800 SW 11th Ave #17 · Hallandale Beach, FL 33009

$125,000

1 bd · 1.0 ba · 625 sqft · Condo · 99 Days on market

Built 1962 $375/mo HOA · 23% of rent

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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 +15.8/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 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

Remodeled 1 bedroom & 1 bath on 2nd floor. Floors are 18 inch ceramic tile. New open kitchen with counter seating with new cabinets, countertop, backsplash, and stainless appliances. All new bathroom with sliding shower doors, new toilet and vanity. New split a/c unit keeps unit icy cool. Nicely furnished. Association amenities include: heated swimming pool, active clubhouse, exercise room, library, billiards, walk/jog path and more. Low monthly association fees. Updated furnished 1/1, 55+

Key facts

• Remodeled
• Stainless appliances
• New cabinets

Tags

• REMODELED
• OPEN KITCHEN
• NEW CABINETS
• NEW COUNTERTOP
• NEW BACKSPLASH
• STAINLESS APPLIANCES

Property features AI

Finance

• HOA & community: Monthly association fee of 375; Association covers maintenance of grounds and structure, common areas, legal/accounting; Community amenities include pool, fitness center, billiard room, shuffleboard court, jogging path, picnic area, community room, library, storage, and courtesy bus; Senior community

Exterior

• Parking: 17 total parking spaces; Assigned parking and guest parking
• Utilities: Has heating and cooling
• Home design: Stock cooperative; Resale property; 2-story building; Second floor entry
• Construction: CBS construction
• Exterior features: Second-floor entry; Not waterfront; Located west of US-1

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air; Ceiling paddle fan(s)
• Interior features: Furnished; Electric Range, Microwave, Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $58 ($698/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 11 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).
• This rent runs 38% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 99 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 8233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: moderate flood risk; 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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?
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: 1.31% ✓
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 6.3

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: -17.1%
• Equity multiple: 0.42×
• Total profit: $-20,433
• Equity at exit: $18,638

10-year hold

• IRR: -17.5%
• Equity multiple: 0.20×
• Total profit: $-28,116
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$375
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $58

Break-even live

Break-even rent $1,568

Max offer price $125,000

Occupancy floor 91%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 SW 11th Ave Unit 17C Hallandale Beach, FL	1.0	1.0	625	$1,600	$2.56	24d	1	0.11mi
340 SW 11th Ave Unit 2A Hallandale Beach, FL	1.0	1.0	466	$1,575	$3.38	11d	1	0.24mi
280 SW 11th Ave #5 Hallandale Beach, FL	1.0	1.0	580	$1,475	$2.54	24d	1	0.31mi
230 SW 11th Ave #17 Hallandale Beach, FL	1.0	1.0	580	$1,390	$2.40	3d	1	0.36mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$1,580	$2.05	20d	2	0.48mi
220 SW 9th Ave #219 Hallandale Beach, FL	1.0	1.0	625	$1,550	$2.48	4d	1	0.49mi
820 SW 1st Pl Hallandale Beach, FL	2.0	1.0	430	$1,675	$3.90	24d	1	0.57mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	24d	1	1.18mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,400	$3.17	24d	1	1.26mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	7d	1	1.28mi
836 NW 10th St Unit 4 Hallandale Beach, FL	—	1.0	423	$1,250	$2.96	24d	1	1.28mi

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $125,000 Active 99 DOM
2. 2026-06-17
   days on market $125,000 Active 98 DOM
3. 2026-06-16
   days on market $125,000 Active 97 DOM
4. 2026-06-15
   days on market $125,000 Active 96 DOM
5. 2026-06-13
   days on market $125,000 Active 94 DOM
6. 2026-06-09
   days on market $125,000 Active 90 DOM
7. 2026-06-07
   days on market $125,000 Active 88 DOM
8. 2026-06-04
   days on market $125,000 Active 85 DOM
9. 2026-06-03
   days on market $125,000 Active 84 DOM
10. 2026-06-02
    days on market $125,000 Active 83 DOM
11. 2026-06-01
    days on market $125,000 Active 82 DOM
12. 2026-05-31
    days on market $125,000 Active 81 DOM
13. 2026-02-21
    historical $1,500
14. 2026-02-13
    listed $1,500
15. 2026-02-11
    historical $1,500
16. 2026-01-21
    listed $1,500
17. 2026-01-01
    historical $2,000
18. 2025-12-05
    price $2,000
19. 2025-08-28
    listed $2,500
20. 2025-05-19
    listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,702
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − HOA: −$4,500
• − Depreciation: −$3,636
• Taxable loss: −$1,089
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $960/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

-98.8% since first listed

8 events — show timeline

• 2026-02-21 Rental Removed $1,500 ZUMPER1
• 2026-02-13 Listed for Rent $1,500 ZUMPER1
• 2026-02-11 Rental Removed $1,500 GFLMLS
• 2026-01-21 Listed for Rent $1,500 GFLMLS
• 2026-01-01 Rental Removed $2,000 GFLMLS
• 2025-12-05 Price Changed $2,000 GFLMLS
• 2025-08-28 Listed for Rent $2,500 GFLMLS
• 2025-05-19 Listed $125,000 Beaches MLS