None · Hallandale Beach, FL 33009

$259,900

1 bd · 2.0 ba · 870 sqft · Condo public records · 4 Days on market

Built 1972

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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 +17.3/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 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

Hemispheres Bay South-Mezzanine Floor-No elevator needed. 1 bedroom 1.5 baths, sold fully furnished as is, newer kitchen with ceramic floors throughout unit. Bldg. features resort style amenities, Beach access, 2 Fine dining restaurants, 2 heated pools & 2 kiddie pools, new ocean side snack bar, 2 mini marts, 2 fitness gyms, sauna & steam rooms, tennis courts, pickle ball, marina, putting golf, billiards rooms, shuffle board, barbeque area, Beach service, 24hr. security, and valet. Air Conditioning, Basic Cable & Internet is included in the maintenance.

Key facts

• Heated pools
• Fitness gyms
• Steam rooms

Tags

• BEACH ACCESS
• RESORT STYLE AMENITIES
• HEATED POOLS
• FITNESS GYMS
• SAUNA
• STEAM ROOMS

Property features AI

Finance

• Other: Intracoastal access (waterfront)
• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association fee covers cable TV, insurance, internet, pest control, sewer, security, trash, and water; Community amenities include billiard room, bike storage, fitness center, barbecue area, picnic area, pool, putting green, shuffleboard, sauna, and tennis courts

Exterior

• Parking: Guest parking; One assigned space; Valet parking
• Security: Secured elevator; On-site security guard
• Utilities: Cable available; Heated pool
• Home design: High-rise building (23 stories); Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Open balcony

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: First-floor entry; Blinds; Other

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Cap rate 7.2% 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 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 $3,671/mo this rent would consume 85% 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 $8k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 10y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $260k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 24% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,900

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — 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. 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: 1.41% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• 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: -28.0%
• Equity multiple: 0.10×
• Total profit: $-65,628
• Equity at exit: $38,752

10-year hold

• IRR: -58.8%
• Equity multiple: -0.50×
• Total profit: $-109,139
• Equity at exit: $22,471

Cash invested: $72,772 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,671 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$370 /mo · $4,441/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 14 same-building comps: −$870
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $-238

Break-even live

Break-even rent $3,972

Max offer price $217,916

Occupancy floor —

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1950 S Ocean Dr Unit 12M Hallandale Beach, FL	1.0	1.5	870	$3,800	$4.37	17d	1	0.14mi
1950 S Ocean Dr Unit 12M Hallandale Beach, FL	1.0	1.5	870	$3,800	$4.37	2d	1	0.14mi
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	13d	1	0.14mi
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	5d	1	0.14mi
2065 S Ocean Dr Unit 1049793P Hallandale Beach, FL	2.0	2.0	871	$4,971	$5.71	8d	1	0.18mi
2080 S Ocean Dr #8 Hallandale Beach, FL	2.0	2.0	1100	$4,000	$3.64	24d	1	0.21mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,800	$2.99	3d	11	0.22mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,900	$3.07	24d	7	0.22mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	2d	2	0.27mi
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	8d	1	0.32mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$3,650	$2.84	24d	3	0.32mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,750	$2.97	21d	2	0.32mi
1850 S Ocean Dr #4009 Hallandale Beach, FL	2.0	1.0	1086	$3,900	$3.59	24d	1	0.34mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	3d	1	0.34mi
1850 S Ocean Dr #2909 Hallandale Beach, FL	2.0	1.0	1086	$4,050	$3.73	24d	1	0.34mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,300	$3.96	24d	1	0.34mi
1830 S Ocean Dr #3005 Hallandale Beach, FL	1.0	1.0	811	$4,000	$4.93	4d	1	0.38mi
1830 S Ocean Dr #4112 Hallandale Beach, FL	1.0	1.0	844	$3,950	$4.68	5d	1	0.38mi
1830 S Ocean Dr #4612 Hallandale Beach, FL	1.0	1.0	844	$4,950	$5.86	24d	1	0.38mi
1830 S Ocean Dr #4005 Hallandale Beach, FL	1.0	1.0	811	$4,600	$5.67	24d	1	0.38mi
1830 S Ocean Dr #1709 Hallandale Beach, FL	1.0	1.0	844	$4,500	$5.33	24d	1	0.38mi
1830 S Ocean Dr #4307 Hallandale Beach, FL	1.0	1.0	871	$4,100	$4.71	24d	1	0.38mi
1830 S Ocean Dr #3407 Hallandale Beach, FL	1.0	1.0	871	$4,000	$4.59	24d	1	0.38mi
1830 S Ocean Dr #4712 Hallandale Beach, FL	1.0	1.0	844	$3,950	$4.68	24d	1	0.38mi
1830 S Ocean Dr #4309 Hallandale Beach, FL	1.0	1.0	844	$3,900	$4.62	24d	1	0.38mi
1830 S Ocean Dr #4212 Hallandale Beach, FL	1.0	1.0	844	$3,800	$4.50	24d	1	0.38mi
1830 S Ocean Dr #1107 Hallandale Beach, FL	1.0	1.0	871	$3,750	$4.31	24d	1	0.38mi
1830 S Ocean Dr #1812 Hallandale Beach, FL	1.0	1.0	844	$4,999	$5.92	21d	1	0.38mi
1830 S Ocean Dr #2409 Hallandale Beach, FL	1.0	1.0	844	$4,300	$5.09	14d	1	0.38mi
1830 S Ocean Dr #2412 Hallandale Beach, FL	1.0	1.0	844	$3,600	$4.27	10d	1	0.38mi
1830 S Ocean Dr #4412 Hallandale Beach, FL	1.0	1.0	844	$4,500	$5.33	8d	1	0.38mi
1830 S Ocean Dr #3605 Hallandale Beach, FL	1.0	1.0	811	$4,500	$5.55	3d	1	0.38mi
1830 S Ocean Dr #4709 Hallandale Beach, FL	1.0	1.0	844	$3,800	$4.50	3d	1	0.38mi
1830 S Ocean Dr #3005 Hallandale Beach, FL	1.0	1.0	811	$4,000	$4.93	2d	1	0.38mi
1830 S Ocean Dr #1812 Hallandale Beach, FL	1.0	1.0	844	$3,999	$4.74	2d	1	0.38mi
1830 S Ocean Dr #3112 Hallandale Beach, FL	1.0	1.0	844	$3,700	$4.38	2d	1	0.38mi
1830 S Ocean Dr #2907 Hallandale Beach, FL	1.0	1.0	871	$4,000	$4.59	3d	1	0.38mi
1830 S Ocean Dr #3909 Hallandale Beach, FL	1.0	1.0	844	$5,000	$5.92	24d	1	0.38mi
1800 S Ocean Dr #4209 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	2d	1	0.42mi
1800 S Ocean Dr #4209 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	21d	1	0.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: internetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-18
   days on market $259,900 Active 4 DOM
2. 2026-06-17
   days on market $259,900 Active 3 DOM
3. 2026-06-16
   days on market $259,900 Active 2 DOM
4. 2026-06-15
   remarks 565-char remark
5. 2026-06-15
   listed $259,900 Active 1 DOM

