111 Golden Isles Dr Unit G2 · Hallandale Beach, FL 33009

$275,000

2 bd · 2.0 ba · 1,250 sqft · Condo public records · 104 Days on market

Built 1981 $1138/mo HOA · 25% 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 +24.1/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• 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

Discover boutique waterfront living in Golden Isles. This spacious 2-bedroom, 2-bath residence offers a rare blend of loft-style character and tranquil water views in an intimate waterfront community. Inside, the residence features high ceilings, exposed walls, and industrial lighting, creating a warm and distinctive atmosphere rarely found in traditional condo layouts. The sun-filled living area and both bedrooms overlook the water, bringing natural light and calming views throughout the home. Enjoy the best of South Florida living with a heated waterfront pool overlooking the Intracoastal, a poolside BBQ area perfect for outdoor dining and entertaining, and on-site dockage for boating ent

Key facts

• On-site dockage
• Water views
• Covered parking

Tags

• WATERFRONT LIVING
• WATER VIEWS
• HEATED WATERFRONT POOL
• ON-SITE DOCKAGE
• GATED ENTRY
• COVERED PARKING

Property features AI

Finance

• Other: 78 units in the community
• Financial info: Pets allowed with possible restrictions (conditional)
• HOA & community: Monthly association fee; Association amenities include boat dock, fitness center, laundry, barbecue/picnic area, pool, sauna, trash service, elevators; Association fee covers management, amenities, common areas, hot water, insurance, laundry, grounds maintenance, structure maintenance, parking, pest control, pool(s), reserve fund, roof, sewer, and trash

Exterior

• Parking: Attached covered garage with 1 space
• Security: Intercom; Lobby secured; Phone entry
• Utilities: Cable available
• Home design: Condominium / attached property; 7-story building; Faces east; Entry on level 7
• Construction: Block construction; Resale property
• Exterior features: Barbecue area; Storm/security shutters; Canal access; Intracoastal access with no fixed bridges; Ocean access; Waterfront location; Association heated pool

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Refrigerator; Trash compactor; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; First floor entry / main living area on entry level; Living/dining room; Tub with shower; Walk-in closet(s); Elevator access; Blinds; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $275k).
• Recommended offer: $250k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 $4,581/mo this rent would consume 106% 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 104 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $210k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 25% of rent.
• 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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: 1.67% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 5.0

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: -18.3%
• Equity multiple: 0.38×
• Total profit: $-47,491
• Equity at exit: $41,003

10-year hold

• IRR: -24.0%
• Equity multiple: 0.06×
• Total profit: $-72,352
• Equity at exit: $23,777

Cash invested: $77,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $4,581 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$379 /mo · $4,551/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,138
• Vacancy / Maint / Mgmt: −$962
• Net cashflow: $119

Break-even live

Break-even rent $4,431

Max offer price $275,000

Occupancy floor 92%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	24d	1	0.05mi
201 Golden Isles Dr #302 Hallandale Beach, FL	2.0	2.0	1150	$3,975	$3.46	24d	1	0.16mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	13d	2	0.20mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,000	$2.59	15d	3	0.20mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	8d	2	0.20mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1522	$3,650	$2.40	18d	3	0.20mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	24d	3	0.20mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$5,495	$5.44	2d	5	0.20mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	21d	4	0.20mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	24d	1	0.20mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	24d	1	0.20mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	24d	1	0.20mi
2600 E Hallandale Beach Blvd Unit T2002 SEASONAL Hallandale Beach, FL	3.0	3.0	1577	$7,500	$4.76	24d	1	0.20mi
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	0.21mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	17d	1	0.23mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	24d	1	0.23mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$4,900	$3.63	15d	1	0.23mi
1985 S Ocean Dr Unit 22E Hallandale Beach, FL	3.0	2.5	1780	$5,900	$3.31	8d	1	0.25mi
1985 S Ocean Dr Unit 21P Hallandale Beach, FL	2.0	2.0	1380	$3,800	$2.75	8d	1	0.25mi
1985 S Ocean Dr Unit 22P Hallandale Beach, FL	2.0	2.0	1380	$4,000	$2.90	24d	1	0.25mi
1985 S Ocean Dr Unit 9G Hallandale Beach, FL	2.0	2.0	1240	$3,700	$2.98	24d	1	0.25mi
1985 S Ocean Dr Unit 22E Hallandale Beach, FL	3.0	2.5	1780	$5,900	$3.31	24d	1	0.25mi
1904 S Ocean Dr #1707 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	24d	1	0.26mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	3d	2	0.28mi
1890 S Ocean Dr #703 Hallandale Beach, FL	2.0	2.5	1600	$5,000	$3.12	24d	1	0.29mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	3d	1	0.30mi
1850 S Ocean Dr #2909 Hallandale Beach, FL	2.0	1.0	1086	$4,050	$3.73	24d	1	0.30mi
1850 S Ocean Dr #1405 Hallandale Beach, FL	2.0	2.0	1782	$6,450	$3.62	8d	1	0.30mi
1850 S Ocean Dr #1405 Hallandale Beach, FL	2.0	2.0	1782	$6,450	$3.62	24d	1	0.30mi
1850 S Ocean Dr #1410 Hallandale Beach, FL	2.0	2.0	1782	$6,500	$3.65	3d	1	0.30mi
1850 S Ocean Dr #3308 Hallandale Beach, FL	3.0	3.0	1571	$6,500	$4.14	24d	1	0.30mi
1850 S Ocean Dr #1410 Hallandale Beach, FL	2.0	2.0	1782	$6,500	$3.65	24d	1	0.30mi
1850 S Ocean Dr #3310 Hallandale Beach, FL	2.0	2.0	1782	$7,500	$4.21	24d	1	0.30mi
1850 S Ocean Dr #1907 Hallandale Beach, FL	3.0	3.0	1571	$5,800	$3.69	8d	1	0.30mi
1850 S Ocean Dr #805 Hallandale Beach, FL	2.0	2.0	1782	$6,100	$3.42	17d	1	0.30mi
1850 S Ocean Dr #3107 Hallandale Beach, FL	3.0	3.0	1571	$7,500	$4.77	24d	1	0.30mi
1850 S Ocean Dr #4202 Hallandale Beach, FL	3.0	3.0	1841	$7,600	$4.13	24d	1	0.30mi
1850 S Ocean Dr #3510 Hallandale Beach, FL	2.0	2.0	1782	$6,300	$3.54	15d	1	0.30mi
1850 S Ocean Dr #4009 Hallandale Beach, FL	2.0	1.0	1086	$3,900	$3.59	24d	1	0.30mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,300	$3.96	24d	1	0.30mi

