100 Golden Isles Dr #605 · Hallandale Beach, FL 33009

$360,000

2 bd · 2.0 ba · 1,300 sqft · Condo public records · 201 Days on market

Built 1973 $912/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 +21.6/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

LAKE POINT TOWER AND MARINA. BEST VIEW OF THIS BUILDING. .. INTERCOASTAL VIEW, THIS UNIT IS COMPLETLY REMODLED WITH PERMIT. NEW HURRICAINE WINDOWS INSTALLED. THE SPECIAL ASSESSEMENT IS INCLUDED IN THE LISTING PRICE. SELLER WILL FINANCE WITH $160,000 CASH DOWN. DONT MISS THIS OPPORTUNITY T

Key facts

• Completely remodeled
• Intercoastal view
• $912 HOA

Tags

• INTERCOASTAL VIEW
• COMPLETELY REMODELED
• NEW HURRICANE WINDOWS

Property features AI

Finance

• Other: Association pool is heated
• HOA & community: Monthly association fee of $912; Association covers cable TV, internet, grounds and structure maintenance, parking, pest control, and pool(s); Community amenities include boat dock, marina, billiard room, clubhouse, fitness center, pool, sauna, storage, bike storage, trash service, vehicle wash area, and elevators; 208 units in the community

Exterior

• Parking: One parking space
• Security: Doorman; Fire alarm
• Utilities: Cable available
• Home design: Condominium in a 14-story building; Entry on level 6; Has a view
• Construction: Block construction; Resale property
• Exterior features: Balcony (screened); Awning(s); Barbecue; Canal-front waterfront

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator; Electric water heater
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $360k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $360k).
• Recommended offer: $317k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 1380 active listings in the ZIP; 40 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).
• At $5,083/mo this rent would consume 117% 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 $11k 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 201 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $171k; list at $360k implies a 111% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $316,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 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 1973 — 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: 1.41% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 5.9

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: -18.3%
• Equity multiple: 0.38×
• Total profit: $-62,628
• Equity at exit: $53,677

10-year hold

• IRR: -21.1%
• Equity multiple: 0.10×
• Total profit: $-90,894
• Equity at exit: $31,126

Cash invested: $100,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $5,083 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$520 /mo · $6,240/yr
• Insurance: −$150
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$912
• Vacancy / Maint / Mgmt: −$1,067
• Net cashflow: $119