ⓘ 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: $4,441 · $370/mo
• Projected year-2 tax: $4,441 · $370/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 23 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: $44,054
• − Mortgage interest: −$14,558
• − Property taxes: −$4,441
• − Insurance: −$6,418
• − Repairs & maintenance: −$3,524
• − Management: −$3,524
• − HOA: −$10,440
• − Depreciation: −$7,561
• Taxable loss: −$6,413
• Est. tax savings @ 24.0%: +$1,539
• After-tax cash flow: $-1,313/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

+333.2% since first listed

51 events — show timeline

• 2026-06-14 Price Changed $259,900 MARMLS
• 2026-06-12 Listed $295,000 MARMLS
• 2025-09-25 Rental Removed $2,100 MARMLS
• 2025-09-25 Listed for Rent $2,100 MARMLS
• 2025-09-10 Rental Removed $2,100 MARMLS
• 2025-08-08 Listed for Rent $2,100 MARMLS
• 2025-07-29 Rental Removed $2,100 MARMLS
• 2025-07-13 Listed for Rent $2,100 MARMLS
• 2025-05-23 Listing Removed — MARMLS
• 2025-05-02 Rental Removed $2,100 MARMLS
• 2025-04-12 Listed for Rent $2,100 MARMLS
• 2025-03-27 Rental Removed $2,100 MARMLS
• 2025-03-07 Listed $295,000 MARMLS
• 2024-12-17 Price Changed $2,200 MARMLS
• 2024-11-27 Price Changed $2,650 MARMLS
• 2024-11-13 Price Changed $2,800 MARMLS
• 2024-09-18 Listed for Rent $2,250 MARMLS
• 2024-04-24 Listing Removed — MARMLS
• 2024-02-28 Price Changed $274,900 MARMLS
• 2024-01-04 Price Changed $279,900 MARMLS
• 2023-11-01 Price Changed $284,000 MARMLS
• 2023-07-13 Listed $284,900 MARMLS
• 2023-05-04 Listing Removed — MARMLS
• 2023-03-06 Price Changed $279,900 MARMLS
• 2022-10-28 Price Changed $299,900 MARMLS
• 2022-08-29 Listed $309,000 MARMLS
• 2021-09-09 Listing Removed — MARMLS
• 2021-09-08 Listed $239,900 MARMLS
• 2021-07-05 Relisted — MARMLS
• 2021-06-26 Relisted — MARMLS
• 2021-05-10 Price Changed $239,000 MARMLS
• 2021-05-10 Relisted — MARMLS
• 2021-04-19 Price Changed $189,900 MARMLS
• 2021-04-19 Relisted — MARMLS
• 2020-10-27 Price Changed $184,777 MARMLS
• 2020-08-14 Price Changed $169,777 MARMLS
• 2020-03-11 Price Changed $179,000 MARMLS
• 2020-01-05 Listed $189,000 MARMLS
• 2019-04-28 Listing Removed — MARMLS
• 2019-01-17 Price Changed $185,000 MARMLS
• 2018-04-30 Listed $195,000 MARMLS
• 2017-11-14 Listing Removed — MARMLS
• 2017-03-09 Listed $210,000 MARMLS
• 2016-11-18 Listing Removed — MARMLS
• 2016-03-25 Listed $199,000 MARMLS
• 2012-05-29 Sold (Public Records) $110,000 Public Records
• 2012-03-19 Sold (MLS) $100,000 MARMLS
• 2004-07-19 Sold (Public Records) $158,000 Public Records
• 2001-07-24 Sold (Public Records) $95,000 Public Records
• 1997-05-13 Sold (Public Records) $62,000 Public Records
• 1992-10-06 Sold (Public Records) $60,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,441 · +6.2% YoY. Source: county tax records.