410 NW 9th St · Hallandale Beach, FL 33009

$234,000

2 bd · 1.0 ba · 650 sqft · SingleFamily public records · 12 Days on market

Built 1953 5,496 sqft lot

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +4.2/10.0
• 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

Be the owner of this beautifully remodeled property in the heart of Hallandale Beach, in an area with lots of new construction. Property has been upgraded with exquisite taste featuring new flooring, central A/C, upgraded bathroom with tile and shower, remodeled kitchen with stainless steel appliances, new cabinets and quartz countertop to hang out with family and friends. New tankless water heater installed. Strategically located halfway between Hollywood downtown and Gulfstream Park, just 10 min away from the Beach. Take a look before it's too late. * Professional pics coming soon * . TXT Listing Agent for showing instructions.

Key facts

• 5,496 sq ft lot
• Parking
• Built 1953

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces south; Resale property
• Construction: Block construction; Shingle roof
• Exterior features: Fenced yard; Shed(s)

Interior

• Bedrooms: Bedroom located on the main level
• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Hardwood and wood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $28 ($331/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (2.4% below list).
• Recommended offer: $228k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.2% in Hallandale Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 1380 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2,284/mo this rent would consume 53% 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 11y 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: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $228,414 (2.4% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 8.5

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-41,788
• Equity at exit: $34,890

10-year hold

• IRR: -18.0%
• Equity multiple: 0.14×
• Total profit: $-56,032
• Equity at exit: $20,232

Cash invested: $65,520 (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: 1380
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,284 high
• Mortgage (P&I): −$1,227
• Tax from tax record: −$452 /mo · $5,427/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $28

Break-even live

Break-even rent $2,249

Max offer price $234,000

Occupancy floor 94%

Sensitivity live

Price	-10% $160	-5% $94	+0% $28	+5% $-39	+10% $-105
Rent	-10% $-153	-5% $-63	+0% $28	+5% $118	+10% $208
Rate	-1.0pp $145	-0.5pp $87	base $28	+0.5pp $-33	+1.0pp $-95

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,472	$3.45	1d	63	0.38mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,400	$3.17	26d	1	0.48mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	26d	1	0.69mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$2,765	$2.84	17d	48	0.70mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	9d	1	0.72mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	26d	1	0.87mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	26d	1	0.87mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	19d	1	0.87mi
820 SW 1st Pl Hallandale Beach, FL	2.0	1.0	430	$1,675	$3.90	26d	1	0.88mi
220 SW 9th Ave Hallandale Beach, FL	1.0	1.0	625	$1,575	$2.52	1d	2	0.97mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$2,200	$2.85	22d	2	0.97mi
2815 Madison St Hollywood, FL	1.0	1.0	400	$1,200	$3.00	1d	1	1.02mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	17d	171	1.08mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	0d	15	1.09mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	26d	9	1.14mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	17d	94	1.14mi
230 SW 11th Ave #17 Hallandale Beach, FL	1.0	1.0	580	$1,390	$2.40	5d	1	1.15mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	4d	35	1.18mi
280 SW 11th Ave #5 Hallandale Beach, FL	1.0	1.0	580	$1,475	$2.54	26d	1	1.19mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	6d	1	1.20mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	9d	1	1.20mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	0d	42	1.22mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,166	$3.83	1d	26	1.22mi
2915 Jackson St Unit 12 Hollywood, FL	1.0	1.0	500	$1,425	$2.85	18d	1	1.24mi
2915 Jackson St Hollywood, FL	1.0	1.0	500	$1,399	$2.80	1d	1	1.24mi
340 SW 11th Ave Unit 2A Hallandale Beach, FL	1.0	1.0	466	$1,575	$3.38	13d	1	1.25mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	5d	2	1.27mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	17d	25	1.42mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	26d	1	1.43mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	9d	1	1.43mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	26d	1	1.44mi

Listing history 33 events

1. 2026-05-09
   status Pending
2. 2026-04-27
   listed $234,000 Active
3. 2022-12-02
   soldstatus $330,000
4. 2022-11-30
   soldstatus $330,000 Closed 637-char remark

