421 NE 14th Ave #405 · Hallandale Beach, FL 33009

$125,000

1 bd · 1.0 ba · 730 sqft · Condo public records · 147 Days on market

Built 1972 $485/mo HOA · 17% 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

Nestled on a tranquil street in the picturesque city of Hallandale, this exquisite property offers an unparalleled location just 5 minutes from the pristine sands of Hallandale Beach. It is conveniently situated 10 minutes from Aventura Mall, Florida's largest shopping destination, and a mere 20 minutes from Fort Lauderdale International Airport and the bustling cruise port. Downtown Fort Lauderdale is approximately 25 minutes away. This charmingly updated 55 and older condo features 1 bedroom and 1 bathroom, complete with hurricane shutters for added security. The lovely balcony provides a perfect setting for enjoying a joyful morning coffee or taking in peaceful views. Whether you are see

Key facts

• Lovely balcony
• Hurricane shutters
• Peaceful views

Tags

• HURRICANE SHUTTERS
• LOVELY BALCONY
• PEACEFUL VIEWS

Property features AI

Finance

• HOA & community: Monthly association fee: $485; Association covers amenities, insurance, grounds and structure maintenance, recreation facilities, and reserve fund; Community amenities include clubhouse, laundry, and elevators; Senior community

Exterior

• Parking: 1 covered parking space (garage)
• Home design: Condo/attached property; 7-story building; Entry on level 4; Updated/remodeled
• Construction: Block construction
• Exterior features: Balcony; Screened balcony; Storm/security shutters

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s); Electric cooling
• Interior features: Elevator; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $2,798/mo this rent would consume 64% 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 $864 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 147 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.24% ✓
• Cap rate: 13.46%
• Cash-on-cash: 25.61%
• DSCR: 2.14
• GRM: 3.7

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: $20,667
• Equity at exit: $18,638

10-year hold

• IRR: 21.3%
• Equity multiple: 2.53×
• Total profit: $53,421
• Equity at exit: $10,808

Cash invested: $35,000 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,798 high
• Mortgage (P&I): −$656
• Tax from tax record: −$271 /mo · $3,250/yr
• Insurance: −$52
• HOA: −$485
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $747

Break-even live

Break-even rent $1,852

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $818	-5% $782	+0% $747	+5% $711	+10% $676
Rent	-10% $526	-5% $636	+0% $747	+5% $857	+10% $968
Rate	-1.0pp $810	-0.5pp $779	base $747	+0.5pp $714	+1.0pp $681

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	4d	2	0.47mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	16d	48	0.53mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	2d	2	0.82mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	2d	62	0.83mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	0.83mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	20d	8	1.17mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	11d	6	1.17mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	15d	7	1.17mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	8d	7	1.17mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	25d	9	1.33mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	3d	35	1.34mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,652	$4.15	2d	42	1.37mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	16d	171	1.49mi

HOA detail condo

• Monthly dues: $485 · $5,820/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-02
   status $125,000 Pending 147 DOM
2. 2026-06-01
   days on market $125,000 Active 147 DOM
3. 2026-05-31
   days on market $125,000 Active 146 DOM
4. 2026-05-13
   price $125,000
5. 2026-03-27
   price $129,000
6. 2026-01-28
   price $135,000
7. 2026-01-06
   price $140,000
8. 2026-01-05
   listed $135,000 Active
9. 2025-08-31
   historical
10. 2025-02-18
    price $165,000
11. 2024-12-13
    listed $175,000 Active
12. 2024-04-15
    historical
13. 2024-02-05
    price $195,000
14. 2024-02-03
    listed $195 Active
15. 2023-01-20
    soldstatus $130,000 Closed
16. 2023-01-20
    soldstatus $130,000
17. 2022-12-28
    historical Active Under Contract
18. 2022-12-18
    listed $130,000 Active
19. 1997-06-17
    soldstatus $35,500
20. 1972-08-01
    soldstatus $22,400

ⓘ 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: $3,250 · $271/mo
• Projected year-2 tax: $3,250 · $271/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: $33,573
• − Mortgage interest: −$7,002
• − Property taxes: −$3,250
• − Insurance: −$625
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − HOA: −$5,820
• − Depreciation: −$3,636
• Taxable income: $7,868
• Est. tax owed @ 24.0%: −$1,888
• After-tax cash flow: $7,073/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

+458.0% since first listed

17 events — show timeline

• 2026-05-13 Price Changed $125,000 MARMLS
• 2026-03-27 Price Changed $129,000 MARMLS
• 2026-01-28 Price Changed $135,000 MARMLS
• 2026-01-06 Price Changed $140,000 MARMLS
• 2026-01-05 Listed $135,000 MARMLS
• 2025-08-31 Listing Removed — MARMLS
• 2025-02-18 Price Changed $165,000 MARMLS
• 2024-12-13 Listed $175,000 MARMLS
• 2024-04-15 Listing Removed — MARMLS
• 2024-02-05 Price Changed $195,000 MARMLS
• 2024-02-03 Listed $195 MARMLS
• 2023-01-20 Sold (Public Records) $130,000 Public Records
• 2023-01-20 Sold (MLS) $130,000 MARMLS
• 2022-12-28 Contingent — MARMLS
• 2022-12-18 Listed $130,000 MARMLS
• 1997-06-17 Sold (Public Records) $35,500 Public Records
• 1972-08-01 Sold (Public Records) $22,400 Public Records

Property tax history

+15.2%/yr

Latest (2025): $3,250 · +7.8% YoY. Source: county tax records.