701 Three Islands Blvd #316 · Hallandale Beach, FL 33009

$230,000

1 bd · 1.0 ba · 800 sqft · Condo public records · 69 Days on market

Built 1974 $541/mo HOA · 14% 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 MLS

Great condo near the beach! 1 bedroom/ 1 bathroom. Amazing building w/ great amenities. New carpet and paint. Brand new air conditioner. Minutes to the beach, Gulfstream, Aventura Mall, restaurants, shopping. No rentals first year of ownership. Easy to see and priced to sell!

Key facts

• Close to the beach
• Upgraded kitchen
• Ss appliances

Tags

• WALK TO THE INTRACOASTAL
• UPGRADED KITCHEN
• SS APPLIANCES
• PRIME LOCATION
• CLOSE TO THE BEACH
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Association fee: $541 monthly; Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association fee includes amenities, hot water, laundry, grounds maintenance, structure maintenance, sewer, trash, and water; Association amenities: clubhouse, laundry, barbecue, picnic area, pool

Exterior

• Parking: Assigned parking (1 space)
• Security: Key card entry
• Utilities: Cable available
• Home design: Condo/Apartment in a 5-story building; Entry on level 3; Property is attached
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Association pool; Canal-front waterfront; Has view

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Walk-in closet(s); Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 20d 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 $3,959/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 $2k of loan paydown is wiped out by about $7k 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 69 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 10 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 $145k; list at $230k implies a 59% 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 $216,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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: 1.72% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 4.8

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: -5.9%
• Equity multiple: 0.79×
• Total profit: $-13,574
• Equity at exit: $34,294

10-year hold

• IRR: -1.5%
• Equity multiple: 0.92×
• Total profit: $-5,453
• Equity at exit: $19,886

Cash invested: $64,400 (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: 1373
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,959 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$340 /mo · $4,081/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$541
• Vacancy / Maint / Mgmt: −$831
• Net cashflow: $518

Break-even live

Break-even rent $3,303

Max offer price $230,000

Occupancy floor 82%

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: $57,500
• Closing costs: $6,900
• 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	0.38mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	1d	2	0.57mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	1d	5	0.58mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1070	$4,219	$3.94	20d	4	0.58mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	1.0–2.0	1.0–2.0	1092	$4,750	$4.35	24d	3	0.58mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	24d	1	0.59mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	24d	1	0.59mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	24d	1	0.59mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$5,000	$4.64	24d	5	0.60mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	24d	1	0.63mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	3d	1	0.63mi
4010 S Ocean Dr Unit 1227485P Hollywood, FL	2.0–3.0	2.0	1118	$5,049	$4.51	15d	2	0.63mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	22d	1	0.63mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	24d	1	0.63mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	7d	1	0.63mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$3,355	$3.54	3d	2	0.63mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,600	$3.32	10d	18	0.63mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,900	$3.59	12d	17	0.63mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,827	$6.15	3d	1	0.64mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	14d	8	0.65mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	2d	7	0.65mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	24d	1	0.67mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	3d	1	0.69mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	24d	1	0.69mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	24d	1	0.69mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	24d	1	0.69mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	3d	1	0.69mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$2,727	$2.59	1d	2	0.69mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	22d	4	0.70mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	24d	3	0.70mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	10d	6	0.72mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	14d	7	0.72mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	19d	8	0.72mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	7d	7	0.72mi
4111 S Ocean Dr Unit 1557596P Hollywood, FL	1.0	1.0	796	$5,356	$6.73	7d	1	0.72mi
4111 S Ocean Dr Unit 1022181P Hollywood, FL	1.0–2.0	1.0–2.0	968	$4,407	$4.55	16d	2	0.72mi
4111 S Ocean Dr #1810 Hollywood, FL	1.0	1.0	1000	$5,500	$5.50	24d	1	0.72mi
1800 S Ocean Dr #909 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	24d	1	0.79mi
1800 S Ocean Dr #4209 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	20d	1	0.79mi
1800 S Ocean Dr #4209 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	1d	1	0.79mi

