800 Parkview Dr #908 · Hallandale Beach, FL 33009

$315,000

2 bd · 2.0 ba · 1,130 sqft · Condo public records · 60 Days on market

Built 1976 $780/mo HOA · 18% of rent

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Why this score? — see what drove the C 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 +21.9/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 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 MLS

MUST SEE 2/2...Florida living at it's best; Breath taking view of inter-coastal. Stones throw to Beach, casino, shopping, restaurants. Nearby to new 'STATE OF THE ART' park. 24 hr. security. Located on prestigious Three Island Cul-de-sac. Murphy bed and s helving in Master closet included. Granite Kitchen counter tops.

Key facts

• Updated apartment
• Fitness center
• Intracoastal views

Tags

• INTRACOASTAL VIEWS
• UPDATED APARTMENT
• FLOOR TO CEILING WINDOWS
• BUILT IN MURPHY BED
• WATERFRONT POOL
• FITNESS CENTER

Property features AI

Finance

• Financial info: Pets: Conditional with possible restrictions
• HOA & community: Monthly association fee ($780); Association covers common areas, cable TV, hot water, insurance, internet, laundry, grounds and structure maintenance, parking, pool(s), roof, sewer, security, trash and water; Association amenities include fitness center, laundry, barbecue, picnic area, and elevator(s)

Exterior

• Parking: Assigned parking; Guest parking; One covered space (1 garage space)
• Security: Complex fenced; Lobby secured; Security guard; Smoke detector(s)
• Utilities: Cable available
• Home design: Condominium in a multi-story building (10 stories); Entry located on level 9; Property is attached; Has a view; Waterfront with bay front and intracoastal access
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling; Ceiling fan(s)
• Interior features: Blinds; Closet cabinetry; Walk-in closet(s); Bedroom on main level
• Laundry & utility: Common area laundry

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 $71 ($855/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $306k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $4,301/mo this rent would consume 99% 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 $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 60 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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 $215k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 6.1

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: -18.9%
• Equity multiple: 0.36×
• Total profit: $-56,578
• Equity at exit: $46,968

10-year hold

• IRR: -22.2%
• Equity multiple: 0.06×
• Total profit: $-82,553
• 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: 1373
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $4,301 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$337 /mo · $4,039/yr
• Insurance: −$131
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$780
• Vacancy / Maint / Mgmt: −$903
• Net cashflow: $71

Break-even live

Break-even rent $4,210

Max offer price $315,000

Occupancy floor 93%

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
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	24d	1	0.22mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	7d	1	0.22mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	7d	1	0.22mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	24d	1	0.22mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	12d	17	0.23mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	10d	18	0.23mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,827	$6.15	3d	1	0.24mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	14d	7	0.27mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	10d	6	0.27mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	7d	7	0.27mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	19d	8	0.27mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	14d	1	0.28mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	7d	1	0.28mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	24d	1	0.31mi
2301 S Ocean Dr #2003 Hollywood, FL	2.0	2.0	1400	$5,500	$3.93	24d	1	0.34mi
2301 S Ocean Dr #607 Hollywood, FL	2.0	2.0	1240	$4,000	$3.23	24d	1	0.34mi
2301 S Ocean Dr #2507 Hollywood, FL	2.0	2.0	1240	$4,300	$3.47	24d	1	0.34mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	24d	1	0.36mi
2201 S Ocean Dr #2001 Hollywood, FL	2.0	2.0	1400	$3,800	$2.71	14d	1	0.37mi
2201 S Ocean Dr #1507 Hollywood, FL	2.0	2.0	1350	$5,000	$3.70	24d	1	0.37mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	2d	7	0.39mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	24d	6	0.39mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	14d	8	0.39mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,429	$4.35	3d	1	0.39mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	4d	3	0.42mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	5d	2	0.42mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	7d	1	0.42mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	5d	1	0.42mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	5d	1	0.44mi
3801 S Ocean Dr Unit 7X Hollywood, FL	2.0	1.5	1236	$3,800	$3.07	24d	1	0.44mi
3801 S Ocean Dr Unit 10V Hollywood, FL	2.0	2.0	1176	$4,300	$3.66	24d	1	0.44mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	24d	1	0.44mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	24d	1	0.44mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$3,820	$3.62	1d	2	0.50mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	3d	1	0.50mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	3d	1	0.50mi
3901 S Ocean Dr Unit 8E Hollywood, FL	2.0	2.0	1355	$5,500	$4.06	24d	1	0.50mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	24d	1	0.50mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	24d	1	0.50mi
3901 S Ocean Dr Unit 14E Hollywood, FL	2.0	2.0	1355	$4,500	$3.32	24d	1	0.50mi

HOA detail condo

• Monthly dues: $780 · $9,360/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-02
   statusdays on market $315,000 Pending 60 DOM
2. 2026-06-01
   days on market $315,000 Active 59 DOM
3. 2026-05-31
   days on market $315,000 Active 58 DOM
4. 2026-04-02
   listed $315,000 Active
5. 2016-03-18
   soldstatus $215,000 320-char remark

   Show marketing remark (320 chars)

   MUST SEE 2/2...Florida living at it's best; Breath taking view of inter-coastal. Stones throw to Beach, casino, shopping, restaurants. Nearby to new 'STATE OF THE ART' park. 24 hr. security. Located on prestigious Three Island Cul-de-sac. Murphy bed and s helving in Master closet included. Granite Kitchen counter tops.

