1425 Atlantic Shores Blvd #601 · Hallandale Beach, FL 33009

$169,900

2 bd · 2.0 ba · 1,027 sqft · Condo public records · 31 Days on market

Built 1970 $755/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

Key facts

• $755 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly HOA fee; Association amenities include billiard room, clubhouse, picnic area, pool, sauna, storage, bike storage, community room, maintenance; HOA fee covers insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, roof repairs, recreation facility; Senior community

Exterior

• Parking: Assigned parking; Guest parking; 1 total parking space
• Security: Entry phone/intercom
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer available; Cable available
• Home design: Condominium; One level; Unit on 6th floor; Faces south; Resale property
• Construction: Built with CBS construction material; Other roof
• Exterior features: No waterfront; East of US-1 road frontage

Interior

• Kitchen: Dishwasher; Electric range; Electric cooktop; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning (electric); Individual central cooling
• Interior features: Entry phone/intercom; Disposal
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: 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.
• Zoned schools: Gulfstream Academy of Hallandale Beach (math 32% / reading 40%, grade F, #1,670 of 2,144 statewide, top 78%, 1,317 students, 73% FRL); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 71% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 48% district-wide (-21 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 1373 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($165k) 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 $70k; list at $170k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.34% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.37%
• DSCR: 2.17
• GRM: 3.6

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: 16.2%
• Equity multiple: 1.62×
• Total profit: $29,646
• Equity at exit: $25,333

10-year hold

• IRR: 22.1%
• Equity multiple: 2.58×
• Total profit: $74,992
• Equity at exit: $14,690

Cash invested: $47,572 (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: 3.6×

Monthly cashflow live

• Estimated rent: $3,980 high
• Mortgage (P&I): −$891
• Tax from tax record: −$382 /mo · $4,588/yr
• Insurance: −$71
• HOA: −$755
• Vacancy / Maint / Mgmt: −$836
• Net cashflow: $1,045

Break-even live

Break-even rent $2,657

Max offer price $169,900

Occupancy floor 69%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	22d	1	0.27mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	24d	1	0.28mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	24d	1	0.34mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	0.42mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	12d	1	0.42mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	24d	1	0.42mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	24d	1	0.60mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	24d	1	0.60mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	7d	1	0.61mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	14d	1	0.61mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	24d	1	0.62mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	24d	1	0.62mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	15d	1	0.62mi
1403 Adams St Unit 1403 Hollywood, FL	3.0	2.0	1459	$4,200	$2.88	24d	1	0.65mi
1403 Adams St Hollywood, FL	3.0	2.0	1459	$4,500	$3.08	24d	1	0.65mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	24d	1	0.69mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$2,765	$2.84	15d	48	0.72mi
110 N Federal Hwy #1401 Hallandale Beach, FL	2.0	2.0	1220	$3,999	$3.28	7d	1	0.80mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,480	$3.46	1d	62	0.81mi
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	0.82mi
1715 Jefferson St Hollywood, FL	3.0	2.0	1479	$4,200	$2.84	22d	1	0.84mi
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	0.97mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	20d	4	0.98mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	24d	3	0.98mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$5,495	$5.44	2d	5	0.98mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	24d	1	0.98mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	24d	1	0.98mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	24d	1	0.98mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	7d	1	0.99mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	5d	1	0.99mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	4d	3	1.00mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	5d	2	1.00mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	12d	17	1.02mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	10d	18	1.02mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	24d	5	1.02mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	24d	1	1.03mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	7d	1	1.03mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,827	$6.15	3d	1	1.03mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	7d	1	1.03mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	24d	1	1.03mi

HOA detail condo

• Monthly dues: $755 · $9,060/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-07
   status $169,900 Pending 31 DOM
2. 2026-06-04
   days on market $169,900 Active 31 DOM
3. 2026-06-03
   days on market $169,900 Active 30 DOM
4. 2026-06-02
   days on market $169,900 Active 29 DOM
5. 2026-06-01
   days on market $169,900 Active 28 DOM
6. 2026-05-31
   days on market $169,900 Active 27 DOM
7. 2026-05-04
   listed $169,900 Active
8. 2026-04-30
   historical
9. 2026-03-18
   price $179,900
10. 2025-10-07
    listed $189,900 Active
11. 1981-02-01
    soldstatus $70,000

ⓘ 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: $4,588 · $382/mo
• Projected year-2 tax: $4,588 · $382/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: $47,764
• − Mortgage interest: −$9,517
• − Property taxes: −$4,588
• − Insurance: −$850
• − Repairs & maintenance: −$3,821
• − Management: −$3,821
• − HOA: −$9,060
• − Depreciation: −$4,943
• Taxable income: $11,165
• Est. tax owed @ 24.0%: −$2,680
• After-tax cash flow: $9,865/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

+142.7% since first listed

5 events — show timeline

• 2026-05-04 Listed $169,900 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-03-18 Price Changed $179,900 Beaches MLS
• 2025-10-07 Listed $189,900 Beaches MLS
• 1981-02-01 Sold (Public Records) $70,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,588 · +0.9% YoY. Source: county tax records.