900 Atlantic Shores Blvd #116 · Hallandale Beach, FL 33009

$123,500

1 bd · 1.0 ba · 604 sqft · Condo public records · 55 Days on market

Built 1959 $290/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

TSFT is proud to present a fully renovated 1-bedroom, 1-bath unit in a well-maintained 55+ community in Hallandale Beach. Ground-floor location means no elevator wait and direct walk-up access — ideal for anyone looking to simplify without sacrificing quality of life. The unit has been fully updated and is move-in ready. At 604 square feet, the space is efficient and well-designed, with garden views and a layout that lives comfortably. Building features a brand new roof installed in 2025. Dues cover community amenities including a pool and landscaped courtyard. Cash only purchase. Unit may be lent to guests for up to 8 weeks per calendar year per association rules. Board notification

Key facts

• Community amenities
• Garden views
• Landscaped courtyard

Tags

• GROUND-FLOOR LOCATION
• DIRECT WALK-UP ACCESS
• GARDEN VIEWS
• COMMUNITY AMENITIES
• LANDSCAPED COURTYARD
• MINUTES FROM HALLANDALE BEACH

Property features AI

Finance

• Other: Pets: conditional with possible restrictions
• HOA & community: Monthly association fee of $425; Association covers common areas, insurance, laundry, grounds maintenance, structure maintenance, pool(s), roof, sewer, trash, and water; Community amenities include bike storage, laundry room, barbecue and picnic area, pool, shuffleboard court, storage, vehicle wash area, and elevators; Senior community

Exterior

• Parking: On-street parking
• Security: High-impact/security doors; Exterior lighting
• Utilities: Cable available; Community water and sewer included in association (association fee covers water and sewer)
• Home design: Condominium unit in a multi-story building; Single-story unit within the building; Entry level: 1; Updated/remodeled condition; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Porch with open design; Security/high-impact doors; Exterior lighting; Association pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Drapes and impact-resistant windows; Living/dining room; First-floor entry; Bedroom on main level; Main living area on entry level
• Laundry & utility: Shared laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $124k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $120k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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); 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 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 1380 active listings in the ZIP; 23 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 $2,458/mo this rent would consume 57% 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 $854 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $119,795 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1959 — 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. 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: 1.99% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.62%
• DSCR: 2.23
• GRM: 4.2

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: 15.4%
• Equity multiple: 1.59×
• Total profit: $20,516
• Equity at exit: $18,414

10-year hold

• IRR: 21.6%
• Equity multiple: 2.58×
• Total profit: $54,589
• Equity at exit: $10,678

Cash invested: $34,580 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,458 high
• Mortgage (P&I): −$648
• Tax from tax record: −$157 /mo · $1,884/yr
• Insurance: −$51
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$290
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $730

Break-even live

Break-even rent $1,535

Max offer price $123,500

Occupancy floor 65%

Sensitivity live

Price	-10% $800	-5% $765	+0% $730	+5% $695	+10% $660
Rent	-10% $535	-5% $632	+0% $730	+5% $827	+10% $924
Rate	-1.0pp $792	-0.5pp $761	base $730	+0.5pp $698	+1.0pp $665

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: $30,875
• Closing costs: $3,705
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	17d	48	0.41mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,823	$2.81	0d	63	0.44mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	5d	2	0.77mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	26d	9	0.98mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	4d	35	0.99mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,644	$4.14	0d	42	1.03mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	17d	171	1.11mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,822	$2.59	0d	26	1.15mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL	2.0	1.0–2.0	640	$3,224	$5.04	0d	3	1.23mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	3d	2	1.23mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	0d	15	1.26mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	17d	25	1.27mi
836 NW 10th St Unit 4 Hallandale Beach, FL	—	1.0	423	$1,250	$2.96	26d	1	1.27mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,400	$3.17	26d	1	1.29mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	17d	94	1.37mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	12d	6	1.41mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	21d	8	1.41mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	16d	7	1.41mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	9d	7	1.41mi
820 SW 1st Pl Hallandale Beach, FL	2.0	1.0	430	$1,675	$3.90	26d	1	1.44mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	26d	1	1.46mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	26d	1	1.46mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	26d	1	1.50mi

