2000 Atlantic Shores Blvd #107 · Hallandale Beach, FL 33009

$204,000

2 bd · 1.0 ba · 940 sqft · Condo public records · 90 Days on market

Built 1974 $614/mo HOA · 13% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Large 2/2 bedroom in amazing community. Ideally for family or investors, possible to rent from right away. Very good neighborhood with kids park and kids playground. Community pool and tennis courts. Laundry each floor. Close to beach, shopping plazas, synagogues, Gulfstream and airports.

Key facts

• Community pool
• Kids park
• Laundry each floor

Tags

• COMMUNITY POOL
• TENNIS COURTS
• KIDS PARK
• KIDS PLAYGROUND
• LAUNDRY EACH FLOOR
• CLOSE TO BEACH

Property features AI

Finance

• Other: Association pool (heated)
• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $614; Association includes amenities; Building amenities: Elevator(s), Laundry, Pool, Tennis court(s)

Exterior

• Parking: Carport with 2 spaces; One additional parking space; 2 covered spaces
• Security: Complex fenced
• Utilities: Central heating and cooling
• Home design: 5-story building; First floor entry
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio; Fence; Tennis court(s)

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $204k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $204k).
• Recommended offer: $192k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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 17d 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 $4,810/mo this rent would consume 111% 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $57k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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 $132k; list at $204k implies a 54% gain — meaningful room to come down on a strong offer.

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 $191,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 2.36% ✓
• Cap rate: 16.06%
• Cash-on-cash: 34.87%
• DSCR: 2.55
• GRM: 3.5

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: 15.6%
• Equity multiple: 1.60×
• Total profit: $34,140
• Equity at exit: $30,417

10-year hold

• IRR: 21.4%
• Equity multiple: 2.52×
• Total profit: $86,781
• Equity at exit: $17,638

Cash invested: $57,120 (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: 3.5×

Monthly cashflow live

• Estimated rent: $4,810 high
• Mortgage (P&I): −$1,070
• Tax from tax record: −$371 /mo · $4,454/yr
• Insurance: −$85
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$614
• Vacancy / Maint / Mgmt: −$1,010
• Net cashflow: $1,233

Break-even live

Break-even rent $3,249

Max offer price $204,000

Occupancy floor 69%

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: $51,000
• Closing costs: $6,120
• 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	24d	1	0.52mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	12d	17	0.64mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	10d	18	0.64mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,827	$6.15	3d	1	0.65mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	10d	6	0.67mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	7d	7	0.67mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	14d	7	0.67mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	19d	8	0.67mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$4,219	$5.00	1d	2	0.69mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	20d	4	0.70mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$5,495	$5.44	1d	5	0.70mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	24d	3	0.70mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	24d	5	0.70mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	24d	1	0.70mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	24d	1	0.70mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	24d	1	0.70mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	14d	8	0.71mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	2d	7	0.71mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	0.73mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	24d	1	0.73mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	12d	1	0.73mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	7d	1	0.73mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	22d	1	0.73mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	7d	1	0.73mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	3d	1	0.73mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	24d	1	0.73mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	24d	1	0.73mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	24d	1	0.73mi
4010 S Ocean Dr Unit 1227485P Hollywood, FL	2.0–3.0	2.0	1118	$5,049	$4.51	15d	2	0.73mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	3d	2	0.73mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	24d	1	0.74mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	24d	1	0.76mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	24d	1	0.76mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	24d	1	0.76mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	3d	1	0.76mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$3,820	$3.62	1d	2	0.76mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	3d	1	0.76mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	22d	4	0.79mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	24d	3	0.79mi
4111 S Ocean Dr Unit 1022181P Hollywood, FL	1.0–2.0	1.0–2.0	968	$6,209	$6.41	16d	2	0.81mi

