1000 Parkview Dr #523 · Hallandale Beach, FL 33009

$300,000

2 bd · 2.0 ba · 1,075 sqft · Condo public records · 318 Days on market

Built 1976 $754/mo HOA · 17% of rent

---

Why this score? — see what drove the C+ 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 +23.2/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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 MLS

Cozy 1/1.5 with den located in highly desired Three Islands in Hallandale Beach. Recreation Facilities include heated swimming pool, Tennis Courts, BBQ Areas & GYM. 24/7 security with attended lobby. Property is centrally located near great beaches, wonderful shopping, superb restaurants, and not to mention the beautiful Gulfstream Park. Unit Can Be Rented Out Immediately Upon Ownership. Washers/Dryers Not Allowed in unit but laundry facility on unit floor. No short term.

Key facts

• Fully renovated
• Attended lobby
• Tennis courts

Tags

• FULLY RENOVATED
• STAIN STEEL APPLIANCES
• GYM
• POOL
• TENNIS COURTS
• ATTENDED LOBBY

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association covers management, common areas, cable TV, parking, security, and trash; Community amenities: pool, sauna, tennis courts

Exterior

• Parking: One assigned parking space
• Security: Doorman; Secured elevator; Key card entry
• Utilities: Cable available
• Home design: Condo in a 10-story building; Entry on level 5; Has attached property; Has a view
• Construction: Block construction; Effective year built
• Exterior features: Balcony (open); Canal-front waterfront; Association pool

Interior

• Kitchen: Dishwasher
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: First-floor entry; Elevator; Bedroom on main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $4,333/mo this rent would consume 100% 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 $9k 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 318 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $238k; 26% 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 $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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: 1.44% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 5.8

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: -18.0%
• Equity multiple: 0.39×
• Total profit: $-51,323
• Equity at exit: $44,731

10-year hold

• IRR: -20.7%
• Equity multiple: 0.11×
• Total profit: $-74,406
• Equity at exit: $25,939

Cash invested: $84,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $4,333 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$428 /mo · $5,135/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$754
• Vacancy / Maint / Mgmt: −$910
• Net cashflow: $116

Break-even live

Break-even rent $4,186

Max offer price $300,000

Occupancy floor 92%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	14d	7	0.22mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	19d	8	0.22mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	7d	7	0.22mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	10d	6	0.22mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	24d	1	0.22mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	7d	1	0.24mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	24d	1	0.24mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	24d	1	0.26mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	7d	1	0.27mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	24d	1	0.27mi
2301 S Ocean Dr #2003 Hollywood, FL	2.0	2.0	1400	$5,500	$3.93	24d	1	0.27mi
2301 S Ocean Dr #2507 Hollywood, FL	2.0	2.0	1240	$4,300	$3.47	24d	1	0.27mi
2301 S Ocean Dr #607 Hollywood, FL	2.0	2.0	1240	$4,000	$3.23	24d	1	0.27mi
2201 S Ocean Dr #2001 Hollywood, FL	2.0	2.0	1400	$3,800	$2.71	13d	1	0.27mi
2201 S Ocean Dr #1507 Hollywood, FL	2.0	2.0	1350	$5,000	$3.70	24d	1	0.27mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	10d	18	0.32mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	12d	17	0.32mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,827	$6.15	3d	1	0.33mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	7d	1	0.37mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	13d	1	0.37mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	24d	6	0.52mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	2d	7	0.52mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	13d	8	0.52mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,429	$4.35	3d	1	0.52mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	5d	2	0.55mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	4d	3	0.55mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	7d	1	0.55mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	4d	1	0.55mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	5d	1	0.57mi
3801 S Ocean Dr Unit 10V Hollywood, FL	2.0	2.0	1176	$4,300	$3.66	24d	1	0.57mi
3801 S Ocean Dr Unit 7X Hollywood, FL	2.0	1.5	1236	$3,800	$3.07	24d	1	0.57mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	24d	1	0.57mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	24d	1	0.57mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$3,820	$3.62	1d	2	0.63mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	3d	1	0.63mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	3d	1	0.63mi
3901 S Ocean Dr Unit 8E Hollywood, FL	2.0	2.0	1355	$5,500	$4.06	24d	1	0.63mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	24d	1	0.63mi
3901 S Ocean Dr Unit 14E Hollywood, FL	2.0	2.0	1355	$4,500	$3.32	24d	1	0.63mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	24d	1	0.63mi

HOA detail condo

• Monthly dues: $754 · $9,048/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $300,000 Active 318 DOM
2. 2026-06-17
   days on market $300,000 Active 317 DOM
3. 2026-06-16
   days on market $300,000 Active 316 DOM
4. 2026-06-15
   days on market $300,000 Active 315 DOM
5. 2026-06-13
   days on market $300,000 Active 313 DOM
6. 2026-06-09
   days on market $300,000 Active 309 DOM
7. 2026-06-07
   days on market $300,000 Active 307 DOM
8. 2026-06-04
   days on market $300,000 Active 304 DOM
9. 2026-06-03
   days on market $300,000 Active 303 DOM
10. 2026-06-02
    days on market $300,000 Active 302 DOM
11. 2026-06-01
    days on market $300,000 Active 301 DOM
12. 2026-05-31
    days on market $300,000 Active 300 DOM
13. 2025-08-04
    listed $300,000 Active
14. 2023-12-09
    historical $2,350
15. 2023-10-14
    price $2,350
16. 2023-09-27
    price $2,400
17. 2023-08-13
    price $2,300
18. 2023-06-12
    soldstatus $237,500
19. 2023-06-10
    soldstatus $237,500 Closed 482-char remark

    Show marketing remark (482 chars)

    Cozy 1/1.5 with den located in highly desired Three Islands in Hallandale Beach. Recreation Facilities include heated swimming pool, Tennis Courts, BBQ Areas & GYM. 24/7 security with attended lobby. Property is centrally located near great beaches, wonderful shopping, superb restaurants, and not to mention the beautiful Gulfstream Park. Unit Can Be Rented Out Immediately Upon Ownership. Washers/Dryers Not Allowed in unit but laundry facility on unit floor. No short term.

