121 Golden Isles Dr #205 · Hallandale Beach, FL 33009

$374,900

2 bd · 2.0 ba · 1,125 sqft · Condo public records · 92 Days on market

Built 1970 $855/mo HOA · 21% 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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New Price - Elevated Value - Premier Waterfront Living on the Intracoastal! Experience the ultimate South Florida lifestyle from this fully renovated, move-in-ready condo with unobstructed Intracoastal views in the heart of Hallandale Beach. This beautifully remodeled and thoughtfully updated home is offered turnkey. Flooded with natural light, it features an open-concept layout, an updated kitchen, granite countertops, and tastefully renovated bathrooms with contemporary finishes. Every detail has been upgraded, delivering a clean, sophisticated living experience. Step onto your private balcony and take in panoramic water views, glowing sunsets, and passing yachts — a daily reminder

Key facts

• Waterfront views
• Fitness center
• Private balcony

Tags

• WATERFRONT VIEWS
• PRIVATE BALCONY
• SECURED ENTRY
• RENOVATED LOBBY
• FITNESS CENTER
• BILLIARDS ROOM

Property features AI

Finance

• Other: Heated pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes management, amenities, cable TV, insurance, laundry, recreation facilities, reserve fund, roof, sewer and water; Association amenities: billiard room, community kitchen, fitness center, laundry, barbecue, picnic area, pool, storage, elevators

Exterior

• Parking: One assigned parking space
• Security: Key card entry
• Utilities: Has cooling (central air); Has heating (central)
• Home design: Condo/Apartment in a 15-story building; Waterfront building with Intracoastal access; Updated/remodeled; Second-floor entry
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio; Security/high impact doors; Privacy wall; Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Breakfast bar; Built-in features; Entrance foyer; First floor entry; Living/dining room; Walk-in closet(s); Closet cabinetry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $349k (6.8% below list).
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $341k (9.0% below list) — sets the bar for market timing.

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); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 1380 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $4,091/mo this rent would consume 94% 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 $3k of loan paydown is wiped out by about $11k 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 92 days — a 9% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $24k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $260k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $341,159 (9.0% 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 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.09% ✓
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 7.6

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: -22.7%
• Equity multiple: 0.24×
• Total profit: $-79,763
• Equity at exit: $55,899

10-year hold

• IRR: -29.1%
• Equity multiple: -0.14×
• Total profit: $-119,347
• Equity at exit: $32,415

Cash invested: $104,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $4,091 high
• Mortgage (P&I): −$1,966
• Tax from tax record: −$400 /mo · $4,802/yr
• Insurance: −$156
• HOA: −$855
• Vacancy / Maint / Mgmt: −$859
• Net cashflow: $-145

Break-even live

Break-even rent $4,275

Max offer price $349,265

Occupancy floor 99%

Sensitivity live

Price	-10% $67	-5% $-39	+0% $-145	+5% $-251	+10% $-357
Rent	-10% $-468	-5% $-307	+0% $-145	+5% $16	+10% $178
Rate	-1.0pp $44	-0.5pp $-50	base $-145	+0.5pp $-242	+1.0pp $-341

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	26d	1	0.03mi
201 Golden Isles Dr #302 Hallandale Beach, FL	2.0	2.0	1150	$3,975	$3.46	26d	1	0.12mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1522	$3,650	$2.40	20d	3	0.16mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	14d	2	0.16mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	9d	2	0.16mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,000	$2.59	16d	3	0.16mi
1965 S Ocean Dr Unit 14F Hallandale Beach, FL	2.0	2.0	1275	$4,800	$3.76	0d	1	0.19mi
1985 S Ocean Dr Unit 9G Hallandale Beach, FL	2.0	2.0	1240	$3,700	$2.98	26d	1	0.19mi
1985 S Ocean Dr Unit 21P Hallandale Beach, FL	2.0	2.0	1380	$3,800	$2.75	9d	1	0.19mi
1985 S Ocean Dr Unit 22P Hallandale Beach, FL	2.0	2.0	1380	$4,000	$2.90	26d	1	0.19mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$4,900	$3.63	16d	1	0.24mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	26d	1	0.24mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	18d	1	0.24mi
2017 S Ocean Dr #1107 Hallandale Beach, FL	2.0	2.0	1270	$3,900	$3.07	15d	1	0.24mi
1904 S Ocean Dr #1707 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	26d	1	0.26mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL	2.0	1.0–2.0	640	$4,219	$6.59	0d	3	0.26mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	22d	4	0.27mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	26d	3	0.27mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	26d	1	0.27mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	26d	1	0.27mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	26d	1	0.27mi
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	0.28mi
1950 S Ocean Dr Unit 12M Hallandale Beach, FL	1.0	1.5	870	$3,800	$4.37	3d	1	0.28mi
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	14d	1	0.28mi
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	7d	1	0.28mi
1950 S Ocean Dr Unit 12M Hallandale Beach, FL	1.0	1.5	870	$3,800	$4.37	19d	1	0.28mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	12d	1	0.31mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	26d	1	0.31mi
1850 S Ocean Dr #2909 Hallandale Beach, FL	2.0	1.0	1086	$4,050	$3.73	26d	1	0.32mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,300	$3.96	26d	1	0.32mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	5d	1	0.32mi
1850 S Ocean Dr #4009 Hallandale Beach, FL	2.0	1.0	1086	$3,900	$3.59	26d	1	0.32mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,800	$3.75	4d	7	0.34mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,825	$3.77	26d	9	0.34mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,775	$3.73	4d	8	0.34mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,750	$3.71	4d	9	0.34mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,850	$3.79	6d	7	0.34mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	5d	2	0.35mi
1830 S Ocean Dr #1610 Hallandale Beach, FL	2.0	2.0	1337	$6,500	$4.86	26d	1	0.35mi
1830 S Ocean Dr #4810 Hallandale Beach, FL	2.0	2.0	1337	$5,500	$4.11	22d	1	0.35mi

