455 Paradise Isle Blvd #104 · Hallandale Beach, FL 33009

$229,900

2 bd · 2.0 ba · 1,050 sqft · Condo public records · 38 Days on market

Built 1965 $443/mo HOA · 11% of rent

---

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

455 Paradise Isle Blvd, Hallandale, FL. Waterfront living. Welcome to your perfect getaway or year-round oasis! This remodeled 2-bedroom, 2-bathroom unit offers 1,050 sq. ft. of thoughtfully designed living space in a serene Hallandale location. Waterviews from the second you enter. The open kitchen boasts a cooktop, dishwasher, refrigerator, and pantry, and flows seamlessly into the living space, perfect for entertaining. Ceramic floors throughout and hurricane shutters on all windows provide both style and peace of mind. Step outside to your private patio for morning coffee or evening relaxation. The community features a sparkling pool, barbecue area, shuffleboard, and a common media/recr

Key facts

• Barbecue area
• Ceramic floors
• Hurricane shutters

Tags

• WATERFRONT LIVING
• OPEN KITCHEN
• CERAMIC FLOORS
• HURRICANE SHUTTERS
• PRIVATE PATIO
• BARBECUE AREA

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, pool, elevator(s), laundry, bike storage, library, community kitchen, shuffleboard court, trash service; Association fee covers common areas, insurance, laundry, grounds maintenance, structure maintenance, pest control, pool(s), reserve fund, roof, trash and water

Exterior

• Parking: One space
• Security: Closed circuit camera(s)
• Utilities: Cable available
• Home design: Attached property; 4-story building; First-floor entry/entry level 1
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch with awning(s); Porch (screened); Association pool; Exterior lighting; Closed circuit camera(s); Canal access with ocean access and no fixed bridges; Has a view

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric cooling
• Interior features: Blinds and sliding windows; Breakfast bar; First floor entry; Living/dining room; Walk-in closet(s); Partially furnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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 at typical pace (median 18d 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 $4,104/mo this rent would consume 95% 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 $7k 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 $64k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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: 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.79% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.02%
• DSCR: 2.20
• GRM: 4.7

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: 7.4%
• Equity multiple: 1.28×
• Total profit: $18,010
• Equity at exit: $34,279

10-year hold

• IRR: 13.8%
• Equity multiple: 1.95×
• Total profit: $61,083
• Equity at exit: $19,878

Cash invested: $64,372 (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: 4.7×

Monthly cashflow live

• Estimated rent: $4,104 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$48 /mo · $580/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$443
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $1,023

Break-even live

Break-even rent $2,809

Max offer price $229,900

Occupancy floor 70%

Sensitivity live

Price	-10% $1,153	-5% $1,088	+0% $1,023	+5% $958	+10% $893
Rent	-10% $699	-5% $861	+0% $1,023	+5% $1,185	+10% $1,347
Rate	-1.0pp $1,139	-0.5pp $1,082	base $1,023	+0.5pp $964	+1.0pp $903

