420 NE 12th Ave #401 · Hallandale Beach, FL 33009

$320,000

2 bd · 2.0 ba · 1,092 sqft · Condo public records · 246 Days on market

Built 1972 $520/mo HOA · 14% of rent

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Why this score? — see what drove the C- 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 +18.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +5.9/10.0
• 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

Stunning 2/2 in desired Meadowbrook Condo. This unit has been significantly remodeled and perfect location. Very close to the beach, gulfstream and Aventura Mall. Kitchen has quartz countertop and upgraded appliances. Community has a pool, gym and clubhouse perfect for hosting.

Key facts

• Remodeled
• Quartz countertop
• Pool

Tags

• MEADOWBROOK CONDO
• REMODELED
• QUARTZ COUNTERTOP
• UPGRADED APPLIANCES
• POOL
• GYM

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers parking; Community amenities: pool, shuffleboard court

Exterior

• Parking: 1 covered parking space; 1-car garage
• Utilities: Association pool
• Home design: Condominium/attached property; 7-story building; Entry located on level 4
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Barbecue; Courtyard; Screened balcony

Interior

• Kitchen: Dishwasher
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen island; Main level primary
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $282k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 25d 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 $3,845/mo this rent would consume 89% 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 $10k 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 246 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 99900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $53k; list at $320k implies a 504% gain — meaningful room to come down on a strong offer.

Recommended offer $281,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 1.20% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 6.9

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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-41,017
• Equity at exit: $47,713

10-year hold

• IRR: -9.7%
• Equity multiple: 0.49×
• Total profit: $-46,034
• Equity at exit: $27,668

Cash invested: $89,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,845 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$390 /mo · $4,677/yr
• Insurance: −$133
• HOA: −$520
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $317

Break-even live

Break-even rent $3,445

Max offer price $320,000

Occupancy floor 87%

Sensitivity live

Price	-10% $498	-5% $407	+0% $317	+5% $226	+10% $135
Rent	-10% $13	-5% $165	+0% $317	+5% $468	+10% $620
Rate	-1.0pp $478	-0.5pp $398	base $317	+0.5pp $234	+1.0pp $149

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: $80,000
• Closing costs: $9,600
• 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	0.14mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	6d	1	0.22mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	12d	1	0.22mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	25d	1	0.22mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	25d	1	0.39mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	25d	1	0.41mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	25d	1	0.41mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	25d	1	0.42mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	25d	1	0.42mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	15d	1	0.42mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	4d	2	0.47mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$2,765	$2.84	16d	48	0.47mi
110 N Federal Hwy #1401 Hallandale Beach, FL	2.0	2.0	1220	$3,999	$3.28	8d	1	0.47mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	25d	1	0.54mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	25d	1	0.59mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	8d	1	0.71mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	14d	1	0.71mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,480	$3.46	2d	62	0.77mi
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	0.88mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	21d	4	0.89mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	25d	3	0.89mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$5,495	$5.44	2d	5	0.89mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	25d	1	0.90mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	25d	1	0.90mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	25d	1	0.90mi
211 SE 4th St #3 Hallandale Beach, FL	3.0	2.5	1290	$3,950	$3.06	25d	1	0.91mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$2,700	$2.38	25d	5	0.95mi
201 Golden Isles Dr #302 Hallandale Beach, FL	2.0	2.0	1150	$3,975	$3.46	25d	1	0.96mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	25d	5	0.98mi
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	25d	1	0.99mi
1403 Adams St Hollywood, FL	3.0	2.0	1459	$4,500	$3.08	25d	1	1.00mi
1403 Adams St Unit 1403 Hollywood, FL	3.0	2.0	1459	$4,200	$2.88	25d	1	1.00mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	4d	2	1.00mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	5d	1	1.00mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	8d	1	1.00mi
2723 E Hallandale Beach Blvd Unit 1049813P Hollywood, FL	3.0	2.0	1496	$6,498	$4.34	3d	1	1.01mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	5d	3	1.01mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	6d	2	1.01mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	25d	1	1.01mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	22d	1	1.01mi

HOA detail condo

• Monthly dues: $520 · $6,240/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $320,000 Active 246 DOM
2. 2026-06-17
   days on market $320,000 Active 245 DOM
3. 2026-06-16
   days on market $320,000 Active 244 DOM
4. 2026-06-15
   days on market $320,000 Active 243 DOM
5. 2026-06-13
   days on market $320,000 Active 241 DOM
6. 2026-06-09
   days on market $320,000 Active 237 DOM
7. 2026-06-07
   days on market $320,000 Active 235 DOM
8. 2026-06-04
   days on market $320,000 Active 232 DOM
9. 2026-06-03
   days on market $320,000 Active 231 DOM
10. 2026-06-02
    days on market $320,000 Active 230 DOM
11. 2026-06-01
    days on market $320,000 Active 229 DOM
12. 2026-05-31
    days on market $320,000 Active 228 DOM
13. 2025-10-15
    price $320,000
14. 2025-10-15
    listed $320 Active
15. 2025-10-04
    historical
16. 2024-10-04
    listed $320,000 Active
17. 2024-09-30
    historical
18. 2024-04-18
    listed $300,000 Active
19. 1989-03-14
    soldstatus $53,000
20. 1973-02-01
    soldstatus $59,700

ⓘ 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: $4,677 · $390/mo
• Projected year-2 tax: $4,677 · $390/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: $46,143
• − Mortgage interest: −$17,925
• − Property taxes: −$4,677
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,691
• − Management: −$3,691
• − HOA: −$6,240
• − Depreciation: −$9,309
• Taxable loss: −$991
• Est. tax savings @ 24.0%: +$238
• After-tax cash flow: $4,036/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

+436.0% since first listed

8 events — show timeline

• 2025-10-15 Price Changed $320,000 MARMLS
• 2025-10-15 Listed $320 MARMLS
• 2025-10-04 Listing Removed — MARMLS
• 2024-10-04 Listed $320,000 MARMLS
• 2024-09-30 Listing Removed — MARMLS
• 2024-04-18 Listed $300,000 MARMLS
• 1989-03-14 Sold (Public Records) $53,000 Public Records
• 1973-02-01 Sold (Public Records) $59,700 Public Records

Property tax history

+9.1%/yr

Latest (2025): $4,677 · +0.5% YoY. Source: county tax records.