500 Layne Blvd #14 · Hallandale Beach, FL 33009

$140,000

1 bd · 1.0 ba · 600 sqft · Condo public records · 61 Days on market

Built 1963 $320/mo HOA · 13% 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 MLS

REDUCED TO SELL!!!! One bed, 1 bath. Heated pool. Walk to restaurants, groceries, stores, casino and the beach. Small gated complex. Great neighborhood. This is a CO-OP cash only, 55+ community. No Lease first year owned.

Key facts

• $320 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee of $320; Association covers common area maintenance, structure maintenance, water, sewer, and trash; Association amenities include laundry and a pool; Senior community

Exterior

• Parking: One parking space
• Security: Security guard
• Utilities: Water included in association fee; Sewer included in association fee; Trash included in association fee; Power available
• Home design: Attached property; 2 stories; Entry on 2nd floor
• Construction: Block construction; Resale property
• Exterior features: Deck; Association pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: Second-floor entry; Tile flooring
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,425/mo this rent would consume 56% 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 $968 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 61 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 12y ago; this cycle's ask is 7900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.73% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.28%
• DSCR: 1.86
• GRM: 4.8

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: -11.2%
• Equity multiple: 0.61×
• Total profit: $-15,356
• Equity at exit: $20,874

10-year hold

• IRR: -9.4%
• Equity multiple: 0.53×
• Total profit: $-18,520
• Equity at exit: $12,105

Cash invested: $39,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,425 high
• Mortgage (P&I): −$734
• Tax from tax record: −$174 /mo · $2,083/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$320
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $203

Break-even live

Break-even rent $2,168

Max offer price $140,000

Occupancy floor 87%

Sensitivity live

Price	-10% $283	-5% $243	+0% $203	+5% $164	+10% $124
Rent	-10% $12	-5% $108	+0% $203	+5% $299	+10% $395
Rate	-1.0pp $274	-0.5pp $239	base $203	+0.5pp $167	+1.0pp $130

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	$2,465	$2.92	5d	2	0.36mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL	2.0	1.0–2.0	640	$3,224	$5.04	0d	3	0.73mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	4d	2	0.75mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	17d	48	0.94mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,823	$2.81	1d	63	1.42mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $140,000 Active 61 DOM
2. 2026-06-17
   days on market $140,000 Active 60 DOM
3. 2026-06-16
   days on market $140,000 Active 59 DOM
4. 2026-06-15
   days on market $140,000 Active 58 DOM
5. 2026-06-13
   days on market $140,000 Active 56 DOM
6. 2026-06-09
   days on market $140,000 Active 52 DOM
7. 2026-06-08
   days on market $140,000 Active 51 DOM
8. 2026-06-07
   days on market $140,000 Active 50 DOM
9. 2026-06-04
   days on market $140,000 Active 47 DOM
10. 2026-06-03
    days on market $140,000 Active 46 DOM
11. 2026-06-02
    days on market $140,000 Active 45 DOM
12. 2026-06-01
    days on market $140,000 Active 44 DOM
13. 2026-05-31
    days on market $140,000 Active 43 DOM
14. 2026-05-21
    listed $1,750
15. 2026-04-27
    price $140,000
16. 2026-04-18
    listed $150,000 Active
17. 2024-12-20
    historical
18. 2024-10-29
    price $150,000
19. 2024-10-01
    listed $160,000 Active
20. 2022-08-01
    soldstatus $131,000 Closed 221-char remark

    Show marketing remark (221 chars)

    REDUCED TO SELL!!!! One bed, 1 bath. Heated pool. Walk to restaurants, groceries, stores, casino and the beach. Small gated complex. Great neighborhood. This is a CO-OP cash only, 55+ community. No Lease first year owned.

21. 2022-07-24
    status Pending 221-char remark

    Show marketing remark (221 chars)

    REDUCED TO SELL!!!! One bed, 1 bath. Heated pool. Walk to restaurants, groceries, stores, casino and the beach. Small gated complex. Great neighborhood. This is a CO-OP cash only, 55+ community. No Lease first year owned.

22. 2022-07-21
    historical Active Under Contract 221-char remark

    Show marketing remark (221 chars)

    REDUCED TO SELL!!!! One bed, 1 bath. Heated pool. Walk to restaurants, groceries, stores, casino and the beach. Small gated complex. Great neighborhood. This is a CO-OP cash only, 55+ community. No Lease first year owned.

23. 2022-06-17
    price $140,000 221-char remark

    Show marketing remark (221 chars)

    REDUCED TO SELL!!!! One bed, 1 bath. Heated pool. Walk to restaurants, groceries, stores, casino and the beach. Small gated complex. Great neighborhood. This is a CO-OP cash only, 55+ community. No Lease first year owned.