HOA detail condo

• Monthly dues: $614 · $7,368/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-18
   days on market $204,000 Active 90 DOM
2. 2026-06-17
   days on market $204,000 Active 89 DOM
3. 2026-06-16
   days on market $204,000 Active 88 DOM
4. 2026-06-15
   days on market $204,000 Active 87 DOM
5. 2026-06-13
   days on market $204,000 Active 85 DOM
6. 2026-06-09
   days on market $204,000 Active 81 DOM
7. 2026-06-08
   days on market $204,000 Active 80 DOM
8. 2026-06-07
   days on market $204,000 Active 79 DOM
9. 2026-06-04
   days on market $204,000 Active 76 DOM
10. 2026-06-03
    days on market $204,000 Active 75 DOM
11. 2026-06-02
    days on market $204,000 Active 74 DOM
12. 2026-06-01
    days on market $204,000 Active 73 DOM
13. 2026-05-31
    days on market $204,000 Active 72 DOM
14. 2026-03-20
    listed $204,000 Active
15. 2026-01-31
    historical
16. 2026-01-17
    price $199,000
17. 2025-11-23
    price $205,000
18. 2025-10-09
    listed $215,000 Active
19. 2025-08-31
    historical
20. 2025-08-13
    price $201,000
21. 2025-05-16
    price $207,000
22. 2025-03-18
    price $215,000
23. 2025-02-20
    price $225,000
24. 2024-11-22
    price $231,000
25. 2024-11-15
    listed $245,000 Active
26. 2024-10-31
    historical
27. 2024-10-11
    price $246,000
28. 2024-08-29
    price $249,500
29. 2024-08-13
    price $259,000
30. 2024-04-03
    price $265,000
31. 2024-04-02
    status Active
32. 2024-04-02
    status Pending
33. 2024-03-10
    historical $1,900
34. 2024-02-21
    price $1,900
35. 2024-02-14
    listed $1,950
36. 2024-02-11
    listed $259,000 Active
37. 2024-02-11
    historical
38. 2024-02-05
    listed $263,000 Active
39. 2024-01-30
    price $265,000
40. 2024-01-30
    historical
41. 2024-01-29
    historical $1,950
42. 2023-12-16
    price $1,950
43. 2023-11-30
    listed $2,000
44. 2023-11-23
    listed $268,000 Active
45. 2019-10-01
    soldstatus $132,500
46. 2002-09-06
    soldstatus $91,000
47. 1996-03-25
    soldstatus $47,500
48. 1991-07-01
    soldstatus $43,500

ⓘ 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: $4,454 · $371/mo
• Projected year-2 tax: $4,454 · $371/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: $57,717
• − Mortgage interest: −$11,427
• − Property taxes: −$4,454
• − Insurance: −$6,138
• − Repairs & maintenance: −$4,617
• − Management: −$4,617
• − HOA: −$7,368
• − Depreciation: −$5,935
• Taxable income: $13,159
• Est. tax owed @ 24.0%: −$3,158
• After-tax cash flow: $11,639/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

+369.0% since first listed

35 events — show timeline

• 2026-03-20 Listed $204,000 MARMLS
• 2026-01-31 Listing Removed — MARMLS
• 2026-01-17 Price Changed $199,000 MARMLS
• 2025-11-23 Price Changed $205,000 MARMLS
• 2025-10-09 Listed $215,000 MARMLS
• 2025-08-31 Listing Removed — MARMLS
• 2025-08-13 Price Changed $201,000 MARMLS
• 2025-05-16 Price Changed $207,000 MARMLS
• 2025-03-18 Price Changed $215,000 MARMLS
• 2025-02-20 Price Changed $225,000 MARMLS
• 2024-11-22 Price Changed $231,000 MARMLS
• 2024-11-15 Listed $245,000 MARMLS
• 2024-10-31 Listing Removed — MARMLS
• 2024-10-11 Price Changed $246,000 MARMLS
• 2024-08-29 Price Changed $249,500 MARMLS
• 2024-08-13 Price Changed $259,000 MARMLS
• 2024-04-03 Price Changed $265,000 MARMLS
• 2024-04-02 Relisted — MARMLS
• 2024-04-02 Pending — MARMLS
• 2024-03-10 Rental Removed $1,900 MARMLS
• 2024-02-21 Price Changed $1,900 MARMLS
• 2024-02-14 Listed for Rent $1,950 MARMLS
• 2024-02-11 Listing Removed — MARMLS
• 2024-02-11 Listed $259,000 MARMLS
• 2024-02-05 Listed $263,000 MARMLS
• 2024-01-30 Price Changed $265,000 MARMLS
• 2024-01-30 Listing Removed — MARMLS
• 2024-01-29 Rental Removed $1,950 MARMLS
• 2023-12-16 Price Changed $1,950 MARMLS
• 2023-11-30 Listed for Rent $2,000 MARMLS
• 2023-11-23 Listed $268,000 MARMLS
• 2019-10-01 Sold (Public Records) $132,500 Public Records
• 2002-09-06 Sold (Public Records) $91,000 Public Records
• 1996-03-25 Sold (Public Records) $47,500 Public Records
• 1991-07-01 Sold (Public Records) $43,500 Public Records

Property tax history

+13.4%/yr

Latest (2025): $4,454 · +2.8% YoY. Source: county tax records.