2500 Parkview Dr #1109 · Hallandale Beach, FL 33009

$207,995

1 bd · 2.0 ba · 950 sqft · Condo public records · 210 Days on market

Built 1980 $976/mo HOA · 25% 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 +27.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• 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 MLS

COOL NORTH VIEWS OF THE VENETIAN WATERWAYS AND FT. LAUDERDALE. WELL MAITNTAINED CONDO HAS NEUTRAL BACKGROUNDS WITH LARGE BEDROOM AND WALK IN CLOSET. SECURED COVERED PARKING INCLUDED WITH PURCHASE. OLYMPUS CONDO IS LOCATED ONLY MINUTES FROM BEACHES, CASINOS, TOP NOTCH DINING AND SHOPPING. MULTI MILLION DOLLOAR DECK RENOVATION IS ONE OF A KIND INCLUDING NEW TENNIS FACILITY. ACRES OF LUSHLY LANDSCAPED GARDENS FOR AN EVENING STROLL OR MORNING JOG.

Key facts

• Swimming pools
• Spacious closets
• Tennis courts

Tags

• LAMINATED FLOORS
• SPACIOUS CLOSETS
• WELL-EQUIPPED GYM
• MARINA
• SWIMMING POOLS
• TENNIS COURTS

Property features AI

Finance

• Financial info: Pets not allowed or subject to pet restrictions
• HOA & community: Monthly association fee; Association fee covers management, common areas, laundry, grounds maintenance, structure maintenance, pools, and security; Building amenities include fitness center, sauna, and elevators

Exterior

• Parking: Assigned parking; One covered space; Valet parking available; 1-car garage
• Security: Complex fenced; Smoke detectors
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium within a high-rise (25 stories); Entry on level 11; Attached property
• Construction: Block construction; Resale property
• Exterior features: Barbecue area; Deck; Fence; Tennis court(s); Intracoastal access (waterfront)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Elevator access; First-floor entry; Living/dining room; Storage room
• Laundry & utility: Laundry facilities included (association)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $208k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $208k).
• Recommended offer: $183k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 1380 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $3,947/mo this rent would consume 91% 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 $1k of loan paydown is wiped out by about $6k 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 210 days — a 12% lower offer ($183k) 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 $170k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 25% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,035 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.90% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 4.4

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: -16.5%
• Equity multiple: 0.44×
• Total profit: $-32,560
• Equity at exit: $31,013

10-year hold

• IRR: -21.9%
• Equity multiple: 0.14×
• Total profit: $-50,091
• Equity at exit: $17,984

Cash invested: $58,239 (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: 4.4×

Monthly cashflow live

• Estimated rent: $3,947 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$380 /mo · $4,557/yr
• Insurance: −$87
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$976
• Vacancy / Maint / Mgmt: −$829
• Net cashflow: $159

Break-even live

Break-even rent $3,746

Max offer price $207,995

Occupancy floor 91%

Sensitivity live

Price	-10% $276	-5% $217	+0% $159	+5% $100	+10% $41
Rent	-10% $-153	-5% $3	+0% $159	+5% $315	+10% $470
Rate	-1.0pp $263	-0.5pp $212	base $159	+0.5pp $105	+1.0pp $50

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: $51,999
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	25d	1	0.43mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,900	$3.59	13d	17	0.45mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,600	$3.32	11d	18	0.45mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,605	$5.87	0d	1	0.45mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	15d	8	0.48mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	3d	7	0.48mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$5,000	$4.64	25d	5	0.48mi
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	0.50mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	4d	1	0.50mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	8d	1	0.50mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	25d	1	0.50mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	23d	1	0.50mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	25d	1	0.50mi
4010 S Ocean Dr Unit 1227249P Hollywood, FL	1.0–3.0	1.5–2.5	1140	$3,991	$3.50	0d	3	0.50mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	0.50mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$4,750	$4.35	25d	3	0.50mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$4,219	$3.94	21d	4	0.50mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	25d	1	0.51mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	25d	1	0.51mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	25d	1	0.51mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	25d	1	0.51mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	0d	1	0.51mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$3,355	$3.54	4d	2	0.51mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	4d	1	0.53mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	25d	1	0.53mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	25d	1	0.53mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	25d	1	0.53mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	4d	1	0.53mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$2,727	$2.59	2d	2	0.53mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	8d	7	0.55mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	15d	7	0.55mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	20d	8	0.55mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	11d	6	0.55mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	23d	4	0.56mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	25d	3	0.56mi
4111 S Ocean Dr Unit 1022181P Hollywood, FL	1.0–2.0	1.0–2.0	968	$4,407	$4.55	17d	2	0.58mi
4111 S Ocean Dr Unit 1557596P Hollywood, FL	1.0	1.0	796	$5,356	$6.73	8d	1	0.58mi
4111 S Ocean Dr Unit 1022174P Hollywood, FL	1.0	1.0	850	$4,166	$4.90	0d	1	0.58mi
4111 S Ocean Dr #1810 Hollywood, FL	1.0	1.0	1000	$5,500	$5.50	25d	1	0.58mi
1800 S Ocean Dr #909 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	25d	1	0.66mi

