180 NE 12th Ave Unit 18C · Hallandale Beach, FL 33009

$255,600

2 bd · 2.0 ba · 1,170 sqft · Condo public records · 21 Days on market

Built 1967 $644/mo HOA · 16% 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 +26.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• 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

Spacious 2/2 Plus a Huge Office/Den Corner Unit at El Dorado Plaza West. Special Assessment Paid Off! Welcome to the largest floor plan at El Dorado Plaza West, a bright and roomy 2-bedroom, 2-bathroom corner residence with a huge office/den on the 3rd floor. Best of all, the special assessment has already been paid off, so you can move in or rent it out without that added cost hanging over you. What truly sets this home apart is the huge office/den, a rare find in this community. It is big enough for a real home office, a guest space, a kids playroom, or a quiet retreat. Whether you work from home or just need room to spread out, this space gives you options a standard 2/2 cannot match. T

Key facts

• Clubhouse
• Huge office den
• Natural light

Tags

• HUGE OFFICE DEN
• CORNER UNIT
• NATURAL LIGHT
• WALK IN CLOSET
• BBQ AREA
• CLUBHOUSE

Property features AI

Finance

• Other: Annual tax listed (not included per instructions)
• Financial info: Pets allowed
• HOA & community: Monthly association fee of $644; Association fee includes common areas, laundry, maintenance of grounds, pool(s), sewer, security, trash, and water; Association amenities: clubhouse, laundry, pool

Exterior

• Parking: Guest parking; One assigned space
• Security: Complex fenced
• Utilities: Has cooling
• Home design: Attached property; 5-story building; Entry on level 3
• Construction: Block construction; Effective year built
• Exterior features: Complex fenced; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fan(s)
• Interior features: Tile flooring; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $256k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $256k).
• Recommended offer: $252k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 $4,027/mo this rent would consume 93% 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 21 days — a 2% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y 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.
• Current owner paid $160k; list at $256k implies a 60% gain — meaningful room to come down on a strong offer.

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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,766 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 5.3

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: -14.6%
• Equity multiple: 0.50×
• Total profit: $-36,081
• Equity at exit: $38,111

10-year hold

• IRR: -14.6%
• Equity multiple: 0.32×
• Total profit: $-48,859
• Equity at exit: $22,100

Cash invested: $71,568 (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: 5.3×

Monthly cashflow live

• Estimated rent: $4,027 high
• Mortgage (P&I): −$1,340
• Tax from tax record: −$433 /mo · $5,200/yr
• Insurance: −$106
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$644
• Vacancy / Maint / Mgmt: −$846
• Net cashflow: $231

Break-even live

Break-even rent $3,735

Max offer price $255,600

Occupancy floor 89%

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: $63,900
• Closing costs: $7,668
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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	0.26mi
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	21d	1	0.35mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	24d	1	0.35mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	24d	1	0.35mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	0.35mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	11d	1	0.35mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	24d	1	0.35mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	14d	1	0.36mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	24d	1	0.36mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	24d	1	0.36mi
110 N Federal Hwy #1401 Hallandale Beach, FL	2.0	2.0	1220	$3,999	$3.28	7d	1	0.39mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$2,765	$2.84	15d	48	0.48mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	24d	1	0.49mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	24d	1	0.59mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	7d	1	0.77mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	13d	1	0.77mi
211 SE 4th St #3 Hallandale Beach, FL	3.0	2.5	1290	$3,950	$3.06	24d	1	0.78mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	24d	1	0.80mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$2,700	$2.38	24d	5	0.80mi
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	0.82mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	24d	3	0.83mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	20d	4	0.83mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$5,495	$5.44	1d	5	0.83mi
201 Golden Isles Dr #302 Hallandale Beach, FL	2.0	2.0	1150	$3,975	$3.46	24d	1	0.83mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	24d	1	0.84mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	24d	1	0.84mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	24d	1	0.84mi
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	24d	1	0.88mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,480	$3.46	1d	62	0.89mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	24d	1	0.92mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	24d	5	0.94mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	3d	2	0.95mi
2723 E Hallandale Beach Blvd Unit 1049813P Hollywood, FL	3.0	2.0	1496	$6,498	$4.34	2d	1	0.97mi
4010 S Ocean Dr Unit T3708 Hollywood, FL	3.0	2.5	1361	$8,000	$5.88	24d	1	0.98mi
4010 S Ocean Dr Unit R1108 Hollywood, FL	3.0	2.5	1361	$12,999	$9.55	24d	1	0.98mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	24d	1	0.98mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	7d	1	0.98mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	24d	1	0.98mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	7d	1	0.98mi
4010 S Ocean Dr Unit 1227485P Hollywood, FL	2.0–3.0	2.0	1118	$5,049	$4.51	15d	2	0.98mi

HOA detail condo

• Monthly dues: $644 · $7,728/yr
• ⚠ Special-assessment mentions:

  Spacious 2/2 Plus a Huge Office/Den Corner Unit at El Dorado Plaza West. Special Assessment Paid Off! Welcome to the largest floor plan at El Dorado Plaza West, a bright and roomy 2-bedroom, 2-bathroom corner…

