900 SW 10th Ter Unit S-19 · Hallandale Beach, FL 33009

$89,900

1 bd · 1.0 ba · 625 sqft · Condo · 117 Days on market

Built 1962 Good condition $144/sqft · 28% below area Est $124k · 28% under · waterfront $366/mo HOA · 22% 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 +29.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

MOVE RIGHT-IN! Spotless unit with GREAT VIEW OF THE LAKE sold FURMISHED TURNKEY! Enjoy the water view with your monrning coffe or your afternoon coaktail on your private terrace. Ne Need to shop, this unit is very well furnished and everythig stay even the beach chairs! This unit offers new IMPACT WINDOWS AND DOORS just installed in 2025 . Kichen cabinets have been repaited with newer countertop and white tile backsplash. Clean ceramic tile set diagonally thru-out. Updated ceiling fans and interior dorrs. Bathroom updated with newer vanity, medecine cabinet & toilet. Large pantry inside unit. Bedroom facing the lake with wall to wall closet.

Key facts

• Private terrace
• View of the lake
• Large pantry

Tags

• VIEW OF THE LAKE
• PRIVATE TERRACE
• IMPACT WINDOWS AND DOORS
• UPDATED CEILING FANS
• UPDATED BATHROOM
• LARGE PANTRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 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; 1664 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 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 117 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major 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 $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 10.63%
• Cash-on-cash: 15.48%
• DSCR: 1.69
• GRM: 4.5

CMA / ARV

• ARV (median comp): $124,333
• List price: $89,900
• Delta: -27.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,175
• Equity at exit: $13,404

10-year hold

• IRR: 8.2%
• Equity multiple: 1.53×
• Total profit: $13,219
• Equity at exit: $7,773

Cash invested: $25,172 (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 →

Active competition Active MLS

• For sale now: 5 active
• Median asking: $89,000 ($142/sqft)
• Median days on market: 167 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +39.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33009

• Rents YoY: 0.4%
• Active inventory: 1664
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$366
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $325

Break-even live

Break-even rent $1,250

Max offer price $89,900

Occupancy floor 75%

Sensitivity live

Price	-10% $387	-5% $356	+0% $325	+5% $294	+10% $263
Rent	-10% $193	-5% $259	+0% $325	+5% $390	+10% $456
Rate	-1.0pp $370	-0.5pp $348	base $325	+0.5pp $301	+1.0pp $278

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 SW 11th Ave Unit 17H Hallandale Beach, FL	1.0	1.0	625	$1,500	$2.40	4d	1	0.07mi
1011 SW 8th St Unit D Hallandale Beach, FL	1.0	1.0	738	$1,750	$2.37	11d	1	0.07mi
820 SW 11th Ave Unit 18B Hallandale Beach, FL	1.0	1.0	625	$1,500	$2.40	32d	1	0.08mi
900 SW 11th Ave Unit 17C Hallandale Beach, FL	1.0	1.0	625	$1,600	$2.56	73d	1	0.09mi
900 SW 11th Ave Unit 12A Hallandale Beach, FL	1.0	1.0	625	$1,500	$2.40	17d	1	0.09mi
1000 SW 11th Ave Unit 17E Hallandale Beach, FL	1.0	1.0	625	$1,800	$2.88	32d	1	0.15mi
340 SW 11th Ave Unit 2A Hallandale Beach, FL	1.0	1.0	466	$1,575	$3.38	60d	1	0.31mi
280 SW 11th Ave #5 Hallandale Beach, FL	1.0	1.0	580	$1,375	$2.37	12d	1	0.39mi
280 SW 11th Ave #5 Hallandale Beach, FL	1.0	1.0	580	$1,475	$2.54	73d	1	0.39mi
280 SW 11th Ave #5 Hallandale Beach, FL	1.0	1.0	580	$1,475	$2.54	38d	1	0.39mi
230 SW 11th Ave #8 Hallandale Beach, FL	1.0	1.0	580	$1,450	$2.50	23d	1	0.43mi
230 SW 11th Ave #17 Hallandale Beach, FL	1.0	1.0	580	$1,380	$2.38	43d	1	0.43mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$1,580	$2.05	70d	2	0.52mi
220 SW 9th Ave Hallandale Beach, FL	1.0	1.0	625	$1,575	$2.52	48d	2	0.52mi
220 SW 9th Ave #402 Hallandale Beach, FL	1.0	1.0	625	$1,600	$2.56	37d	1	0.53mi
820 SW 1st Pl Hallandale Beach, FL	2.0	1.0	430	$1,675	$3.90	73d	1	0.60mi
3740 SW 40th St Unit 2 West Park, FL	1.0	1.0	500	$1,650	$3.30	4d	1	0.99mi
3740 SW 40th St Unit 2 West Park, FL	1.0	1.0	500	$1,800	$3.60	11d	1	0.99mi
215 SE 5th St Hallandale Beach, FL	1.0–3.0	1.0–2.0	996	$2,415	$2.42	39d	7	1.18mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	73d	1	1.25mi
840 NW 10th St Unit 6 Hallandale Beach, FL	1.0	1.0	442	$1,350	$3.05	0d	1	1.32mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,350	$3.06	2d	1	1.32mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	480	$1,500	$3.12	1d	1	1.32mi
836 NW 10th St Unit 4 Hallandale Beach, FL	—	1.0	423	$1,250	$2.96	73d	1	1.33mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$2,395	$3.19	18d	1	1.34mi
4510 SW 38th St Unit 3 West Park, FL	1.0	1.0	400	$1,000	$2.50	14d	1	1.50mi