24. 2022-05-24
    price $147,500 221-char remark

    Show marketing remark (221 chars)

    REDUCED TO SELL!!!! One bed, 1 bath. Heated pool. Walk to restaurants, groceries, stores, casino and the beach. Small gated complex. Great neighborhood. This is a CO-OP cash only, 55+ community. No Lease first year owned.

25. 2022-05-06
    listed $150,000 Active 221-char remark

    Show marketing remark (221 chars)

    REDUCED TO SELL!!!! One bed, 1 bath. Heated pool. Walk to restaurants, groceries, stores, casino and the beach. Small gated complex. Great neighborhood. This is a CO-OP cash only, 55+ community. No Lease first year owned.

26. 2021-05-14
    historical
27. 2021-05-04
    listed $119,000 Active
28. 2019-12-31
    historical
29. 2019-04-17
    listed $94,000 Active
30. 2019-03-31
    historical
31. 2019-02-05
    price $94,000
32. 2019-01-11
    price $98,000
33. 2018-12-21
    price $106,000
34. 2018-12-18
    price $110,000
35. 2018-10-30
    price $115,000
36. 2018-09-04
    listed $129,000 Active
37. 2017-03-28
    soldstatus $67,000 Closed
38. 2017-03-19
    status Pending
39. 2017-03-09
    historical Contingent
40. 2016-07-19
    price $75,000
41. 2016-03-19
    listed $79,000 Active
42. 2016-03-04
    historical
43. 2015-10-13
    price $79,000
44. 2015-10-13
    listed $69,900 Active
45. 2015-09-30
    historical
46. 2015-03-29
    listed $79,000 Active
47. 2015-03-29
    historical
48. 2015-03-26
    status Active
49. 2015-03-11
    status Pending
50. 2014-09-30
    listed $85,000 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: $2,083 · $174/mo
• Projected year-2 tax: $2,083 · $174/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 · 89% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 24 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: $29,104
• − Mortgage interest: −$7,842
• − Property taxes: −$2,083
• − Insurance: −$5,818
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − HOA: −$3,840
• − Depreciation: −$4,073
• Taxable income: $790
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $2,250/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

-97.9% since first listed

37 events — show timeline

• 2026-05-21 Listed for Rent $1,750 MARMLS
• 2026-04-27 Price Changed $140,000 MARMLS
• 2026-04-18 Listed $150,000 MARMLS
• 2024-12-20 Listing Removed — MARMLS
• 2024-10-29 Price Changed $150,000 MARMLS
• 2024-10-01 Listed $160,000 MARMLS
• 2022-08-01 Sold (MLS) $131,000 MARMLS
• 2022-07-24 Pending — MARMLS
• 2022-07-21 Contingent — MARMLS
• 2022-06-17 Price Changed $140,000 MARMLS
• 2022-05-24 Price Changed $147,500 MARMLS
• 2022-05-06 Listed $150,000 MARMLS
• 2021-05-14 Listing Removed — MARMLS
• 2021-05-04 Listed $119,000 MARMLS
• 2019-12-31 Listing Removed — MARMLS
• 2019-04-17 Listed $94,000 MARMLS
• 2019-03-31 Listing Removed — MARMLS
• 2019-02-05 Price Changed $94,000 MARMLS
• 2019-01-11 Price Changed $98,000 MARMLS
• 2018-12-21 Price Changed $106,000 MARMLS
• 2018-12-18 Price Changed $110,000 MARMLS
• 2018-10-30 Price Changed $115,000 MARMLS
• 2018-09-04 Listed $129,000 MARMLS
• 2017-03-28 Sold (MLS) $67,000 Beaches MLS
• 2017-03-19 Pending — Beaches MLS
• 2017-03-09 Contingent — Beaches MLS
• 2016-07-19 Price Changed $75,000 Beaches MLS
• 2016-03-19 Listed $79,000 Beaches MLS
• 2016-03-04 Listing Removed — MARMLS
• 2015-10-13 Price Changed $79,000 MARMLS
• 2015-10-13 Listed $69,900 MARMLS
• 2015-09-30 Listing Removed — MARMLS
• 2015-03-29 Listed $79,000 MARMLS
• 2015-03-29 Listing Removed — MARMLS
• 2015-03-26 Relisted — MARMLS
• 2015-03-11 Pending — MARMLS
• 2014-09-30 Listed $85,000 MARMLS

Property tax history

+4.1%/yr

Latest (2025): $2,083 · +2.4% YoY. Source: county tax records.