   Show marketing remark (637 chars)

   Be the owner of this beautifully remodeled property in the heart of Hallandale Beach, in an area with lots of new construction. Property has been upgraded with exquisite taste featuring new flooring, central A/C, upgraded bathroom with tile and shower, remodeled kitchen with stainless steel appliances, new cabinets and quartz countertop to hang out with family and friends. New tankless water heater installed. Strategically located halfway between Hollywood downtown and Gulfstream Park, just 10 min away from the Beach. Take a look before it's too late. * Professional pics coming soon * . TXT Listing Agent for showing instructions.

5. 2022-11-13
   status Pending 637-char remark

   Show marketing remark (637 chars)

   Be the owner of this beautifully remodeled property in the heart of Hallandale Beach, in an area with lots of new construction. Property has been upgraded with exquisite taste featuring new flooring, central A/C, upgraded bathroom with tile and shower, remodeled kitchen with stainless steel appliances, new cabinets and quartz countertop to hang out with family and friends. New tankless water heater installed. Strategically located halfway between Hollywood downtown and Gulfstream Park, just 10 min away from the Beach. Take a look before it's too late. * Professional pics coming soon * . TXT Listing Agent for showing instructions.

6. 2022-10-04
   historical Active Under Contract 637-char remark

   Show marketing remark (637 chars)

   Be the owner of this beautifully remodeled property in the heart of Hallandale Beach, in an area with lots of new construction. Property has been upgraded with exquisite taste featuring new flooring, central A/C, upgraded bathroom with tile and shower, remodeled kitchen with stainless steel appliances, new cabinets and quartz countertop to hang out with family and friends. New tankless water heater installed. Strategically located halfway between Hollywood downtown and Gulfstream Park, just 10 min away from the Beach. Take a look before it's too late. * Professional pics coming soon * . TXT Listing Agent for showing instructions.

7. 2022-09-18
   price $329,000 637-char remark

   Show marketing remark (637 chars)

   Be the owner of this beautifully remodeled property in the heart of Hallandale Beach, in an area with lots of new construction. Property has been upgraded with exquisite taste featuring new flooring, central A/C, upgraded bathroom with tile and shower, remodeled kitchen with stainless steel appliances, new cabinets and quartz countertop to hang out with family and friends. New tankless water heater installed. Strategically located halfway between Hollywood downtown and Gulfstream Park, just 10 min away from the Beach. Take a look before it's too late. * Professional pics coming soon * . TXT Listing Agent for showing instructions.

8. 2022-08-29
   listed $349,000 Active 637-char remark

   Show marketing remark (637 chars)

   Be the owner of this beautifully remodeled property in the heart of Hallandale Beach, in an area with lots of new construction. Property has been upgraded with exquisite taste featuring new flooring, central A/C, upgraded bathroom with tile and shower, remodeled kitchen with stainless steel appliances, new cabinets and quartz countertop to hang out with family and friends. New tankless water heater installed. Strategically located halfway between Hollywood downtown and Gulfstream Park, just 10 min away from the Beach. Take a look before it's too late. * Professional pics coming soon * . TXT Listing Agent for showing instructions.

9. 2022-07-01
   soldstatus $198,390 Closed 170-char remark

   Show marketing remark (170 chars)

   back on market will sell fast 2 bedroom 1 bath rented for 1100 per month -- rent can be increased can be bought with 408 nw 9 st it will be a great package A11147509

10. 2022-07-01
    soldstatus $198,400

    Show marketing remark (170 chars)

    back on market will sell fast 2 bedroom 1 bath rented for 1100 per month -- rent can be increased can be bought with 408 nw 9 st it will be a great package A11147509

11. 2022-05-24
    status Pending 170-char remark

    Show marketing remark (170 chars)

    back on market will sell fast 2 bedroom 1 bath rented for 1100 per month -- rent can be increased can be bought with 408 nw 9 st it will be a great package A11147509

