1600 S Ocean Dr Unit 3G · Hollywood, FL 33019

$300,000

2 bd · 2.0 ba · 1,400 sqft · Condo public records · 169 Days on market

Built 1972 $1423/mo HOA · 31% of rent

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Why this score? — see what drove the D 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 +10.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional condo located in the heart of Hollywood Beach. This spacious and bright 2bedroom/2bath corner unit condo offers abundance of natural light and generous living space. The master bedroom features walk-in closets, with additional room for a small office. Open concept kitchen and lots of storage. Just steps from the beach, shopping, gulfstream casino and restaurants. Just minutes from Ft. lauderdale International Airport. The building offers full range of amenities, heated pool, gym and stunning views of the intracoastal waterway.

Key facts

• Open concept kitchen
• Walk-in closets
• Corner unit

Tags

• CORNER UNIT
• WALK-IN CLOSETS
• OPEN CONCEPT KITCHEN
• HEATED POOL
• GYM
• STEPS FROM THE BEACH

Property features AI

Finance

• Other: Association pool is heated
• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association covers amenities, common areas, laundry, structure maintenance, parking, pool(s), recreation facilities, roof and security; Association amenities include laundry, pool and elevators

Exterior

• Parking: One designated parking space
• Security: Elevator secured; Key card entry; Secured lobby
• Utilities: Has cooling and heating (electric)
• Home design: Condominium in a multi-story building; 18 total stories; Entry level: 3rd floor; Property is attached; Waterfront property with Intracoastal access
• Construction: Block construction
• Exterior features: Balcony (open)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Entry on 3rd floor
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Electric heating
• Interior features: Dining area and separate/formal dining room; Eat-in kitchen; Sitting area in primary; Third floor entry; Storage room
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (10.2% below list).
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 3.2% in Hollywood — 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 76/100 on livability (#232 in FL, #3,548 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, crime B+; Watch: amenities 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 rising (+2.9%/yr); 828 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); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $4,524/mo this rent would consume 56% of the median local household income ($96k/yr) (locally 563% 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 169 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 9y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $225k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 31% of rent.

Recommended offer $264,000 (12.0% below list)

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. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.51% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.92% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-58,889
• Equity at exit: $44,731

10-year hold

• IRR: -12.4%
• Equity multiple: 0.26×
• Total profit: $-62,490
• Equity at exit: $25,939

Cash invested: $84,000 (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 33019

• Rents YoY: 2.9%
• Active inventory: 828
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $4,524 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$626 /mo · $7,511/yr
• Insurance: −$125
• HOA: −$1,423
• Vacancy / Maint / Mgmt: −$950
• Net cashflow: $-173

Break-even live

Break-even rent $4,743

Max offer price $269,464

Occupancy floor 99%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	24d	1	0.05mi
2201 S Ocean Dr #2001 Hollywood, FL	2.0	2.0	1400	$3,800	$2.71	14d	1	0.05mi
2201 S Ocean Dr #1507 Hollywood, FL	2.0	2.0	1350	$5,000	$3.70	24d	1	0.05mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	24d	1	0.12mi
2301 S Ocean Dr #2003 Hollywood, FL	2.0	2.0	1400	$5,500	$3.93	24d	1	0.14mi
2301 S Ocean Dr #607 Hollywood, FL	2.0	2.0	1240	$4,000	$3.23	24d	1	0.14mi
2301 S Ocean Dr #2507 Hollywood, FL	2.0	2.0	1240	$4,300	$3.47	24d	1	0.14mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	7d	7	0.20mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	19d	8	0.20mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	14d	7	0.20mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	10d	6	0.20mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	24d	1	0.30mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	7d	1	0.31mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	17d	1	0.31mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	7d	1	0.31mi
1201 S Ocean Dr Unit 1903S Hollywood, FL	2.0	2.0	1570	$5,000	$3.18	24d	1	0.35mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	24d	1	0.36mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	7d	1	0.36mi
3101 S Ocean Dr #1904 Hollywood, FL	2.0	2.5	1733	$5,500	$3.17	22d	1	0.42mi
3101 S Ocean Dr #1504 Hollywood, FL	2.0	2.5	1733	$7,500	$4.33	24d	1	0.42mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	12d	17	0.46mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	10d	18	0.46mi
825 NE 26th Ave Hallandale Beach, FL	3.0	2.0	1844	$4,200	$2.28	24d	1	0.46mi
809 S Ocean Dr Unit 1227349P Hollywood, FL	2.0	1.0	990	$3,768	$3.81	14d	1	0.50mi
330 Madison St Hollywood, FL	2.0	2.0	1200	$3,500	$2.92	24d	1	0.52mi
300 Oregon St #601 Hollywood, FL	2.0	2.0	1050	$4,000	$3.81	24d	1	0.60mi
523 Leslie Dr Hallandale Beach, FL	3.0	2.0	1624	$4,950	$3.05	24d	1	0.61mi
2753 S Parkview Dr Hallandale Beach, FL	2.0	2.0	1680	$3,699	$2.20	17d	1	0.63mi
513 Leslie Dr #513 Hallandale Beach, FL	3.0	2.0	1624	$5,250	$3.23	24d	1	0.63mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	14d	1	0.65mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	7d	1	0.65mi
2500 Parkview Dr #1112 Hallandale Beach, FL	2.0	2.0	1580	$3,800	$2.41	24d	1	0.65mi
1041 Washington St Hollywood, FL	3.0	2.0	1699	$4,000	$2.35	24d	1	0.65mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.0	1784	$7,500	$4.20	1d	1	0.66mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.5	1784	$7,750	$4.34	12d	1	0.66mi
1529 Shoreline Way Hollywood, FL	3.0	2.5	1784	$7,500	$4.20	7d	1	0.66mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	14d	8	0.69mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	24d	6	0.69mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	2d	7	0.69mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,429	$4.35	3d	1	0.69mi