HOA detail condo

• Monthly dues: $1,138 · $13,656/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $275,000 Active 104 DOM
2. 2026-06-17
   days on market $275,000 Active 103 DOM
3. 2026-06-16
   days on market $275,000 Active 102 DOM
4. 2026-06-15
   days on market $275,000 Active 101 DOM
5. 2026-06-13
   days on market $275,000 Active 99 DOM
6. 2026-06-09
   days on market $275,000 Active 95 DOM
7. 2026-06-07
   days on market $275,000 Active 93 DOM
8. 2026-06-04
   days on market $275,000 Active 90 DOM
9. 2026-06-03
   days on market $275,000 Active 89 DOM
10. 2026-06-02
    days on market $275,000 Active 88 DOM
11. 2026-06-01
    days on market $275,000 Active 87 DOM
12. 2026-05-31
    days on market $275,000 Active 86 DOM
13. 2026-04-14
    price $287,000
14. 2026-03-06
    listed $290,000 Active
15. 2025-07-17
    historical $2,500
16. 2025-06-16
    listed $2,500
17. 2025-06-15
    historical $2,500
18. 2025-05-01
    historical $2,500
19. 2025-05-01
    listed $2,500
20. 2025-04-18
    listed $2,500
21. 2025-01-03
    historical
22. 2024-12-04
    historical
23. 2024-12-04
    listed $275,000 Active
24. 2024-11-15
    price $310,000
25. 2024-10-03
    price $320,000
26. 2024-09-08
    listed $299,000 Active
27. 2024-08-31
    historical
28. 2024-06-06
    listed $299,000 Active
29. 2021-02-01
    soldstatus $210,000
30. 2010-03-18
    soldstatus $105,900
31. 1988-07-01
    soldstatus $65,000

ⓘ 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: $4,551 · $379/mo
• Projected year-2 tax: $4,551 · $379/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥103°F today · 20 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: $54,978
• − Mortgage interest: −$15,404
• − Property taxes: −$4,551
• − Insurance: −$6,494
• − Repairs & maintenance: −$4,398
• − Management: −$4,398
• − HOA: −$13,656
• − Depreciation: −$8,000
• Taxable loss: −$1,924
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $1,888/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

+341.5% since first listed

19 events — show timeline

• 2026-04-14 Price Changed $287,000 MARMLS
• 2026-03-06 Listed $290,000 MARMLS
• 2025-07-17 Rental Removed $2,500 MARMLS
• 2025-06-16 Listed for Rent $2,500 MARMLS
• 2025-06-15 Rental Removed $2,500 VLS
• 2025-05-01 Rental Removed $2,500 MARMLS
• 2025-05-01 Listed for Rent $2,500 VLS
• 2025-04-18 Listed for Rent $2,500 MARMLS
• 2025-01-03 Listing Removed — Beaches MLS
• 2024-12-04 Listing Removed — Beaches MLS
• 2024-12-04 Listed $275,000 Beaches MLS
• 2024-11-15 Price Changed $310,000 Beaches MLS
• 2024-10-03 Price Changed $320,000 Beaches MLS
• 2024-09-08 Listed $299,000 Beaches MLS
• 2024-08-31 Listing Removed — Beaches MLS
• 2024-06-06 Listed $299,000 Beaches MLS
• 2021-02-01 Sold (Public Records) $210,000 Public Records
• 2010-03-18 Sold (Public Records) $105,900 Public Records
• 1988-07-01 Sold (Public Records) $65,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $4,551 · -3.4% YoY. Source: county tax records.