HOA detail condo

• Monthly dues: $976 · $11,712/yr
• Likely covers: waterlandscapingparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $207,995 Active 210 DOM
2. 2026-06-18
   days on market $207,995 Active 207 DOM
3. 2026-06-17
   days on market $207,995 Active 206 DOM
4. 2026-06-16
   days on market $207,995 Active 205 DOM
5. 2026-06-15
   days on market $207,995 Active 204 DOM
6. 2026-06-13
   days on market $207,995 Active 202 DOM
7. 2026-06-09
   days on market $207,995 Active 198 DOM
8. 2026-06-07
   days on market $207,995 Active 196 DOM
9. 2026-06-04
   days on market $207,995 Active 193 DOM
10. 2026-06-03
    days on market $207,995 Active 192 DOM
11. 2026-06-02
    days on market $207,995 Active 191 DOM
12. 2026-06-01
    days on market $207,995 Active 190 DOM
13. 2026-05-31
    days on market $207,995 Active 189 DOM
14. 2026-05-14
    price $207,995
15. 2025-11-23
    listed $208,995 Active
16. 2025-06-27
    historical $2,000
17. 2025-06-21
    price $2,000
18. 2025-05-31
    listed $2,100
19. 2007-11-29
    soldstatus $170,000
20. 2007-11-19
    soldstatus $170,000 447-char remark

    Show marketing remark (447 chars)

    COOL NORTH VIEWS OF THE VENETIAN WATERWAYS AND FT. LAUDERDALE. WELL MAITNTAINED CONDO HAS NEUTRAL BACKGROUNDS WITH LARGE BEDROOM AND WALK IN CLOSET. SECURED COVERED PARKING INCLUDED WITH PURCHASE. OLYMPUS CONDO IS LOCATED ONLY MINUTES FROM BEACHES, CASINOS, TOP NOTCH DINING AND SHOPPING. MULTI MILLION DOLLOAR DECK RENOVATION IS ONE OF A KIND INCLUDING NEW TENNIS FACILITY. ACRES OF LUSHLY LANDSCAPED GARDENS FOR AN EVENING STROLL OR MORNING JOG.

21. 2004-08-05
    soldstatus $175,000
22. 1990-09-01
    soldstatus $65,000
23. 1983-03-01
    soldstatus $48,100

ⓘ 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: $4,557 · $380/mo
• Projected year-2 tax: $4,557 · $380/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 24 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: $47,367
• − Mortgage interest: −$11,651
• − Property taxes: −$4,557
• − Insurance: −$6,158
• − Repairs & maintenance: −$3,789
• − Management: −$3,789
• − HOA: −$11,712
• − Depreciation: −$6,051
• Taxable loss: −$341
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $1,985/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

+332.4% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $207,995 MARMLS
• 2025-11-23 Listed $208,995 MARMLS
• 2025-06-27 Rental Removed $2,000 MARMLS
• 2025-06-21 Price Changed $2,000 MARMLS
• 2025-05-31 Listed for Rent $2,100 MARMLS
• 2007-11-29 Sold (Public Records) $170,000 Public Records
• 2007-11-19 Sold (MLS) $170,000 MARMLS
• 2004-08-05 Sold (Public Records) $175,000 Public Records
• 1990-09-01 Sold (Public Records) $65,000 Public Records
• 1983-03-01 Sold (Public Records) $48,100 Public Records

Property tax history

+5.9%/yr

Latest (2025): $4,557 · +3.2% YoY. Source: county tax records.