600 Parkview Dr #1029 · Hallandale Beach, FL 33009

$315,000

2 bd · 2.0 ba · 1,130 sqft · Condo public records · 49 Days on market

Built 1979 $995/mo HOA · 23% of rent

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Why this score? — see what drove the D+ 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 +15.8/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 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

Beautiful, clean and bright 2BD/2BA with Stunning City Views featuring floor-to-ceiling windows and endless city views. Featuring Quartz countertops, Sub-Zero fridge, and high-end S/S appliances. Italian vinyl flooring, and walk-in closets. Upgraded Bathrooms and recessed lighting throughout. Three Islands location—minutes to beach, shops, and restaurants. 40 years Certification currently in process. .. . new elevators, concrete restorations, modernization of electrical panels & HVAC. . Can be rented after 1year of ownership. First lease period must be two years in length and building only allows 10% of the units be leased at one time.

Key facts

• Quartz countertops
• Sub-zero fridge
• Stunning city views

Tags

• STUNNING CITY VIEWS
• FLOOR-TO-CEILING WINDOWS
• QUARTZ COUNTERTOPS
• SUB-ZERO FRIDGE
• HIGH-END S S APPLIANCES
• ITALIAN VINYL FLOORING

Property features AI

Finance

• HOA & community: Association: Towers of Oceanview South; Monthly HOA fee of $995; HOA covers water, sewer, trash, common areas, and elevator; Community amenities include: pool, spa/hot tub, sauna, fitness center, clubhouse, billiard room, game room, picnic area, parking, trash chute, and maintenance

Exterior

• Parking: One parking space; Guest parking available
• Security: Closed-circuit cameras; Security guard; Key card entry; Smoke detectors; Security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Resale condition; Faces south; Part of an 11-story building
• Construction: Block and concrete block construction; Other roof type
• Exterior features: Waterfront on the Intracoastal

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Electric cooktop; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Tile; Vinyl; Wood
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Kitchen island; Walk-in closets; Closet cabinetry
• Laundry & utility: Common-area laundry; On-site laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (15.8% below list).
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $265k (15.8% below list) — sets the bar for cash-flow.
• Cap rate 6.8% 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); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 1380 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 49 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $145k; list at $315k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 23% 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,305 (15.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.35% ✓
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 6.2

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: -27.6%
• Equity multiple: 0.11×
• Total profit: $-78,715
• Equity at exit: $46,968

10-year hold

• IRR: -54.9%
• Equity multiple: -0.47×
• Total profit: $-129,477
• Equity at exit: $27,235

Cash invested: $88,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $4,251 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$435 /mo · $5,221/yr
• Insurance: −$131
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$995
• Vacancy / Maint / Mgmt: −$893
• Net cashflow: $-281

Break-even live

Break-even rent $4,607

Max offer price $265,305

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-192	+0% $-281	+5% $-370	+10% $-460
Rent	-10% $-617	-5% $-449	+0% $-281	+5% $-113	+10% $55
Rate	-1.0pp $-123	-0.5pp $-201	base $-281	+0.5pp $-363	+1.0pp $-446

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	12d	18	0.20mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	14d	17	0.20mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,605	$5.87	1d	1	0.21mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	26d	1	0.22mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	9d	1	0.22mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	9d	1	0.24mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	26d	1	0.25mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	9d	1	0.25mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	16d	1	0.25mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	12d	6	0.31mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	21d	8	0.31mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	9d	7	0.31mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	16d	7	0.31mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	4d	7	0.33mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	16d	8	0.33mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	26d	6	0.33mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,432	$4.35	1d	1	0.33mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	9d	1	0.35mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	6d	1	0.35mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	7d	2	0.35mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	6d	3	0.35mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	26d	1	0.36mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	1d	1	0.38mi
3801 S Ocean Dr Unit 10V Hollywood, FL	2.0	2.0	1176	$4,300	$3.66	26d	1	0.38mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	26d	1	0.38mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	7d	1	0.38mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	26d	1	0.38mi
3801 S Ocean Dr Unit 7X Hollywood, FL	2.0	1.5	1236	$3,800	$3.07	26d	1	0.38mi
2301 S Ocean Dr #607 Hollywood, FL	2.0	2.0	1240	$4,000	$3.23	26d	1	0.39mi
2301 S Ocean Dr #2507 Hollywood, FL	2.0	2.0	1240	$4,300	$3.47	26d	1	0.39mi
2301 S Ocean Dr #2003 Hollywood, FL	2.0	2.0	1400	$5,500	$3.93	26d	1	0.39mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,150	$3.27	1d	1	0.42mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	26d	1	0.42mi
2201 S Ocean Dr #1507 Hollywood, FL	2.0	2.0	1350	$5,000	$3.70	26d	1	0.43mi
2201 S Ocean Dr #2001 Hollywood, FL	2.0	2.0	1400	$3,800	$2.71	16d	1	0.43mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	26d	1	0.43mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$3,820	$3.62	3d	2	0.43mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	26d	1	0.43mi
3901 S Ocean Dr Unit 14E Hollywood, FL	2.0	2.0	1355	$4,500	$3.32	26d	1	0.43mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	26d	1	0.43mi

HOA detail condo

• Monthly dues: $995 · $11,940/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $315,000 Active 49 DOM
2. 2026-06-18
   days on market $315,000 Active 46 DOM
3. 2026-06-17
   days on market $315,000 Active 45 DOM
4. 2026-06-16
   days on market $315,000 Active 44 DOM
5. 2026-06-15
   days on market $315,000 Active 43 DOM
6. 2026-06-13
   days on market $315,000 Active 41 DOM
7. 2026-06-10
   price $315,000 Active 37 DOM
8. 2026-06-09
   days on market $325,000 Active 37 DOM
9. 2026-06-08
   days on market $325,000 Active 36 DOM
10. 2026-06-07
    days on market $325,000 Active 35 DOM
11. 2026-06-04
    days on market $325,000 Active 32 DOM
12. 2026-06-03
    days on market $325,000 Active 31 DOM
13. 2026-06-02
    days on market $325,000 Active 30 DOM
14. 2026-06-01
    days on market $325,000 Active 29 DOM
15. 2026-05-31
    days on market $325,000 Active 28 DOM
16. 2026-05-03
    listed $325,000 Active
17. 2026-03-31
    historical
18. 2025-12-18
    listed $339,000 Active
19. 2020-12-22
    soldstatus $145,000
20. 1985-07-01
    soldstatus $60,000
21. 1981-02-01
    soldstatus $77,900

ⓘ 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: $5,221 · $435/mo
• Projected year-2 tax: $5,221 · $435/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 · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 27 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: $51,015
• − Mortgage interest: −$17,645
• − Property taxes: −$5,221
• − Insurance: −$6,694
• − Repairs & maintenance: −$4,081
• − Management: −$4,081
• − HOA: −$11,940
• − Depreciation: −$9,164
• Taxable loss: −$7,811
• Est. tax savings @ 24.0%: +$1,875
• After-tax cash flow: $-1,501/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

+317.2% since first listed

6 events — show timeline

• 2026-05-03 Listed $325,000 Beaches MLS
• 2026-03-31 Listing Removed — Beaches MLS
• 2025-12-18 Listed $339,000 Beaches MLS
• 2020-12-22 Sold (Public Records) $145,000 Public Records
• 1985-07-01 Sold (Public Records) $60,000 Public Records
• 1981-02-01 Sold (Public Records) $77,900 Public Records

Property tax history

+6.4%/yr

Latest (2025): $5,221 · +3.8% YoY. Source: county tax records.