HOA detail condo

• Monthly dues: $541 · $6,492/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-18
   days on market $230,000 Active 69 DOM
2. 2026-06-17
   days on market $230,000 Active 68 DOM
3. 2026-06-16
   days on market $230,000 Active 67 DOM
4. 2026-06-15
   days on market $230,000 Active 66 DOM
5. 2026-06-13
   days on market $230,000 Active 64 DOM
6. 2026-06-09
   days on market $230,000 Active 60 DOM
7. 2026-06-08
   days on market $230,000 Active 59 DOM
8. 2026-06-07
   days on market $230,000 Active 58 DOM
9. 2026-06-04
   days on market $230,000 Active 55 DOM
10. 2026-06-03
    days on market $230,000 Active 54 DOM
11. 2026-06-02
    days on market $230,000 Active 53 DOM
12. 2026-06-01
    days on market $230,000 Active 52 DOM
13. 2026-05-31
    days on market $230,000 Active 51 DOM
14. 2026-04-10
    listed $230,000 Active
15. 2025-11-09
    historical
16. 2025-07-05
    status Active
17. 2025-04-25
    historical $2,000
18. 2025-04-04
    listed $2,000
19. 2025-04-04
    historical $2,000
20. 2025-03-21
    listed $2,000
21. 2025-02-15
    historical $2,000
22. 2025-02-12
    listed $2,000
23. 2025-02-09
    historical $2,000
24. 2025-01-10
    listed $2,000
25. 2025-01-08
    listed $250,000 Active
26. 2017-08-16
    soldstatus $145,000 Sold 276-char remark

    Show marketing remark (276 chars)

    Great condo near the beach! 1 bedroom/ 1 bathroom. Amazing building w/ great amenities. New carpet and paint. Brand new air conditioner. Minutes to the beach, Gulfstream, Aventura Mall, restaurants, shopping. No rentals first year of ownership. Easy to see and priced to sell!

27. 2017-07-17
    soldstatus $146,000
28. 2017-06-09
    status Backup Contract 276-char remark

    Show marketing remark (276 chars)

    Great condo near the beach! 1 bedroom/ 1 bathroom. Amazing building w/ great amenities. New carpet and paint. Brand new air conditioner. Minutes to the beach, Gulfstream, Aventura Mall, restaurants, shopping. No rentals first year of ownership. Easy to see and priced to sell!

29. 2017-06-01
    listed $149,999 Active 276-char remark

    Show marketing remark (276 chars)

    Great condo near the beach! 1 bedroom/ 1 bathroom. Amazing building w/ great amenities. New carpet and paint. Brand new air conditioner. Minutes to the beach, Gulfstream, Aventura Mall, restaurants, shopping. No rentals first year of ownership. Easy to see and priced to sell!

30. 2016-10-06
    soldstatus $130,000 Sold
31. 2016-08-16
    status Pending
32. 2016-08-04
    price $129,900
33. 2016-07-06
    price $139,900
34. 2016-06-03
    listed $147,000 Active
35. 2015-06-29
    historical
36. 2015-06-29
    status Pending
37. 2015-06-10
    listed $120,000 Active
38. 2004-10-20
    soldstatus $155,000
39. 2003-05-01
    soldstatus $93,500
40. 1992-01-22
    soldstatus $35,000

ⓘ 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: $4,081 · $340/mo
• Projected year-2 tax: $4,081 · $340/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: $47,508
• − Mortgage interest: −$12,884
• − Property taxes: −$4,081
• − Insurance: −$6,268
• − Repairs & maintenance: −$3,801
• − Management: −$3,801
• − HOA: −$6,492
• − Depreciation: −$6,691
• Taxable income: $3,490
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $5,378/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

+557.1% since first listed

27 events — show timeline

• 2026-04-10 Listed $230,000 MARMLS
• 2025-11-09 Listing Removed — MARMLS
• 2025-07-05 Relisted — MARMLS
• 2025-04-25 Rental Removed $2,000 VLS
• 2025-04-04 Listed for Rent $2,000 VLS
• 2025-04-04 Rental Removed $2,000 MARMLS
• 2025-03-21 Listed for Rent $2,000 MARMLS
• 2025-02-15 Rental Removed $2,000 Avail
• 2025-02-12 Listed for Rent $2,000 Avail
• 2025-02-09 Rental Removed $2,000 MARMLS
• 2025-01-10 Listed for Rent $2,000 MARMLS
• 2025-01-08 Listed $250,000 MARMLS
• 2017-08-16 Sold (MLS) $145,000 MARMLS
• 2017-07-17 Sold (Public Records) $146,000 Public Records
• 2017-06-09 Pending — MARMLS
• 2017-06-01 Listed $149,999 MARMLS
• 2016-10-06 Sold (MLS) $130,000 MARMLS
• 2016-08-16 Pending — MARMLS
• 2016-08-04 Price Changed $129,900 MARMLS
• 2016-07-06 Price Changed $139,900 MARMLS
• 2016-06-03 Listed $147,000 MARMLS
• 2015-06-29 Listing Removed — MARMLS
• 2015-06-29 Pending — MARMLS
• 2015-06-10 Listed $120,000 MARMLS
• 2004-10-20 Sold (Public Records) $155,000 Public Records
• 2003-05-01 Sold (Public Records) $93,500 Public Records
• 1992-01-22 Sold (Public Records) $35,000 Public Records

Property tax history

+13.2%/yr

Latest (2025): $4,081 · +2.8% YoY. Source: county tax records.