20. 2023-05-11
    historical Active Under Contract 482-char remark

    Show marketing remark (482 chars)

    Cozy 1/1.5 with den located in highly desired Three Islands in Hallandale Beach. Recreation Facilities include heated swimming pool, Tennis Courts, BBQ Areas & GYM. 24/7 security with attended lobby. Property is centrally located near great beaches, wonderful shopping, superb restaurants, and not to mention the beautiful Gulfstream Park. Unit Can Be Rented Out Immediately Upon Ownership. Washers/Dryers Not Allowed in unit but laundry facility on unit floor. No short term.

21. 2023-04-24
    price $259,000 482-char remark

    Show marketing remark (482 chars)

    Cozy 1/1.5 with den located in highly desired Three Islands in Hallandale Beach. Recreation Facilities include heated swimming pool, Tennis Courts, BBQ Areas & GYM. 24/7 security with attended lobby. Property is centrally located near great beaches, wonderful shopping, superb restaurants, and not to mention the beautiful Gulfstream Park. Unit Can Be Rented Out Immediately Upon Ownership. Washers/Dryers Not Allowed in unit but laundry facility on unit floor. No short term.

22. 2022-12-20
    status Active 482-char remark

    Show marketing remark (482 chars)

    Cozy 1/1.5 with den located in highly desired Three Islands in Hallandale Beach. Recreation Facilities include heated swimming pool, Tennis Courts, BBQ Areas & GYM. 24/7 security with attended lobby. Property is centrally located near great beaches, wonderful shopping, superb restaurants, and not to mention the beautiful Gulfstream Park. Unit Can Be Rented Out Immediately Upon Ownership. Washers/Dryers Not Allowed in unit but laundry facility on unit floor. No short term.

23. 2022-12-16
    status Pending 482-char remark

    Show marketing remark (482 chars)

    Cozy 1/1.5 with den located in highly desired Three Islands in Hallandale Beach. Recreation Facilities include heated swimming pool, Tennis Courts, BBQ Areas & GYM. 24/7 security with attended lobby. Property is centrally located near great beaches, wonderful shopping, superb restaurants, and not to mention the beautiful Gulfstream Park. Unit Can Be Rented Out Immediately Upon Ownership. Washers/Dryers Not Allowed in unit but laundry facility on unit floor. No short term.

24. 2022-08-01
    listed $275,000 Active 482-char remark

    Show marketing remark (482 chars)

    Cozy 1/1.5 with den located in highly desired Three Islands in Hallandale Beach. Recreation Facilities include heated swimming pool, Tennis Courts, BBQ Areas & GYM. 24/7 security with attended lobby. Property is centrally located near great beaches, wonderful shopping, superb restaurants, and not to mention the beautiful Gulfstream Park. Unit Can Be Rented Out Immediately Upon Ownership. Washers/Dryers Not Allowed in unit but laundry facility on unit floor. No short term.

25. 2013-08-28
    soldstatus $101,000 Sold 441-char remark

    Show marketing remark (441 chars)

    Cozy 1/1.5 located in highly desired Hallandale Beach. Building is nestled right off the intracoastal. Great amenities such as pool, fitness room, community room, and so much more. Property features great green space, nice open floor plan. Unit is centr ally located to great beaches, wonderful shopping, superb restaurants, and not to mention the beautiful Gulfstream Park. Contact us today, this unit is priced to sell and won't last long.

26. 2013-07-03
    soldstatus $101,000
27. 1977-02-01
    soldstatus $38,800

ⓘ 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: $5,135 · $428/mo
• Projected year-2 tax: $5,135 · $428/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: $51,990
• − Mortgage interest: −$16,805
• − Property taxes: −$5,135
• − Insurance: −$6,619
• − Repairs & maintenance: −$4,159
• − Management: −$4,159
• − HOA: −$9,048
• − Depreciation: −$8,727
• Taxable loss: −$2,661
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $2,031/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

+673.2% since first listed

15 events — show timeline

• 2025-08-04 Listed $300,000 MARMLS
• 2023-12-09 Rental Removed $2,350 MARMLS
• 2023-10-14 Price Changed $2,350 MARMLS
• 2023-09-27 Price Changed $2,400 MARMLS
• 2023-08-13 Price Changed $2,300 MARMLS
• 2023-06-12 Sold (Public Records) $237,500 Public Records
• 2023-06-10 Sold (MLS) $237,500 MARMLS
• 2023-05-11 Contingent — MARMLS
• 2023-04-24 Price Changed $259,000 MARMLS
• 2022-12-20 Relisted — MARMLS
• 2022-12-16 Pending — MARMLS
• 2022-08-01 Listed $275,000 MARMLS
• 2013-08-28 Sold (MLS) $101,000 MARMLS
• 2013-07-03 Sold (Public Records) $101,000 Public Records
• 1977-02-01 Sold (Public Records) $38,800 Public Records

Property tax history

+15.0%/yr

Latest (2025): $5,135 · -4.2% YoY. Source: county tax records.