300 Diplomat Pkwy #203 · Hallandale Beach, FL 33009

$305,000

2 bd · 2.0 ba · 1,150 sqft · Condo public records · 115 Days on market

Built 1970 $1186/mo HOA · 25% 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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• 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

Spacious and inviting 2-bedroom, 2-bath apartment offering comfort, functionality, and an excellent location just minutes from the ocean. This bright and well-maintained unit features generously sized bedrooms, impact windows and doors for added security and peace of mind, abundant closet space, and additional ground-floor storage. The thoughtfully designed layout provides a comfortable flow with plenty of natural light, creating a warm and welcoming atmosphere that truly feels like home. The large bedrooms has exceptional space rarely found at this price point, making this unit ideal for full-time living or a relaxing second home near the beach. Enjoy great building amenities including a w

Key facts

• Fitness center
• Waterfront pool
• Ground-floor storage

Tags

• IMPACT WINDOWS AND DOORS
• ABUNDANT CLOSET SPACE
• GROUND-FLOOR STORAGE
• WATERFRONT POOL
• FITNESS CENTER
• SUNDECK WITH BARBECUE GRILLS

Property features AI

Finance

• Other: Unfurnished; Living area about 1,150 sq ft; Road surface: Asphalt; Universal property ID: US-12011-N-5142260030-S-203; Directions available
• HOA & community: Monthly association fee $1,186 (includes cable TV, pool, trash, water); Annual association fees $14,232; Association fee required; Association name: Hector Davila; Community fitness center; Breed restrictions for pets

Exterior

• Parking: No Truck/RV/Motorcycle parking (community restriction)
• Utilities: Public sewer; Cable available; Electricity available; Public utilities; No water source listed
• Home design: Residential condominium; West-facing; Located on 2nd floor; Completed condition; Three or more levels in building; 8-story building
• Construction: Concrete construction; Other roof type; Block foundation; Building name: FAIRWAYS RIVERA
• Exterior features: Outdoor grill; Private mailbox; Sauna; Sliding doors; Storage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Elevator in building; Thermostat; Walk-in closets
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $305k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $305k).
• Recommended offer: $278k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 1380 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4,819/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 $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 115 days — a 9% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $108k; list at $305k implies a 184% gain — meaningful room to come down on a strong offer.

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 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1970 — 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: 1.58% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 5.3

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: -15.8%
• Equity multiple: 0.46×
• Total profit: $-46,238
• Equity at exit: $45,476

10-year hold

• IRR: -17.0%
• Equity multiple: 0.24×
• Total profit: $-65,156
• Equity at exit: $26,371

Cash invested: $85,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $4,819 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$242 /mo · $2,909/yr
• Insurance: −$127
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,186
• Vacancy / Maint / Mgmt: −$1,012
• Net cashflow: $225

Break-even live

Break-even rent $4,534

Max offer price $305,000

Occupancy floor 90%

Sensitivity live

Price	-10% $398	-5% $312	+0% $225	+5% $139	+10% $53
Rent	-10% $-155	-5% $35	+0% $225	+5% $416	+10% $606
Rate	-1.0pp $379	-0.5pp $303	base $225	+0.5pp $146	+1.0pp $66

