450 Paradise Isle Blvd #204 · Hallandale Beach, FL 33009

$267,000

2 bd · 2.0 ba · 1,050 sqft · Condo public records · 85 Days on market

Built 1966 $527/mo HOA · 12% 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

Welcome to your new home on a semi-private island! Amazing waterfront property 2 beds / 2 baths fully renovated condo, no age restrictions! Furnished unit, spacious bedrooms, comfortable living space, an updated modern open kitchen, SS appliances including wine cooler and counter space with seating area. Large screened balcony to enjoy the direct water view and perfect to entertain. 1 Assigned parking and guest parking available. Enjoy the community pool, and easy access to the public tennis courts, playground, and dog park. Can rent out immediately. The location is unbeatable, conveniently located 1 mile from the beach, close to local shopping, dining & entertainment options. Excellent opportunity for primary, vacation home or investment close distance to the beach. NO SPECIAL ASSESMENT!

Key facts

• Shuffleboard courts
• Clubhouse
• Bbq area

Tags

• FULLY RENOVATED MODERN UNIT
• SPACIOUS SCREENED BALCONY
• HEATED POOL
• SHUFFLEBOARD COURTS
• BBQ AREA
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association covers management, insurance, laundry, structural maintenance, pool(s), recreation facilities, roof, sewer, security, trash and water; Association amenities include elevator(s), library, barbecue, picnic area, pool, storage and trash

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Secured elevator; Security guard
• Utilities: Cable available
• Home design: Mid-rise building with 4 stories; Entry located on level 2; Updated/remodeled; Attached property
• Construction: Block construction
• Exterior features: Balcony (open and screened); Heated pool; Intracoastal access waterfront; Has view (north facing)

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds and drapes; Breakfast bar; Living/dining room; Main living area on entry level; Second floor entry; Tub/shower; Walk-in closet(s); Furnishing negotiable
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $267k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $267k).
• Recommended offer: $251k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 24d 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 $4,398/mo this rent would consume 101% 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 $8k 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 85 days — a 6% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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'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: 1.65% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.33%
• DSCR: 1.73
• GRM: 5.1

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: -6.0%
• Equity multiple: 0.79×
• Total profit: $-16,011
• Equity at exit: $39,811

10-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-5,832
• Equity at exit: $23,085

Cash invested: $74,760 (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: 5.1×

Monthly cashflow live

• Estimated rent: $4,398 high
• Mortgage (P&I): −$1,400
• Tax from tax record: −$418 /mo · $5,021/yr
• Insurance: −$111
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$527
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $591

Break-even live

Break-even rent $3,650

Max offer price $267,000

Occupancy floor 82%

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: $66,750
• Closing costs: $8,010
• 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	24d	1	0.33mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	24d	1	0.39mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	24d	1	0.39mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	15d	1	0.39mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	24d	1	0.39mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	24d	1	0.41mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	24d	1	0.41mi
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	24d	1	0.41mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	3d	2	0.43mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$4,219	$5.00	1d	2	0.52mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	20d	4	0.52mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$5,495	$5.44	1d	5	0.52mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	24d	3	0.52mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	24d	1	0.53mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	24d	1	0.53mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	24d	1	0.53mi
2017 S Ocean Dr #1107 Hallandale Beach, FL	2.0	2.0	1270	$3,900	$3.07	14d	1	0.55mi
1985 S Ocean Dr Unit 22P Hallandale Beach, FL	2.0	2.0	1380	$4,000	$2.90	24d	1	0.57mi
1985 S Ocean Dr Unit 21P Hallandale Beach, FL	2.0	2.0	1380	$3,800	$2.75	7d	1	0.57mi
1985 S Ocean Dr Unit 9G Hallandale Beach, FL	2.0	2.0	1240	$3,700	$2.98	24d	1	0.57mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	7d	2	0.59mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	12d	2	0.59mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1522	$3,650	$2.40	18d	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
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	10d	1	0.62mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	24d	1	0.62mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	3d	2	0.66mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	24d	1	0.67mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	17d	1	0.67mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$4,900	$3.63	15d	1	0.67mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	24d	5	0.67mi
2723 E Hallandale Beach Blvd Unit 1049813P Hollywood, FL	3.0	2.0	1496	$6,498	$4.34	3d	1	0.69mi
1904 S Ocean Dr #1707 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	24d	1	0.69mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	24d	1	0.70mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	24d	1	0.70mi
4010 S Ocean Dr Unit R2004 Hollywood, FL	3.0	2.0	1129	$7,500	$6.64	24d	1	0.70mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	3d	1	0.70mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	24d	1	0.70mi
4010 S Ocean Dr Unit R1108 Hollywood, FL	3.0	2.5	1361	$12,999	$9.55	24d	1	0.70mi
4010 S Ocean Dr Unit T3708 Hollywood, FL	3.0	2.5	1361	$8,000	$5.88	24d	1	0.70mi

