720 NW 4th St · Hallandale Beach, FL 33009

$480,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 87 Days on market

Built 1983 4,000 sqft lot Est $485k · at est.

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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 +13.5/30.0
• ARV discount +8.0/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BANK WANTS TO SELL THIS ONE QUICKLY!! BANK OWNED 3/2. UPDATED BATHROOMS AND NEWER KITCHEN. BANK MOTIVATED TO GET IT SOLD. IT DOES NOT GET ANY CHEAPER THAN THIS. BRING BUYERS TODAY. HOUSE IN GREAT CONDITION AND EASY ACCESS TO BEACH, SHOPPING, SCHOOL S, AND HIGHWAYS. CENTRALLY LOCATED! AT THIS PRICE THIS ONE WON'T LAST LONG. HOW MUCH CHEAPER CAN YOU GET??!!

Key facts

• Air conditioned shed
• Impact windows
• 4,000 sq ft lot

Tags

• FULL IRRIGATION SYSTEM
• IMPACT WINDOWS
• SECURITY CAMERA SAFETY SYSTEM
• SEPARATE LAUNDRY ROOM
• AIR CONDITIONED SHED

Property features AI

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces south; Effective year built
• Construction: Block construction; Tar/gravel roof; Less than quarter acre lot
• Exterior features: Fence; Shed; City street frontage (paved)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Includes a den; Includes a storage room
• Flooring: Ceramic tile; Hardwood; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Bedroom on main level; First floor entry
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $17 ($200/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $361k (24.8% below list).
• Recommended offer: $361k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.2% in Hallandale Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $3,609/mo this rent would consume 83% 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 $14k 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 87 days — a 6% lower offer ($451k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $127k; list at $480k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $360,897 (24.8% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $485,280
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 SW 7th Ave	0.43mi	3/2.0	1,328 (-8%)	12mo	$440,000	$331	57
811 NW 5th Ave	0.34mi	2/1.0 (-1)	1,272 (-12%)	5mo	$310,000	$244	52
910 NW 4th Ave	0.45mi	3/2.5	1,560 (+8%)	18mo	$570,000	$365	48
617 SW 4th Ct	0.73mi	3/2.0	1,232 (-14%)	18mo	$415,000	$337	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-86,062
• Equity at exit: $71,570

10-year hold

• IRR: -16.3%
• Equity multiple: 0.18×
• Total profit: $-110,025
• Equity at exit: $41,502

Cash invested: $134,400 (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: 11.1×

Monthly cashflow live

• Estimated rent: $3,609 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $17

Break-even live

Break-even rent $3,588

Max offer price $480,000

Occupancy floor 95%

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
852 NW 8th St #852 Hallandale Beach, FL	3.0	2.0	1170	$2,800	$2.39	22d	1	0.35mi
841 NW 10th St Hallandale Beach, FL	3.0	2.0	1485	$3,100	$2.09	7d	1	0.44mi
841 NW 10th St Unit 841C Hallandale Beach, FL	3.0	2.0	1585	$3,200	$2.02	20d	1	0.44mi
421 W Pembroke Rd Hallandale Beach, FL	4.0	2.0	1250	$3,999	$3.20	24d	1	0.47mi
220 SW 9th Ave #516 Hallandale Beach, FL	2.0	2.0	918	$2,200	$2.40	24d	1	0.53mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$2,200	$2.85	20d	2	0.54mi
208 NE 2nd Ave Hallandale Beach, FL	4.0	2.0	1542	$4,650	$3.02	24d	1	0.63mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,500	$2.60	24d	1	0.63mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,800	$2.77	7d	1	0.63mi
1056 SW 2nd St Unit 1056 Hallandale Beach, FL	3.0	2.0	1000	$3,300	$3.30	24d	1	0.65mi
1077 SW 2nd St Unit 2 Hallandale Beach, FL	2.0	1.0	1829	$2,500	$1.37	7d	1	0.66mi
1033 SW 3rd St Hallandale Beach, FL	2.0	1.0	875	$2,800	$3.20	24d	1	0.68mi
212 SW 1st Ave Hallandale Beach, FL	4.0	3.0	1800	$10,000	$5.56	24d	1	0.69mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	24d	1	0.74mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$4,120	$4.10	1d	62	0.76mi
301 SW 5th St Hallandale Beach, FL	2.0	2.0	1792	$4,000	$2.23	20d	1	0.79mi
401 SW 10th Ter Unit A Hallandale Beach, FL	2.0	1.0	1200	$2,400	$2.00	20d	1	0.79mi
322 SW 11th Ave Hallandale Beach, FL	3.0	1.0	1200	$2,699	$2.25	24d	1	0.81mi
1306 S 29th Ave Hollywood, FL	3.0	2.0	1500	$3,300	$2.20	18d	1	0.84mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$3,638	$3.74	15d	48	0.85mi
644 SW 7th Ct Hallandale Beach, FL	3.0	2.0	1492	$3,800	$2.55	3d	1	0.85mi
1120 S 28th Ave Hollywood, FL	4.0	2.0	1576	$4,275	$2.71	2d	1	0.86mi
712 SW 7th Ter Hallandale Beach, FL	4.0	3.0	1356	$4,500	$3.32	20d	1	0.88mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	7d	1	0.91mi
211 SE 4th St #3 Hallandale Beach, FL	3.0	2.5	1290	$3,950	$3.06	24d	1	0.91mi
2740 Dewey St Hollywood, FL	3.0	1.0	1191	$2,900	$2.43	12d	1	0.92mi
707 SW 3rd Ave Hallandale Beach, FL	3.0	2.0	1369	$5,500	$4.02	5d	1	0.92mi
839 SW 8th St #1 Hallandale Beach, FL	2.0	1.5	1300	$1,500	$1.15	22d	1	0.94mi
110 N Federal Hwy #1401 Hallandale Beach, FL	2.0	2.0	1220	$3,999	$3.28	7d	1	0.95mi
2648 Washington St Hollywood, FL	2.0	1.0	1193	$2,800	$2.35	24d	1	0.95mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$3,675	$3.24	24d	5	0.97mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	2d	1	0.99mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	15d	1	0.99mi
2849 Dewey St Unit 2849 Hollywood, FL	2.0	2.0	1265	$2,600	$2.06	11d	1	1.00mi
2849 Dewey St Unit 2849 Hollywood, FL	2.0	2.0	1265	$2,600	$2.06	7d	1	1.00mi
223 SW 10th St Hallandale Beach, FL	3.0	3.0	1289	$3,900	$3.03	24d	1	1.10mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	12d	1	1.11mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	24d	1	1.11mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	1.11mi
211 SE 9th St Hallandale Beach, FL	4.0	3.0	1540	$4,250	$2.76	24d	1	1.16mi

