beaches MLS
• 2026-05-06 Price Changed $164,900 Beaches MLS
• 2022-11-08 Sold (Public Records) $145,000 Public Records
• 2022-11-07 Sold (MLS) $145,000 MARMLS
• 2022-10-07 Pending — MARMLS
• 2022-09-07 Price Changed $155,000 MARMLS
• 2022-07-08 Listed $165,000 MARMLS
• 1991-04-16 Sold (Public Records) $27,000 Public Records
• 1969-02-01 Sold (Public Records) $13,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,040 · +2.2% YoY. Source: county tax records.