HOA detail condo

• Monthly dues: $290 · $3,480/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-21
   pricedays on market $123,500 Active 55 DOM
2. 2026-06-18
   days on market $124,000 Active 52 DOM
3. 2026-06-17
   days on market $124,000 Active 51 DOM
4. 2026-06-16
   days on market $124,000 Active 50 DOM
5. 2026-06-15
   days on market $124,000 Active 49 DOM
6. 2026-06-13
   pricedays on market $124,000 Active 47 DOM
7. 2026-06-09
   days on market $124,500 Active 43 DOM
8. 2026-06-08
   pricedays on market $124,500 Active 42 DOM
9. 2026-06-07
   days on market $125,000 Active 41 DOM
10. 2026-06-04
    days on market $125,000 Active 38 DOM
11. 2026-06-03
    days on market $125,000 Active 37 DOM
12. 2026-06-02
    days on market $125,000 Active 36 DOM
13. 2026-06-01
    days on market $125,000 Active 35 DOM
14. 2026-05-31
    days on market $125,000 Active 34 DOM
15. 2026-05-19
    price $125,000
16. 2026-04-27
    listed $130,000 Active
17. 2026-03-07
    historical
18. 2026-02-25
    status Active
19. 2026-02-24
    listed $140,000 Active
20. 2025-08-19
    historical
21. 2025-07-31
    price $150,000
22. 2025-07-15
    price $157,000
23. 2025-05-15
    price $160,000
24. 2025-04-30
    listed $165,000 Active
25. 2024-03-01
    historical
26. 2024-02-14
    listed $165,000 Active
27. 2023-04-25
    soldstatus $138,500 Closed
28. 2023-03-22
    historical Active Under Contract
29. 2023-02-08
    status Active
30. 2023-02-06
    price $138,500
31. 2022-11-03
    price $144,900
32. 2022-09-26
    status Active
33. 2022-09-24
    historical
34. 2022-09-22
    price $155,000
35. 2022-03-25
    listed $145,000 Active
36. 2018-09-13
    soldstatus $83,000 Sold
37. 2018-08-30
    status Active
38. 2018-08-10
    status Backup Contract
39. 2018-07-17
    price $86,800
40. 2018-06-26
    price $87,800
41. 2018-04-26
    price $88,800
42. 2018-04-26
    price $84,800
43. 2018-04-25
    listed $88,800 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: $1,884 · $157/mo
• Projected year-2 tax: $1,884 · $157/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 7/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,501
• − Mortgage interest: −$6,918
• − Property taxes: −$1,884
• − Insurance: −$1,415
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − HOA: −$3,480
• − Depreciation: −$3,593
• Taxable income: $7,491
• Est. tax owed @ 24.0%: −$1,798
• After-tax cash flow: $6,957/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

+40.8% since first listed

29 events — show timeline

• 2026-05-19 Price Changed $125,000 MARMLS
• 2026-04-27 Listed $130,000 MARMLS
• 2026-03-07 Listing Removed — MARMLS
• 2026-02-25 Relisted — MARMLS
• 2026-02-24 Listed $140,000 MARMLS
• 2025-08-19 Listing Removed — MARMLS
• 2025-07-31 Price Changed $150,000 MARMLS
• 2025-07-15 Price Changed $157,000 MARMLS
• 2025-05-15 Price Changed $160,000 MARMLS
• 2025-04-30 Listed $165,000 MARMLS
• 2024-03-01 Listing Removed — MARMLS
• 2024-02-14 Listed $165,000 MARMLS
• 2023-04-25 Sold (MLS) $138,500 MARMLS
• 2023-03-22 Contingent — MARMLS
• 2023-02-08 Relisted — MARMLS
• 2023-02-06 Price Changed $138,500 MARMLS
• 2022-11-03 Price Changed $144,900 MARMLS
• 2022-09-26 Relisted — MARMLS
• 2022-09-24 Listing Removed — MARMLS
• 2022-09-22 Price Changed $155,000 MARMLS
• 2022-03-25 Listed $145,000 MARMLS
• 2018-09-13 Sold (MLS) $83,000 MARMLS
• 2018-08-30 Relisted — MARMLS
• 2018-08-10 Pending — MARMLS
• 2018-07-17 Price Changed $86,800 MARMLS
• 2018-06-26 Price Changed $87,800 MARMLS
• 2018-04-26 Price Changed $88,800 MARMLS
• 2018-04-26 Price Changed $84,800 MARMLS
• 2018-04-25 Listed $88,800 MARMLS

Property tax history

+3.8%/yr

Latest (2025): $1,884 · +2.4% YoY. Source: county tax records.