Property features AI

Finance

• Other: Community contains 384 unitsNo pets allowedSenior community
• Financial info: Land lease in effect (monthly charge of $14.62, lease expires 2061-02-01)
• HOA & community: Has association (Rolen Lake Management)Monthly association fee of $366Association amenities include heated pool, fitness center, billiard room, library, hobby room, kitchen facilities, laundry, jogging path, picnic area, shuffleboard and bocce courts, recreation facilities, maintained community, parking, and moreAssociation fees cover electricity, insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, legal/accounting, reserves, roof repairs, recreation facility and pool service

Exterior

• Parking: Assigned parking and guest parking (1 total space)
• Utilities: Public waterPublic sewerCircuit breaker electric serviceCable available, electricity connected, phone available, sewer connected, water connected
• Home design: Stock cooperativeResale property2-story buildingFaces east
• Construction: CBS constructionOther roof
• Exterior features: Private heated in-ground poolPaved, public-maintained roadWaterfront (no specific waterfront features listed)

Interior

• Kitchen: Electric rangeMicrowaveRefrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Window/wall heatingCeiling fan(s)Wall/window cooling unit(s)
• Interior features: FurnishedStorm windowsTerrace
• Laundry & utility: Common area laundry roomElectric water heater

HOA detail $366/mo · $4,392/yr condo

• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-08-08
   days on market $89,900 Active 117 DOM
2. 2026-08-06
   days on market $89,900 Active 115 DOM
3. 2026-08-05
   days on market $89,900 Active 114 DOM
4. 2026-08-03
   days on market $89,900 Active 112 DOM
5. 2026-07-31
   days on market $89,900 Active 109 DOM
6. 2026-07-28
   days on market $89,900 Active 106 DOM
7. 2026-07-24
   days on market $89,900 Active 102 DOM
8. 2026-07-23
   days on market $89,900 Active 101 DOM
9. 2026-07-22
   days on market $89,900 Active 100 DOM
10. 2026-07-21
    days on market $89,900 Active 99 DOM
11. 2026-07-20
    days on market $89,900 Active 98 DOM
12. 2026-07-18
    days on market $89,900 Active 95 DOM
13. 2026-07-16
    days on market $89,900 Active 94 DOM
14. 2026-07-15
    days on market $89,900 Active 93 DOM
15. 2026-07-14
    days on market $89,900 Active 92 DOM
16. 2026-07-13
    days on market $89,900 Active 91 DOM
17. 2026-07-13
    days on market $89,900 Active 90 DOM
18. 2026-07-11
    days on market $89,900 Active 89 DOM
19. 2026-07-10
    days on market $89,900 Active 88 DOM
20. 2026-07-09
    days on market $89,900 Active 87 DOM
21. 2026-07-07
    days on market $89,900 Active 85 DOM
22. 2026-07-06
    days on market $89,900 Active 84 DOM
23. 2026-07-06
    days on market $89,900 Active 83 DOM
24. 2026-07-03
    days on market $89,900 Active 81 DOM
25. 2026-07-02
    days on market $89,900 Active 80 DOM
26. 2026-07-01
    days on market $89,900 Active 79 DOM
27. 2026-06-30
    days on market $89,900 Active 78 DOM
28. 2026-06-29
    days on market $89,900 Active 77 DOM
29. 2026-06-28
    days on market $89,900 Active 76 DOM
30. 2026-06-27
    days on market $89,900 Active 75 DOM
31. 2026-06-26
    days on market $89,900 Active 74 DOM
32. 2026-06-24
    days on market $89,900 Active 72 DOM
33. 2026-06-22
    days on market $89,900 Active 70 DOM
34. 2026-06-21
    days on market $89,900 Active 69 DOM
35. 2026-06-18
    days on market $89,900 Active 66 DOM
36. 2026-06-17
    days on market $89,900 Active 65 DOM
37. 2026-06-16
