181 NE 14th Ave Unit 22B · Hallandale Beach, FL 33009

$140,000

1 bd · 1.0 ba · 736 sqft · Condo public records · 934 Days on market

Built 1966 $498/mo HOA · 19% 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 MLS

Seller is very motivated to sell. Excellent price. Very spacious apartment. Bring offer today. 55+ community. Can be rented after 2 years of ownership.

Key facts

• $498 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Association pool (listed under amenities)
• Financial info: Pets not allowed
• HOA & community: Monthly association fee ($498); Association covers hot water and insurance; Association pool; Senior community

Exterior

• Parking: Assigned parking (1 space); 1 covered space; 1-car garage
• Security: Complex fenced
• Utilities: Has heating; Has cooling
• Home design: Attached property; 3-story building; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Open porch; Porch

Interior

• Kitchen: Dishwasher
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window cooling units
• Interior features: Bedroom on main level; Second-floor entry; Tile flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $2,662/mo this rent would consume 61% 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 $968 of loan paydown is wiped out by about $4k 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 934 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask is 8385% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 934 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.90% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.11%
• DSCR: 1.72
• GRM: 4.4

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,536
• Equity at exit: $20,874

10-year hold

• IRR: 9.0%
• Equity multiple: 1.58×
• Total profit: $22,635
• Equity at exit: $12,105

Cash invested: $39,200 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,662 high
• Mortgage (P&I): −$734
• Tax from tax record: −$286 /mo · $3,436/yr
• Insurance: −$58
• HOA: −$498
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $526

Break-even live

Break-even rent $1,996

Max offer price $140,000

Occupancy floor 75%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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	0.27mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	0.54mi
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	0.76mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	1d	5	0.77mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	1d	62	0.94mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	7d	7	1.26mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	10d	6	1.26mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	14d	7	1.26mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	19d	8	1.26mi

HOA detail condo

• Monthly dues: $498 · $5,976/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $140,000 Active 934 DOM
2. 2026-06-17
   days on market $140,000 Active 933 DOM
3. 2026-06-16
   days on market $140,000 Active 932 DOM
4. 2026-06-15
   days on market $140,000 Active 931 DOM
5. 2026-06-13
   days on market $140,000 Active 929 DOM
6. 2026-06-09
   days on market $140,000 Active 925 DOM
7. 2026-06-07
   days on market $140,000 Active 923 DOM
8. 2026-06-04
   days on market $140,000 Active 920 DOM
9. 2026-06-03
   days on market $140,000 Active 919 DOM
10. 2026-06-02
    days on market $140,000 Active 918 DOM
11. 2026-06-01
    days on market $140,000 Active 917 DOM
12. 2026-05-31
    days on market $140,000 Active 916 DOM
13. 2026-04-29
    price $140,000
14. 2026-03-23
    price $149,000
15. 2024-11-27
    historical $1,650
16. 2024-11-23
    price $159,000
17. 2024-10-29
    listed $1,650
18. 2024-09-18
    status Active
19. 2024-08-20
    historical Active Under Contract
20. 2024-06-24
    price $149,000
21. 2024-04-19
    price $164,900
22. 2024-02-12
    price $169,900
23. 2024-01-06
    price $173,000
24. 2023-11-18
    listed $175,000 Active
25. 2022-07-18
    soldstatus $139,000
26. 2022-07-14
    soldstatus $139,000 Closed 151-char remark

    Show marketing remark (151 chars)

    Seller is very motivated to sell. Excellent price. Very spacious apartment. Bring offer today. 55+ community. Can be rented after 2 years of ownership.

27. 2022-06-06
    status Pending 151-char remark

    Show marketing remark (151 chars)

    Seller is very motivated to sell. Excellent price. Very spacious apartment. Bring offer today. 55+ community. Can be rented after 2 years of ownership.

28. 2022-04-04
    listed $139,900 Active 151-char remark

    Show marketing remark (151 chars)

    Seller is very motivated to sell. Excellent price. Very spacious apartment. Bring offer today. 55+ community. Can be rented after 2 years of ownership.

29. 2004-11-02
    soldstatus $80,000

ⓘ 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: $3,436 · $286/mo
• Projected year-2 tax: $3,436 · $286/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: $31,947
• − Mortgage interest: −$7,842
• − Property taxes: −$3,436
• − Insurance: −$700
• − Repairs & maintenance: −$2,556
• − Management: −$2,556
• − HOA: −$5,976
• − Depreciation: −$4,073
• Taxable income: $4,808
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $5,161/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

+75.0% since first listed

17 events — show timeline

• 2026-04-29 Price Changed $140,000 MARMLS
• 2026-03-23 Price Changed $149,000 MARMLS
• 2024-11-27 Rental Removed $1,650 MARMLS
• 2024-11-23 Price Changed $159,000 MARMLS
• 2024-10-29 Listed for Rent $1,650 MARMLS
• 2024-09-18 Relisted — MARMLS
• 2024-08-20 Contingent — MARMLS
• 2024-06-24 Price Changed $149,000 MARMLS
• 2024-04-19 Price Changed $164,900 MARMLS
• 2024-02-12 Price Changed $169,900 MARMLS
• 2024-01-06 Price Changed $173,000 MARMLS
• 2023-11-18 Listed $175,000 MARMLS
• 2022-07-18 Sold (Public Records) $139,000 Public Records
• 2022-07-14 Sold (MLS) $139,000 MARMLS
• 2022-06-06 Pending — MARMLS
• 2022-04-04 Listed $139,900 MARMLS
• 2004-11-02 Sold (Public Records) $80,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $3,436 · +5.5% YoY. Source: county tax records.