  …a bright and roomy 2-bedroom, 2-bathroom corner residence with a huge office/den on the 3rd floor. Best of all, the special assessment has already been paid off, so you can move in or rent it out without that added cost hanging over you. What truly sets…

Listing history 45 events

1. 2026-06-18
   days on market $255,600 Active 21 DOM
2. 2026-06-17
   days on market $255,600 Active 20 DOM
3. 2026-06-16
   days on market $255,600 Active 19 DOM
4. 2026-06-15
   days on market $255,600 Active 18 DOM
5. 2026-06-13
   days on market $255,600 Active 16 DOM
6. 2026-06-09
   days on market $255,600 Active 12 DOM
7. 2026-06-08
   days on market $255,600 Active 11 DOM
8. 2026-06-07
   days on market $255,600 Active 10 DOM
9. 2026-06-04
   days on market $255,600 Active 7 DOM
10. 2026-06-03
    days on market $255,600 Active 6 DOM
11. 2026-06-02
    days on market $255,600 Active 5 DOM
12. 2026-06-01
    days on market $255,600 Active 4 DOM
13. 2026-05-31
    days on market $255,600 Active 3 DOM
14. 2026-05-28
    listed $255,600 Active
15. 2026-05-20
    historical
16. 2025-08-14
    historical $2,200
17. 2025-04-15
    price $2,200
18. 2025-04-14
    price $257,777
19. 2025-02-25
    listed $2,400
20. 2025-02-19
    listed $267,777 Active
21. 2025-02-04
    historical $2,400
22. 2025-02-04
    historical
23. 2025-01-23
    price $2,400
24. 2024-12-11
    price $255,000
25. 2024-11-18
    price $290,777
26. 2024-09-11
    listed $299,000 Active
27. 2024-08-13
    historical
28. 2024-07-10
    listed $2,600
29. 2023-08-20
    listed $299,500 Active
30. 2023-06-16
    status Pending
31. 2023-06-16
    historical
32. 2023-05-08
    listed $285,000 Active
33. 2018-02-22
    soldstatus $160,000
34. 2018-02-21
    soldstatus $160,000 Sold
35. 2017-10-23
    status Pending
36. 2017-10-10
    listed $168,500 Active
37. 2017-10-09
    status Active
38. 2017-10-05
    historical
39. 2017-10-03
    status Pending
40. 2017-08-08
    price $168,500
41. 2017-07-07
    listed $169,500 Active
42. 2006-06-29
    soldstatus $225,000
43. 2002-08-15
    soldstatus $89,900
44. 1991-10-22
    soldstatus $65,000
45. 1985-01-01
    soldstatus $58,000

ⓘ 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: $5,200 · $433/mo
• Projected year-2 tax: $5,200 · $433/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 AE · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 26 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: $48,327
• − Mortgage interest: −$14,318
• − Property taxes: −$5,200
• − Insurance: −$6,397
• − Repairs & maintenance: −$3,866
• − Management: −$3,866
• − HOA: −$7,728
• − Depreciation: −$7,436
• Taxable loss: −$482
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $2,886/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

+340.7% since first listed

32 events — show timeline

• 2026-05-28 Listed $255,600 MARMLS
• 2026-05-20 Listing Removed — MARMLS
• 2025-08-14 Rental Removed $2,200 MARMLS
• 2025-04-15 Price Changed $2,200 MARMLS
• 2025-04-14 Price Changed $257,777 MARMLS
• 2025-02-25 Listed for Rent $2,400 MARMLS
• 2025-02-19 Listed $267,777 MARMLS
• 2025-02-04 Rental Removed $2,400 MARMLS
• 2025-02-04 Listing Removed — MARMLS
• 2025-01-23 Price Changed $2,400 MARMLS
• 2024-12-11 Price Changed $255,000 MARMLS
• 2024-11-18 Price Changed $290,777 MARMLS
• 2024-09-11 Listed $299,000 MARMLS
• 2024-08-13 Listing Removed — MARMLS
• 2024-07-10 Listed for Rent $2,600 MARMLS
• 2023-08-20 Listed $299,500 MARMLS
• 2023-06-16 Pending — MARMLS
• 2023-06-16 Listing Removed — MARMLS
• 2023-05-08 Listed $285,000 MARMLS
• 2018-02-22 Sold (Public Records) $160,000 Public Records
• 2018-02-21 Sold (MLS) $160,000 MARMLS
• 2017-10-23 Pending — MARMLS
• 2017-10-10 Listed $168,500 MARMLS
• 2017-10-09 Relisted — MARMLS
• 2017-10-05 Listing Removed — MARMLS
• 2017-10-03 Pending — MARMLS
• 2017-08-08 Price Changed $168,500 MARMLS
• 2017-07-07 Listed $169,500 MARMLS
• 2006-06-29 Sold (Public Records) $225,000 Public Records
• 2002-08-15 Sold (Public Records) $89,900 Public Records
• 1991-10-22 Sold (Public Records) $65,000 Public Records
• 1985-01-01 Sold (Public Records) $58,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $5,200 · +5.8% YoY. Source: county tax records.