6. 2016-03-18
   soldstatus $215,000

   Show marketing remark (320 chars)

   MUST SEE 2/2...Florida living at it's best; Breath taking view of inter-coastal. Stones throw to Beach, casino, shopping, restaurants. Nearby to new 'STATE OF THE ART' park. 24 hr. security. Located on prestigious Three Island Cul-de-sac. Murphy bed and s helving in Master closet included. Granite Kitchen counter tops.

7. 2016-02-05
   listed $225,000 320-char remark

   Show marketing remark (320 chars)

   MUST SEE 2/2...Florida living at it's best; Breath taking view of inter-coastal. Stones throw to Beach, casino, shopping, restaurants. Nearby to new 'STATE OF THE ART' park. 24 hr. security. Located on prestigious Three Island Cul-de-sac. Murphy bed and s helving in Master closet included. Granite Kitchen counter tops.

8. 2016-02-05
   soldstatus $208,000

   Show marketing remark (320 chars)

   MUST SEE 2/2...Florida living at it's best; Breath taking view of inter-coastal. Stones throw to Beach, casino, shopping, restaurants. Nearby to new 'STATE OF THE ART' park. 24 hr. security. Located on prestigious Three Island Cul-de-sac. Murphy bed and s helving in Master closet included. Granite Kitchen counter tops.

9. 2016-01-29
   soldstatus $208,000 Closed 317-char remark

   Show marketing remark (317 chars)

   MUST SEE. .. Florida living at it's best; Breath taking view of inter-coastal. Stones throw to Beach, casino, shopping, restaurants. Nearby to new 'STATE OF THE ART' park. 24 hr. security. Located on prestigious Three Island Cul-de-sac. Murphy bed and shelving in Master closet included. Granite Kitchen counter tops.

10. 2015-12-02
    historical Contingent 317-char remark

    Show marketing remark (317 chars)

    MUST SEE. .. Florida living at it's best; Breath taking view of inter-coastal. Stones throw to Beach, casino, shopping, restaurants. Nearby to new 'STATE OF THE ART' park. 24 hr. security. Located on prestigious Three Island Cul-de-sac. Murphy bed and shelving in Master closet included. Granite Kitchen counter tops.

11. 2015-12-02
    status Pending 317-char remark

    Show marketing remark (317 chars)

    MUST SEE. .. Florida living at it's best; Breath taking view of inter-coastal. Stones throw to Beach, casino, shopping, restaurants. Nearby to new 'STATE OF THE ART' park. 24 hr. security. Located on prestigious Three Island Cul-de-sac. Murphy bed and shelving in Master closet included. Granite Kitchen counter tops.

12. 2015-12-01
    listed $225,000 Active 317-char remark

    Show marketing remark (317 chars)

    MUST SEE. .. Florida living at it's best; Breath taking view of inter-coastal. Stones throw to Beach, casino, shopping, restaurants. Nearby to new 'STATE OF THE ART' park. 24 hr. security. Located on prestigious Three Island Cul-de-sac. Murphy bed and shelving in Master closet included. Granite Kitchen counter tops.

13. 2008-10-10
    soldstatus $179,900
14. 2008-08-21
    soldstatus $179,900
15. 1999-04-27
    soldstatus $86,000
16. 1998-08-17
    soldstatus $82,000
17. 1998-08-17
    soldstatus $82,000
18. 1998-05-26
    soldstatus $65,000
19. 1987-05-07
    soldstatus $79,000

ⓘ 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: $4,039 · $337/mo
• Projected year-2 tax: $4,039 · $337/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 · 76% 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: $51,608
• − Mortgage interest: −$17,645
• − Property taxes: −$4,039
• − Insurance: −$6,694
• − Repairs & maintenance: −$4,129
• − Management: −$4,129
• − HOA: −$9,360
• − Depreciation: −$9,164
• Taxable loss: −$3,551
• Est. tax savings @ 24.0%: +$852
• After-tax cash flow: $1,707/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

+298.7% since first listed

16 events — show timeline

• 2026-04-02 Listed $315,000 MARMLS
• 2016-03-18 Sold (Public Records) $215,000 Public Records
• 2016-03-18 Sold (MLS) $215,000 Beaches MLS
• 2016-02-05 Sold (Public Records) $208,000 Public Records
• 2016-02-05 Listed $225,000 Beaches MLS
• 2016-01-29 Sold (MLS) $208,000 Beaches MLS
• 2015-12-02 Contingent — Beaches MLS
• 2015-12-02 Pending — Beaches MLS
• 2015-12-01 Listed $225,000 Beaches MLS
• 2008-10-10 Sold (Public Records) $179,900 Public Records
• 2008-08-21 Sold (MLS) $179,900 MARMLS
• 1999-04-27 Sold (Public Records) $86,000 Public Records
• 1998-08-17 Sold (Public Records) $82,000 Public Records
• 1998-08-17 Sold (Public Records) $82,000 Public Records
• 1998-05-26 Sold (Public Records) $65,000 Public Records
• 1987-05-07 Sold (Public Records) $79,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,039 · +1.2% YoY. Source: county tax records.