None · Hallandale Beach, FL 33009

$89,000

1 bd · 1.0 ba · 625 sqft · Condo public records · 487 Days on market

Built 1962 $359/mo HOA · 22% of rent ↓ 19% since listing

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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 +26.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• 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

Top -Floor furnished 1-bedroom co-op in Hallandale Beach with serene lake and fountain views! Turkey , with impact windows and shutters , private terrace access for all owners with BBQ and located in active 55+ community . Amenities include a clubhouse gym , library , and heated pool , CASH BUYERS ONLY :rental allowed after 1 year of ownership ( seasonal lease ) Don't miss this peaceful retreat !

Key facts

• Fountain views
• Clubhouse gym
• Lake views

Tags

• LAKE VIEWS
• FOUNTAIN VIEWS
• PRIVATE TERRACE ACCESS
• CLUBHOUSE GYM
• HEATED POOL

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly HOA fee; HOA covers common areas, insurance, laundry, grounds maintenance, structure maintenance, pest control, pool(s), recreation facilities, reserve fund, sewer, trash, and water; Community amenities include billiard room, bike storage, clubhouse, community kitchen, laundry, library, barbecue, picnic area, pool, and shuffleboard court; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Cable available
• Home design: Attached property; 2-story building; Entry on second level; Resale
• Construction: Block construction
• Exterior features: Barbecue area; Storm/security shutters; Exterior lighting; Heated pool; Lakefront waterfront; Has a view

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: At least one bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Interior features: Impact glass windows; Furnished; Second-floor entry; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 11 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).
• This rent runs 38% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 487 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 22% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 487 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 1962 — 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: 1.85% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 4.5

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: -3.2%
• Equity multiple: 0.89×
• Total profit: $-2,862
• Equity at exit: $13,270

10-year hold

• IRR: 1.6%
• Equity multiple: 1.10×
• Total profit: $2,378
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$467
• Tax from tax record: −$197 /mo · $2,362/yr
• Insurance: −$37
• HOA: −$359
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $242

Break-even live

Break-even rent $1,341

Max offer price $89,000

Occupancy floor 80%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 SW 11th Ave Unit 17C Hallandale Beach, FL	1.0	1.0	625	$1,600	$2.56	24d	1	0.04mi
340 SW 11th Ave Unit 2A Hallandale Beach, FL	1.0	1.0	466	$1,575	$3.38	11d	1	0.37mi
280 SW 11th Ave #5 Hallandale Beach, FL	1.0	1.0	580	$1,475	$2.54	24d	1	0.45mi
230 SW 11th Ave #17 Hallandale Beach, FL	1.0	1.0	580	$1,390	$2.40	4d	1	0.50mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$1,580	$2.05	21d	2	0.60mi
220 SW 9th Ave #219 Hallandale Beach, FL	1.0	1.0	625	$1,550	$2.48	4d	1	0.62mi
820 SW 1st Pl Hallandale Beach, FL	2.0	1.0	430	$1,675	$3.90	24d	1	0.69mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	24d	1	1.32mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,400	$3.17	24d	1	1.40mi
836 NW 10th St Unit 4 Hallandale Beach, FL	—	1.0	423	$1,250	$2.96	24d	1	1.41mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	8d	1	1.41mi

HOA detail condo

• Monthly dues: $359 · $4,308/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-31
   days on market $89,000 Active 487 DOM
2. 2025-11-09
   price $89,000
3. 2025-01-29
   listed $99,000 Active
4. 2025-01-24
   historical
5. 2025-01-11
   price $110,000
6. 2025-01-10
   listed $110 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: $2,362 · $197/mo
• Projected year-2 tax: $2,362 · $197/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 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,772
• − Mortgage interest: −$4,985
• − Property taxes: −$2,362
• − Insurance: −$445
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − HOA: −$4,308
• − Depreciation: −$2,589
• Taxable income: $1,919
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $2,444/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

-19.1% since first listed

5 events — show timeline

• 2025-11-09 Price Changed $89,000 MARMLS
• 2025-01-29 Listed $99,000 MARMLS
• 2025-01-24 Listing Removed — MARMLS
• 2025-01-11 Price Changed $110,000 MARMLS
• 2025-01-10 Listed $110 MARMLS

Property tax history

+5.8%/yr

Latest (2025): $2,362 · +13.5% YoY. Source: county tax records.