Listing history 16 events

1. 2026-06-18
   days on market $480,000 Active 87 DOM
2. 2026-06-17
   days on market $480,000 Active 86 DOM
3. 2026-06-16
   days on market $480,000 Active 85 DOM
4. 2026-06-15
   days on market $480,000 Active 84 DOM
5. 2026-06-13
   days on market $480,000 Active 82 DOM
6. 2026-06-09
   days on market $480,000 Active 78 DOM
7. 2026-06-08
   days on market $480,000 Active 77 DOM
8. 2026-06-07
   days on market $480,000 Active 76 DOM
9. 2026-06-04
   days on market $480,000 Active 73 DOM
10. 2026-06-03
    days on market $480,000 Active 72 DOM
11. 2026-06-02
    days on market $480,000 Active 71 DOM
12. 2026-06-01
    days on market $480,000 Active 70 DOM
13. 2026-05-31
    days on market $480,000 Active 69 DOM
14. 2026-03-20
    listed $480,000 Active
15. 2008-10-07
    soldstatus $127,000 360-char remark

    Show marketing remark (360 chars)

    BANK WANTS TO SELL THIS ONE QUICKLY!! BANK OWNED 3/2. UPDATED BATHROOMS AND NEWER KITCHEN. BANK MOTIVATED TO GET IT SOLD. IT DOES NOT GET ANY CHEAPER THAN THIS. BRING BUYERS TODAY. HOUSE IN GREAT CONDITION AND EASY ACCESS TO BEACH, SHOPPING, SCHOOL S, AND HIGHWAYS. CENTRALLY LOCATED! AT THIS PRICE THIS ONE WON'T LAST LONG. HOW MUCH CHEAPER CAN YOU GET??!!

16. 2008-07-05
    listed $125,000 360-char remark

    Show marketing remark (360 chars)

    BANK WANTS TO SELL THIS ONE QUICKLY!! BANK OWNED 3/2. UPDATED BATHROOMS AND NEWER KITCHEN. BANK MOTIVATED TO GET IT SOLD. IT DOES NOT GET ANY CHEAPER THAN THIS. BRING BUYERS TODAY. HOUSE IN GREAT CONDITION AND EASY ACCESS TO BEACH, SHOPPING, SCHOOL S, AND HIGHWAYS. CENTRALLY LOCATED! AT THIS PRICE THIS ONE WON'T LAST LONG. HOW MUCH CHEAPER CAN YOU GET??!!

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $3,984 · $332/mo
• Expected delta: +$2,577/yr (+$215/mo · 183.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $43,308
• − Mortgage interest: −$26,887
• − Property taxes: −$1,407
• − Insurance: −$2,400
• − Repairs & maintenance: −$3,465
• − Management: −$3,465
• − Depreciation: −$13,964
• Taxable loss: −$8,280
• Est. tax savings @ 24.0%: +$1,987
• After-tax cash flow: $2,187/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

+284.0% since first listed

3 events — show timeline

• 2026-03-20 Listed $480,000 MARMLS
• 2008-10-07 Sold (MLS) $127,000 MARMLS
• 2008-07-05 Listed $125,000 MARMLS

Property tax history

+0.5%/yr

Latest (2025): $1,407 · +2.6% YoY. Source: county tax records.