HOA detail condo

• Monthly dues: $855 · $10,260/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $374,900 Active 92 DOM
2. 2026-06-18
   days on market $374,900 Active 89 DOM
3. 2026-06-17
   days on market $374,900 Active 88 DOM
4. 2026-06-16
   days on market $374,900 Active 87 DOM
5. 2026-06-15
   days on market $374,900 Active 86 DOM
6. 2026-06-13
   pricedays on market $374,900 Active 84 DOM
7. 2026-06-09
   days on market $375,000 Active 80 DOM
8. 2026-06-08
   days on market $375,000 Active 79 DOM
9. 2026-06-07
   days on market $375,000 Active 78 DOM
10. 2026-06-04
    days on market $375,000 Active 75 DOM
11. 2026-06-03
    days on market $375,000 Active 74 DOM
12. 2026-06-02
    days on market $375,000 Active 73 DOM
13. 2026-06-01
    days on market $375,000 Active 72 DOM
14. 2026-05-31
    days on market $375,000 Active 71 DOM
15. 2026-05-08
    price $375,000
16. 2026-03-21
    listed $399,000 Active
17. 2026-03-21
    historical
18. 2026-03-14
    price $395,000
19. 2026-02-18
    price $399,000
20. 2026-02-04
    price $410,000
21. 2026-01-23
    price $415,000
22. 2026-01-03
    price $420,000
23. 2025-11-06
    listed $425,000 Active
24. 2024-07-18
    historical $2,650
25. 2024-07-18
    historical $2,650
26. 2024-07-03
    price $2,650
27. 2024-07-03
    price $2,250
28. 2024-05-07
    price $2,825
29. 2024-05-07
    price $2,400
30. 2024-04-30
    price $2,850
31. 2024-04-26
    price $2,450
32. 2024-04-04
    price $2,875
33. 2024-02-12
    listed $2,500
34. 2024-02-12
    listed $2,900
35. 2017-10-16
    soldstatus $260,000
36. 1996-03-29
    soldstatus $82,000

ⓘ 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: $4,802 · $400/mo
• Projected year-2 tax: $4,802 · $400/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: $49,097
• − Mortgage interest: −$21,000
• − Property taxes: −$4,802
• − Insurance: −$1,874
• − Repairs & maintenance: −$3,928
• − Management: −$3,928
• − HOA: −$10,260
• − Depreciation: −$10,906
• Taxable loss: −$7,601
• Est. tax savings @ 24.0%: +$1,824
• After-tax cash flow: $83/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

+357.3% since first listed

22 events — show timeline

• 2026-05-08 Price Changed $375,000 MARMLS
• 2026-03-21 Listing Removed — MARMLS
• 2026-03-21 Listed $399,000 MARMLS
• 2026-03-14 Price Changed $395,000 MARMLS
• 2026-02-18 Price Changed $399,000 MARMLS
• 2026-02-04 Price Changed $410,000 MARMLS
• 2026-01-23 Price Changed $415,000 MARMLS
• 2026-01-03 Price Changed $420,000 MARMLS
• 2025-11-06 Listed $425,000 MARMLS
• 2024-07-18 Rental Removed $2,650 MARMLS
• 2024-07-18 Rental Removed $2,650 MARMLS
• 2024-07-03 Price Changed $2,650 MARMLS
• 2024-07-03 Price Changed $2,250 MARMLS
• 2024-05-07 Price Changed $2,825 MARMLS
• 2024-05-07 Price Changed $2,400 MARMLS
• 2024-04-30 Price Changed $2,850 MARMLS
• 2024-04-26 Price Changed $2,450 MARMLS
• 2024-04-04 Price Changed $2,875 MARMLS
• 2024-02-12 Listed for Rent $2,500 MARMLS
• 2024-02-12 Listed for Rent $2,900 MARMLS
• 2017-10-16 Sold (Public Records) $260,000 Public Records
• 1996-03-29 Sold (Public Records) $82,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $4,802 · +2.0% YoY. Source: county tax records.