12. 2022-05-10
    status Active 170-char remark

    Show marketing remark (170 chars)

    back on market will sell fast 2 bedroom 1 bath rented for 1100 per month -- rent can be increased can be bought with 408 nw 9 st it will be a great package A11147509

13. 2022-02-06
    historical Active Under Contract 170-char remark

    Show marketing remark (170 chars)

    back on market will sell fast 2 bedroom 1 bath rented for 1100 per month -- rent can be increased can be bought with 408 nw 9 st it will be a great package A11147509

14. 2022-01-16
    listed $220,000 Active 170-char remark

    Show marketing remark (170 chars)

    back on market will sell fast 2 bedroom 1 bath rented for 1100 per month -- rent can be increased can be bought with 408 nw 9 st it will be a great package A11147509

15. 2018-07-12
    soldstatus $320,000
16. 2017-08-09
    historical
17. 2017-07-29
    price $159,900
18. 2017-07-22
    status Active
19. 2017-07-12
    status Backup Contract
20. 2017-06-14
    price $180,000
21. 2017-05-08
    listed $210,000 Active
22. 2016-01-21
    soldstatus $90,000 Sold
23. 2016-01-19
    soldstatus $230,000
24. 2015-11-23
    status Pending
25. 2015-05-19
    status Active
26. 2015-05-08
    status Pending
27. 2015-05-08
    listed $90,000 Active
28. 2015-05-01
    historical
29. 2015-03-12
    price $90,000
30. 2015-02-12
    soldstatus $97,200
31. 2015-01-26
    listed $85,000 Active
32. 2004-03-29
    soldstatus $207,000
33. 2003-09-22
    soldstatus $112,900

ⓘ 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: $5,427 · $452/mo
• Projected year-2 tax: $5,427 · $452/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,410
• − Mortgage interest: −$13,108
• − Property taxes: −$5,427
• − Insurance: −$1,170
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − Depreciation: −$6,807
• Taxable loss: −$3,488
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $1,168/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

+107.3% since first listed

33 events — show timeline

• 2026-05-09 Pending — MARMLS
• 2026-04-27 Listed $234,000 MARMLS
• 2022-12-02 Sold (Public Records) $330,000 Public Records
• 2022-11-30 Sold (MLS) $330,000 MARMLS
• 2022-11-13 Pending — MARMLS
• 2022-10-04 Contingent — MARMLS
• 2022-09-18 Price Changed $329,000 MARMLS
• 2022-08-29 Listed $349,000 MARMLS
• 2022-07-01 Sold (Public Records) $198,400 Public Records
• 2022-07-01 Sold (MLS) $198,390 MARMLS
• 2022-05-24 Pending — MARMLS
• 2022-05-10 Relisted — MARMLS
• 2022-02-06 Contingent — MARMLS
• 2022-01-16 Listed $220,000 MARMLS
• 2018-07-12 Sold (Public Records) $320,000 Public Records
• 2017-08-09 Listing Removed — MARMLS
• 2017-07-29 Price Changed $159,900 MARMLS
• 2017-07-22 Relisted — MARMLS
• 2017-07-12 Pending — MARMLS
• 2017-06-14 Price Changed $180,000 MARMLS
• 2017-05-08 Listed $210,000 MARMLS
• 2016-01-21 Sold (MLS) $90,000 MARMLS
• 2016-01-19 Sold (Public Records) $230,000 Public Records
• 2015-11-23 Pending — MARMLS
• 2015-05-19 Relisted — MARMLS
• 2015-05-08 Pending — MARMLS
• 2015-05-08 Listed $90,000 MARMLS
• 2015-05-01 Listing Removed — MARMLS
• 2015-03-12 Price Changed $90,000 MARMLS
• 2015-02-12 Sold (Public Records) $97,200 Public Records
• 2015-01-26 Listed $85,000 MARMLS
• 2004-03-29 Sold (Public Records) $207,000 Public Records
• 2003-09-22 Sold (Public Records) $112,900 Public Records

Property tax history

+12.8%/yr

Latest (2025): $5,427 · +3.1% YoY. Source: county tax records.