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: $76,250
• Closing costs: $9,150
• 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	26d	1	0.13mi
1755 E Hallandale Beach Blvd Unit 1407E Hallandale Beach, FL	2.0	2.0	1354	$3,650	$2.70	26d	1	0.22mi
1755 E Hallandale Beach Blvd Unit 2207E Hallandale Beach, FL	2.0	2.0	1354	$3,950	$2.92	26d	1	0.22mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	16d	1	0.23mi
1745 E Hallandale Beach Blvd Unit 2302W Hallandale Beach, FL	3.0	2.0	1481	$3,900	$2.63	26d	1	0.23mi
1745 E Hallandale Beach Blvd Unit 802W Hallandale Beach, FL	3.0	2.0	1481	$3,600	$2.43	26d	1	0.23mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	9d	1	0.30mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	15d	1	0.30mi
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	0.32mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL	2.0	1.0–2.0	640	$4,219	$6.59	0d	3	0.33mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$5,950	$5.56	22d	4	0.33mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$5,950	$5.45	26d	3	0.33mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	26d	1	0.34mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	26d	1	0.34mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	26d	1	0.34mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	26d	5	0.40mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	5d	2	0.42mi
2723 E Hallandale Beach Blvd Unit 1049813P Hollywood, FL	3.0	2.0	1496	$6,498	$4.34	4d	1	0.43mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	6d	1	0.43mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	9d	1	0.43mi
4010 S Ocean Dr Unit T3708 Hollywood, FL	3.0	2.5	1361	$8,000	$5.88	25d	1	0.44mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	26d	1	0.44mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	9d	1	0.44mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	9d	1	0.44mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	5d	1	0.44mi
4010 S Ocean Dr Unit 1227249P Hollywood, FL	1.0–3.0	1.5–2.5	1140	$5,730	$5.02	0d	3	0.44mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	26d	1	0.44mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	26d	1	0.44mi
4010 S Ocean Dr Unit R2004 Hollywood, FL	3.0	2.0	1129	$7,500	$6.64	26d	1	0.44mi
4010 S Ocean Dr Unit R1108 Hollywood, FL	3.0	2.5	1361	$12,999	$9.55	26d	1	0.44mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	23d	1	0.44mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	7d	2	0.44mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	5d	3	0.44mi
3101 E Hallandale Beach Blvd Unit 1049812P Hallandale Beach, FL	2.0	2.0	1248	$6,728	$5.39	9d	1	0.51mi
3101 E Hallandale Beach Blvd Unit 1049822P Hallandale Beach, FL	2.0	2.0	1248	$6,278	$5.03	0d	1	0.51mi
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	26d	1	0.51mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	23d	4	0.54mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	26d	3	0.54mi
4011 S Ocean Dr Unit 1049805P Hollywood, FL	2.0	2.0	1248	$5,788	$4.64	0d	1	0.54mi
4111 S Ocean Dr Unit 1557596P Hollywood, FL	1.0	1.0	796	$5,356	$6.73	9d	1	0.54mi

HOA detail condo

• Monthly dues: $1,186 · $14,232/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $305,000 Active 115 DOM
2. 2026-06-18
   days on market $305,000 Active 112 DOM
3. 2026-06-17
   days on market $305,000 Active 111 DOM
4. 2026-06-16
   days on market $305,000 Active 110 DOM
5. 2026-06-15
   days on market $305,000 Active 109 DOM
6. 2026-06-13
   days on market $305,000 Active 107 DOM
7. 2026-06-09
   days on market $305,000 Active 103 DOM
8. 2026-06-07
   days on market $305,000 Active 101 DOM
9. 2026-06-04
   days on market $305,000 Active 98 DOM
10. 2026-06-03
    days on market $305,000 Active 97 DOM
11. 2026-06-02
    days on market $305,000 Active 96 DOM
12. 2026-06-01
    days on market $305,000 Active 95 DOM
13. 2026-05-31
    days on market $305,000 Active 94 DOM
14. 2026-02-26
    listed $305,000 Active
15. 2025-04-23
    historical
16. 2025-01-05
    listed $359,999 Active
17. 2024-12-31
    historical
18. 2024-07-26
    listed $365,900 Active
19. 2018-10-23
    historical
20. 2018-06-08
    listed $255,000 Active
21. 2011-03-11
    soldstatus $107,500
22. 1970-06-01
    soldstatus $25,000

ⓘ 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: $2,909 · $242/mo
• Projected year-2 tax: $2,909 · $242/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 · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥104°F today · 18 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: $57,826
• − Mortgage interest: −$17,085
• − Property taxes: −$2,909
• − Insurance: −$6,644
• − Repairs & maintenance: −$4,626
• − Management: −$4,626
• − HOA: −$14,232
• − Depreciation: −$8,873
• Taxable loss: −$1,168
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $2,985/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

+1120.0% since first listed

9 events — show timeline

• 2026-02-26 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-23 Listing Removed — MARMLS
• 2025-01-05 Listed $359,999 MARMLS
• 2024-12-31 Listing Removed — MARMLS
• 2024-07-26 Listed $365,900 MARMLS
• 2018-10-23 Listing Removed — MARMLS
• 2018-06-08 Listed $255,000 MARMLS
• 2011-03-11 Sold (Public Records) $107,500 Public Records
• 1970-06-01 Sold (Public Records) $25,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,909 · +3.1% YoY. Source: county tax records.