Break-even live

Break-even rent $4,932

Max offer price $360,000

Occupancy floor 93%

Sensitivity live

Price	-10% $323	-5% $221	+0% $119	+5% $17	+10% $-85
Rent	-10% $-283	-5% $-82	+0% $119	+5% $320	+10% $521
Rate	-1.0pp $300	-0.5pp $211	base $119	+0.5pp $26	+1.0pp $-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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	25d	1	0.12mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL	2.0	1.0–2.0	640	$4,219	$6.59	0d	3	0.13mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	22d	4	0.13mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	25d	3	0.13mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	25d	1	0.13mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	25d	1	0.13mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	25d	1	0.13mi
2600 E Hallandale Beach Blvd Unit T2002 SEASONAL Hallandale Beach, FL	3.0	3.0	1577	$7,500	$4.76	25d	1	0.13mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$4,219	$5.00	3d	2	0.14mi
201 Golden Isles Dr #302 Hallandale Beach, FL	2.0	2.0	1150	$3,975	$3.46	25d	1	0.21mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	4d	2	0.23mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$4,900	$3.63	16d	1	0.24mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	25d	1	0.24mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	18d	1	0.24mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	9d	2	0.25mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1522	$3,650	$2.40	19d	3	0.25mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	14d	2	0.25mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,000	$2.59	16d	3	0.25mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	25d	5	0.25mi
2723 E Hallandale Beach Blvd Unit 1049813P Hollywood, FL	3.0	2.0	1496	$6,498	$4.34	4d	1	0.26mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	9d	1	0.27mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	4d	1	0.27mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	9d	1	0.27mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	25d	1	0.27mi
4010 S Ocean Dr Unit T3708 Hollywood, FL	3.0	2.5	1361	$8,000	$5.88	25d	1	0.27mi
4010 S Ocean Dr Unit R2004 Hollywood, FL	3.0	2.0	1129	$7,500	$6.64	25d	1	0.27mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	25d	1	0.27mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	23d	1	0.27mi
4010 S Ocean Dr Unit R1108 Hollywood, FL	3.0	2.5	1361	$12,999	$9.55	25d	1	0.27mi
4010 S Ocean Dr Unit 1227249P Hollywood, FL	1.0–3.0	1.5–2.5	1140	$5,730	$5.02	0d	3	0.27mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	25d	1	0.27mi
3101 E Hallandale Beach Blvd Unit 1049822P Hallandale Beach, FL	2.0	2.0	1248	$6,278	$5.03	0d	1	0.28mi
3101 E Hallandale Beach Blvd Unit 1049812P Hallandale Beach, FL	2.0	2.0	1248	$6,728	$5.39	9d	1	0.28mi
1850 S Ocean Dr #1907 Hallandale Beach, FL	3.0	3.0	1571	$5,800	$3.69	9d	1	0.28mi
1850 S Ocean Dr #1405 Hallandale Beach, FL	2.0	2.0	1782	$6,450	$3.62	9d	1	0.28mi
1850 S Ocean Dr #1405 Hallandale Beach, FL	2.0	2.0	1782	$6,450	$3.62	25d	1	0.28mi
1850 S Ocean Dr #4009 Hallandale Beach, FL	2.0	1.0	1086	$3,900	$3.59	25d	1	0.28mi
1850 S Ocean Dr #3308 Hallandale Beach, FL	3.0	3.0	1571	$6,500	$4.14	25d	1	0.28mi
1850 S Ocean Dr #1410 Hallandale Beach, FL	2.0	2.0	1782	$6,500	$3.65	25d	1	0.28mi
1850 S Ocean Dr #3310 Hallandale Beach, FL	2.0	2.0	1782	$7,500	$4.21	25d	1	0.28mi

HOA detail condo

• Monthly dues: $912 · $10,944/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $360,000 Active 201 DOM
2. 2026-06-18
   days on market $360,000 Active 198 DOM
3. 2026-06-17
   days on market $360,000 Active 197 DOM
4. 2026-06-16
   days on market $360,000 Active 196 DOM
5. 2026-06-15
   days on market $360,000 Active 195 DOM
6. 2026-06-13
   days on market $360,000 Active 193 DOM
7. 2026-06-09
   days on market $360,000 Active 189 DOM
8. 2026-06-07
   days on market $360,000 Active 187 DOM
9. 2026-06-04
   days on market $360,000 Active 184 DOM
10. 2026-06-03
    days on market $360,000 Active 183 DOM
11. 2026-06-02
    days on market $360,000 Active 182 DOM
12. 2026-06-01
    days on market $360,000 Active 181 DOM
13. 2026-05-31
    days on market $360,000 Active 180 DOM
14. 2025-12-01
    listed $360,000 Active
15. 2025-09-08
    historical
16. 2025-03-04
    price $399,000
17. 2024-10-08
    listed $409,000 Active
18. 2003-09-10
    soldstatus $171,000
19. 1998-12-09
    soldstatus $72,000
20. 1974-01-01
    soldstatus $42,500

ⓘ 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: $6,240 · $520/mo
• Projected year-2 tax: $6,240 · $520/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 25 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: $60,993
• − Mortgage interest: −$20,166
• − Property taxes: −$6,240
• − Insurance: −$6,919
• − Repairs & maintenance: −$4,879
• − Management: −$4,879
• − HOA: −$10,944
• − Depreciation: −$10,473
• Taxable loss: −$3,506
• Est. tax savings @ 24.0%: +$841
• After-tax cash flow: $2,270/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

+747.1% since first listed

7 events — show timeline

• 2025-12-01 Listed $360,000 MARMLS
• 2025-09-08 Listing Removed — MARMLS
• 2025-03-04 Price Changed $399,000 MARMLS
• 2024-10-08 Listed $409,000 MARMLS
• 2003-09-10 Sold (Public Records) $171,000 Public Records
• 1998-12-09 Sold (Public Records) $72,000 Public Records
• 1974-01-01 Sold (Public Records) $42,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $6,240 · +7.8% YoY. Source: county tax records.