    days on market $89,900 Active 64 DOM
38. 2026-06-15
    days on market $89,900 Active 63 DOM
39. 2026-06-13
    days on market $89,900 Active 61 DOM
40. 2026-06-09
    days on market $89,900 Active 57 DOM
41. 2026-06-08
    days on market $89,900 Active 56 DOM
42. 2026-06-07
    days on market $89,900 Active 55 DOM
43. 2026-06-04
    days on market $89,900 Active 52 DOM
44. 2026-06-03
    days on market $89,900 Active 51 DOM
45. 2026-06-02
    days on market $89,900 Active 50 DOM
46. 2026-06-01
    days on market $89,900 Active 49 DOM
47. 2026-05-31
    days on market $89,900 Active 48 DOM
48. 2026-04-11
    listed $89,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 56% 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: $19,929
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − HOA: −$4,392
• − Depreciation: −$2,615
• Taxable income: $2,899
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,201/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $3,125–$9,375 screening

This move-in-ready unit offers a great lake view and is well-maintained with updated kitchen and bathroom, new impact windows and doors, and a private terrace. It's a great investment opportunity with high resale and rental potential.

Value-add opportunities

• Both New impact windows and doors — Enhances safety and energy efficiency. ↑
• Both Painting and updating interior walls and ceiling fans — Improves aesthetics and value. ↑
• Both Updating kitchen and bathroom — Modernizes the space and adds value. ↑
• Both Landscaping and curb appeal — Enhances the home's appeal and value. ↑
• Both Private terrace and lake view — Unique selling point for both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Gulfstream Academy Of Hallandale Beach F FL #1,670/2,144 Nat'l #22,595/41,679 High Hallandale High School F FL #597/667 Nat'l #15,029/17,239

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

A Composite livability gradescore 81/100

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 · 2,207,033 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Community contains 384 unitsNo pets allowedSenior community
• Financial info: Land lease in effect (monthly charge of $14.62, lease expires 2061-02-01)
• HOA & community: Has association (Rolen Lake Management)Monthly association fee of $366Association amenities include heated pool, fitness center, billiard room, library, hobby room, kitchen facilities, laundry, jogging path, picnic area, shuffleboard and bocce courts, recreation facilities, maintained community, parking, and moreAssociation fees cover electricity, insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, legal/accounting, reserves, roof repairs, recreation facility and pool service

Exterior

• Parking: Assigned parking and guest parking (1 total space)
• Utilities: Public waterPublic sewerCircuit breaker electric serviceCable available, electricity connected, phone available, sewer connected, water connected
• Home design: Stock cooperativeResale property2-story buildingFaces east
• Construction: CBS constructionOther roof
• Exterior features: Private heated in-ground poolPaved, public-maintained roadWaterfront (no specific waterfront features listed)

Interior

• Kitchen: Electric rangeMicrowaveRefrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Window/wall heatingCeiling fan(s)Wall/window cooling unit(s)
• Interior features: FurnishedStorm windowsTerrace
• Laundry & utility: Common area laundry roomElectric water heater

Price history

1 event — show timeline

• 2026-04-11 Listed $89,900 Beaches MLS