HOA detail condo

• Monthly dues: $527 · $6,324/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-03-02
   listed $267,000 Active
2. 2025-08-22
   historical $2,450
3. 2025-07-12
   listed $2,450
4. 2025-07-08
   historical $2,450
5. 2025-06-14
   price $2,450
6. 2025-05-13
   listed $2,500
7. 2025-04-11
   soldstatus $290,000 Closed 805-char remark

   Show marketing remark (805 chars)

   Welcome to your new home on a semi-private island! Amazing waterfront property 2 beds / 2 baths fully renovated condo, no age restrictions! Furnished unit, spacious bedrooms, comfortable living space, an updated modern open kitchen, SS appliances including wine cooler and counter space with seating area. Large screened balcony to enjoy the direct water view and perfect to entertain. 1 Assigned parking and guest parking available. Enjoy the community pool, and easy access to the public tennis courts, playground, and dog park. Can rent out immediately. The location is unbeatable, conveniently located 1 mile from the beach, close to local shopping, dining & entertainment options. Excellent opportunity for primary, vacation home or investment close distance to the beach. NO SPECIAL ASSESMENT!

8. 2025-03-20
   status Pending 805-char remark

   Show marketing remark (805 chars)

   Welcome to your new home on a semi-private island! Amazing waterfront property 2 beds / 2 baths fully renovated condo, no age restrictions! Furnished unit, spacious bedrooms, comfortable living space, an updated modern open kitchen, SS appliances including wine cooler and counter space with seating area. Large screened balcony to enjoy the direct water view and perfect to entertain. 1 Assigned parking and guest parking available. Enjoy the community pool, and easy access to the public tennis courts, playground, and dog park. Can rent out immediately. The location is unbeatable, conveniently located 1 mile from the beach, close to local shopping, dining & entertainment options. Excellent opportunity for primary, vacation home or investment close distance to the beach. NO SPECIAL ASSESMENT!

9. 2025-01-03
   listed $299,900 Active 805-char remark

   Show marketing remark (805 chars)

   Welcome to your new home on a semi-private island! Amazing waterfront property 2 beds / 2 baths fully renovated condo, no age restrictions! Furnished unit, spacious bedrooms, comfortable living space, an updated modern open kitchen, SS appliances including wine cooler and counter space with seating area. Large screened balcony to enjoy the direct water view and perfect to entertain. 1 Assigned parking and guest parking available. Enjoy the community pool, and easy access to the public tennis courts, playground, and dog park. Can rent out immediately. The location is unbeatable, conveniently located 1 mile from the beach, close to local shopping, dining & entertainment options. Excellent opportunity for primary, vacation home or investment close distance to the beach. NO SPECIAL ASSESMENT!

10. 2024-09-30
    historical
11. 2024-03-21
    status Active
12. 2024-03-20
    historical Active Under Contract
13. 2024-02-28
    price $310,000
14. 2024-01-24
    price $315,000
15. 2023-11-13
    listed $325,000 Active
16. 2020-09-04
    soldstatus $205,000 Closed
17. 2020-08-02
    status Pending
18. 2020-06-04
    listed $220,000 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: $5,021 · $418/mo
• Projected year-2 tax: $5,021 · $418/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 8/10 Severe FEMA zone AE · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥103°F today · 22 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: $52,775
• − Mortgage interest: −$14,956
• − Property taxes: −$5,021
• − Insurance: −$6,454
• − Repairs & maintenance: −$4,222
• − Management: −$4,222
• − HOA: −$6,324
• − Depreciation: −$7,767
• Taxable income: $3,809
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $6,177/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

+21.4% since first listed

18 events — show timeline

• 2026-03-02 Listed $267,000 MARMLS
• 2025-08-22 Rental Removed $2,450 RENTSPREE
• 2025-07-12 Listed for Rent $2,450 RENTSPREE
• 2025-07-08 Rental Removed $2,450 MARMLS
• 2025-06-14 Price Changed $2,450 MARMLS
• 2025-05-13 Listed for Rent $2,500 MARMLS
• 2025-04-11 Sold (MLS) $290,000 MARMLS
• 2025-03-20 Pending — MARMLS
• 2025-01-03 Listed $299,900 MARMLS
• 2024-09-30 Listing Removed — MARMLS
• 2024-03-21 Relisted — MARMLS
• 2024-03-20 Contingent — MARMLS
• 2024-02-28 Price Changed $310,000 MARMLS
• 2024-01-24 Price Changed $315,000 MARMLS
• 2023-11-13 Listed $325,000 MARMLS
• 2020-09-04 Sold (MLS) $205,000 MARMLS
• 2020-08-02 Pending — MARMLS
• 2020-06-04 Listed $220,000 MARMLS

Property tax history

+20.8%/yr

Latest (2025): $5,021 · +0.0% YoY. Source: county tax records.