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Golden Isles Dr #302 Hallandale Beach, FL	2.0	2.0	1150	$3,975	$3.46	25d	1	0.33mi
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	25d	1	0.42mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	25d	1	0.45mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	25d	1	0.45mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	15d	1	0.45mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	4d	2	0.46mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	25d	1	0.46mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	25d	1	0.48mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	25d	1	0.48mi
2017 S Ocean Dr #1107 Hallandale Beach, FL	2.0	2.0	1270	$3,900	$3.07	14d	1	0.53mi
1985 S Ocean Dr Unit 21P Hallandale Beach, FL	2.0	2.0	1380	$3,800	$2.75	8d	1	0.55mi
1985 S Ocean Dr Unit 22P Hallandale Beach, FL	2.0	2.0	1380	$4,000	$2.90	25d	1	0.55mi
1985 S Ocean Dr Unit 9G Hallandale Beach, FL	2.0	2.0	1240	$3,700	$2.98	25d	1	0.55mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$4,219	$5.00	2d	2	0.56mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	21d	4	0.56mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	25d	3	0.56mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$5,495	$5.44	2d	5	0.56mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	25d	1	0.56mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	25d	1	0.56mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	25d	1	0.56mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	11d	1	0.59mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	25d	1	0.59mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	8d	2	0.59mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1522	$3,650	$2.40	19d	3	0.59mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,000	$2.59	15d	3	0.59mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	13d	2	0.59mi
2065 S Ocean Dr Unit 1049793P Hallandale Beach, FL	2.0	2.0	871	$4,971	$5.71	8d	1	0.67mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	17d	1	0.68mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	25d	1	0.68mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$4,900	$3.63	15d	1	0.68mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,750	$3.71	3d	9	0.69mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,825	$3.77	25d	9	0.69mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,850	$3.79	5d	7	0.69mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,800	$3.75	3d	7	0.69mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,775	$3.73	3d	8	0.69mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	4d	2	0.69mi
1904 S Ocean Dr #1707 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	25d	1	0.70mi
1950 S Ocean Dr Unit 12M Hallandale Beach, FL	1.0	1.5	870	$3,800	$4.37	2d	1	0.70mi
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	6d	1	0.70mi
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	13d	1	0.70mi

HOA detail condo

• Monthly dues: $443 · $5,316/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-04
   days on market $229,900 Active 38 DOM
2. 2026-06-03
   days on market $229,900 Active 37 DOM
3. 2026-06-02
   days on market $229,900 Active 36 DOM
4. 2026-06-01
   days on market $229,900 Active 35 DOM
5. 2026-05-31
   days on market $229,900 Active 34 DOM
6. 2026-04-27
   listed $229,900 Active
7. 2026-04-18
   historical
8. 2025-12-12
   price $219,900
9. 2025-08-25
   price $249,900
10. 2025-08-23
    listed $239,900 Active
11. 2017-06-14
    historical
12. 2017-05-19
    status Active
13. 2017-05-19
    historical
14. 2017-04-13
    price $179,900
15. 2017-03-29
    price $169,900
16. 2017-03-01
    price $179,000
17. 2017-01-25
    price $184,500
18. 2016-12-19
    listed $187,500 Active
19. 2016-12-16
    historical
20. 2016-10-30
    status Active
21. 2016-09-07
    historical
22. 2016-08-03
    listed $185,000 Active

ⓘ 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: $580 · $48/mo
• Projected year-2 tax: $1,908 · $159/mo
• Expected delta: +$1,328/yr (+$111/mo · 228.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥103°F today · 21 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: $49,252
• − Mortgage interest: −$12,878
• − Property taxes: −$580
• − Insurance: −$6,268
• − Repairs & maintenance: −$3,940
• − Management: −$3,940
• − HOA: −$5,316
• − Depreciation: −$6,688
• Taxable income: $9,641
• Est. tax owed @ 24.0%: −$2,314
• After-tax cash flow: $9,963/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

+24.3% since first listed

17 events — show timeline

• 2026-04-27 Listed $229,900 MARMLS
• 2026-04-18 Listing Removed — MARMLS
• 2025-12-12 Price Changed $219,900 MARMLS
• 2025-08-25 Price Changed $249,900 MARMLS
• 2025-08-23 Listed $239,900 MARMLS
• 2017-06-14 Listing Removed — MARMLS
• 2017-05-19 Relisted — MARMLS
• 2017-05-19 Listing Removed — MARMLS
• 2017-04-13 Price Changed $179,900 MARMLS
• 2017-03-29 Price Changed $169,900 MARMLS
• 2017-03-01 Price Changed $179,000 MARMLS
• 2017-01-25 Price Changed $184,500 MARMLS
• 2016-12-19 Listed $187,500 MARMLS
• 2016-12-16 Listing Removed — MARMLS
• 2016-10-30 Relisted — MARMLS
• 2016-09-07 Listing Removed — MARMLS
• 2016-08-03 Listed $185,000 MARMLS

Property tax history

+4.1%/yr

Latest (2025): $580 · +2.1% YoY. Source: county tax records.