160 NE 8th Ave Unit 21A · Hallandale Beach, FL 33009

$100,000

1 bd · 1.0 ba · 650 sqft · Condo public records · 28 Days on market

Built 1964 $450/mo HOA · 21% 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

CHARMING 1 BEDROOM CONDO ON THE 1ST FLOOR IN THE HEART OF HALLANDALE BEACH! Located in a highly desirable, walkable area east of US-1, this fully furnished, turn key unit is perfect for stress free living. The beautifully maintained, well managed building features incredibly low monthly maintenance fees that cover an extensive list of amenities, including water, trash, sewer, pool service, and roof repairs. Enjoy the ultimate convenience of your own private parking space located directly in front of the apartment's rear entrance for easy access. Take advantage of the fantastic community perks like a refreshing pool and shuffleboard courts. Situated in a quiet and safe 55+ community, you are

Key facts

• Short walk to beach
• Shuffleboard courts
• Refreshing pool

Tags

• PRIVATE PARKING SPACE
• REFRESHING POOL
• SHUFFLEBOARD COURTS
• WALKABLE AREA
• SHORT WALK TO BEACH
• NEARBY SHOPPING CENTERS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $450; Annual association fee component listed; Association covers common areas, laundry, grounds maintenance, pool(s), roof, sewer, trash, and water; Community amenities include pool, shuffleboard court, and vehicle wash area; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Complex fenced; Secured lobby
• Utilities: Cable available
• Home design: Attached property; 2 stories; Entry on level 1
• Construction: Brick and block construction; Wall fencing
• Exterior features: Balcony; Patio; Screened patio; Association pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window cooling units
• Interior features: Furnished; Living/dining room; Tub with shower; First floor entry
• Laundry & utility: Laundry included (community laundry listed in association fee inclusions)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 10 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 $2,139/mo this rent would consume 49% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $34k; list at $100k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 21% of rent.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.14% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.13%
• DSCR: 1.85
• GRM: 3.9

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: 6.9%
• Equity multiple: 1.26×
• Total profit: $7,202
• Equity at exit: $14,910

10-year hold

• IRR: 12.7%
• Equity multiple: 1.83×
• Total profit: $23,367
• Equity at exit: $8,646

Cash invested: $28,000 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,139 high
• Mortgage (P&I): −$524
• Tax from tax record: −$227 /mo · $2,729/yr
• Insurance: −$42
• HOA: −$450
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $446

Break-even live

Break-even rent $1,574

Max offer price $100,000

Occupancy floor 74%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	0.29mi
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	0.29mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	1d	62	0.77mi
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	1.06mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	1d	5	1.07mi
820 SW 1st Pl Hallandale Beach, FL	2.0	1.0	430	$1,675	$3.90	24d	1	1.24mi
220 SW 9th Ave #219 Hallandale Beach, FL	1.0	1.0	625	$1,550	$2.48	4d	1	1.32mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$1,580	$2.05	20d	2	1.34mi
836 NW 10th St Unit 4 Hallandale Beach, FL	—	1.0	423	$1,250	$2.96	24d	1	1.39mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,400	$3.17	24d	1	1.40mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: watersewertrashroofpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $100,000 Active 28 DOM
2. 2026-06-17
   days on market $100,000 Active 27 DOM
3. 2026-06-16
   days on market $100,000 Active 26 DOM
4. 2026-06-15
   days on market $100,000 Active 25 DOM
5. 2026-06-13
   days on market $100,000 Active 23 DOM
6. 2026-06-09
   days on market $100,000 Active 19 DOM
7. 2026-06-08
   days on market $100,000 Active 18 DOM
8. 2026-06-07
   days on market $100,000 Active 17 DOM
9. 2026-06-04
   days on market $100,000 Active 14 DOM
10. 2026-06-03
    days on market $100,000 Active 13 DOM
11. 2026-06-02
    days on market $100,000 Active 12 DOM
12. 2026-06-01
    days on market $100,000 Active 11 DOM
13. 2026-05-31
    days on market $100,000 Active 10 DOM
14. 2026-05-21
    listed $100,000 Active
15. 2026-05-17
    historical
16. 2026-02-19
    price $118,000
17. 2025-11-19
    listed $128,000 Active
18. 1992-03-13
    soldstatus $34,500
19. 1987-02-01
    soldstatus $35,000

ⓘ 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: $2,729 · $227/mo
• Projected year-2 tax: $2,729 · $227/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: $25,669
• − Mortgage interest: −$5,602
• − Property taxes: −$2,729
• − Insurance: −$500
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$5,400
• − Depreciation: −$2,909
• Taxable income: $4,422
• Est. tax owed @ 24.0%: −$1,061
• After-tax cash flow: $4,295/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

+185.7% since first listed

6 events — show timeline

• 2026-05-21 Listed $100,000 MARMLS
• 2026-05-17 Listing Removed — MARMLS
• 2026-02-19 Price Changed $118,000 MARMLS
• 2025-11-19 Listed $128,000 MARMLS
• 1992-03-13 Sold (Public Records) $34,500 Public Records
• 1987-02-01 Sold (Public Records) $35,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,729 · +7.4% YoY. Source: county tax records.