HOA detail condo

• Monthly dues: $1,423 · $17,076/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $300,000 Active 169 DOM
2. 2026-06-17
   days on market $300,000 Active 168 DOM
3. 2026-06-16
   days on market $300,000 Active 167 DOM
4. 2026-06-15
   days on market $300,000 Active 166 DOM
5. 2026-06-13
   days on market $300,000 Active 164 DOM
6. 2026-06-09
   days on market $300,000 Active 160 DOM
7. 2026-06-07
   days on market $300,000 Active 158 DOM
8. 2026-06-04
   days on market $300,000 Active 155 DOM
9. 2026-06-03
   days on market $300,000 Active 154 DOM
10. 2026-06-02
    days on market $300,000 Active 153 DOM
11. 2026-06-01
    days on market $300,000 Active 152 DOM
12. 2026-05-31
    days on market $300,000 Active 151 DOM
13. 2025-12-31
    price $300,000
14. 2025-12-31
    listed $265,000 Active
15. 2025-12-14
    historical
16. 2025-11-24
    price $275,000
17. 2025-06-07
    price $300,000
18. 2025-05-09
    price $308,000
19. 2025-04-24
    status Active
20. 2025-04-21
    price $310,000
21. 2025-04-04
    price $325,000
22. 2025-03-25
    price $350,000
23. 2025-02-26
    price $354,000
24. 2025-02-26
    price $355,000
25. 2025-02-17
    price $365,000
26. 2025-02-01
    listed $386,000 Active
27. 2024-02-18
    historical
28. 2024-01-14
    historical $2,500
29. 2024-01-04
    price $2,500
30. 2024-01-03
    price $414,900
31. 2023-12-24
    listed $2,600
32. 2023-12-13
    historical $2,600
33. 2023-11-16
    historical
34. 2023-11-16
    price $2,600
35. 2023-11-15
    listed $414,999 Active
36. 2023-11-11
    price $414,999
37. 2023-11-11
    status Active
38. 2023-11-10
    historical
39. 2023-10-27
    price $2,650
40. 2023-10-23
    price $415,000
41. 2023-10-21
    status Active
42. 2023-09-13
    price $2,700
43. 2023-08-15
    price $2,750
44. 2023-03-01
    price $420,000
45. 2022-11-22
    listed $425,000 Active
46. 2019-11-13
    historical
47. 2019-07-09
    price $320,000
48. 2019-06-05
    price $324,000
49. 2019-05-22
    price $324,900
50. 2019-04-23
    price $325,000

ⓘ 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: $7,511 · $626/mo
• Projected year-2 tax: $7,511 · $626/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $54,294
• − Mortgage interest: −$16,805
• − Property taxes: −$7,511
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,343
• − Management: −$4,343
• − HOA: −$17,076
• − Depreciation: −$8,727
• Taxable loss: −$6,013
• Est. tax savings @ 24.0%: +$1,443
• After-tax cash flow: $-631/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 — Hollywood

• Score: 76/100
• State rank: #232
• US rank: #3548

Category grades

Amenities D Commute A+ Cost of living C+ Crime B+ Employment C Housing A+ Health & safety B+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hollywood, FL
• County: Broward County · 1,963,430 people
• City population: 109,079
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 14,293
• Household income: $96,497
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 563.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 25% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 6% Salvadoran 2%
• Common ancestry: Scotch-Irish 7% Romanian 4% Lithuanian 4%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 53% English-only · Spanish 30% Russian/Polish/Slavic 6% Other Indo-European 4%

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: ▼ -434.82%
• Current HPI: 307.2922
• Rent YoY: ▲ 2.92%
• 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

+421.7% since first listed

52 events — show timeline

• 2025-12-31 Price Changed $300,000 MARMLS
• 2025-12-31 Listed $265,000 MARMLS
• 2025-12-14 Listing Removed — MARMLS
• 2025-11-24 Price Changed $275,000 MARMLS
• 2025-06-07 Price Changed $300,000 MARMLS
• 2025-05-09 Price Changed $308,000 MARMLS
• 2025-04-24 Relisted — MARMLS
• 2025-04-21 Price Changed $310,000 MARMLS
• 2025-04-04 Price Changed $325,000 MARMLS
• 2025-03-25 Price Changed $350,000 MARMLS
• 2025-02-26 Price Changed $354,000 MARMLS
• 2025-02-26 Price Changed $355,000 MARMLS
• 2025-02-17 Price Changed $365,000 MARMLS
• 2025-02-01 Listed $386,000 MARMLS
• 2024-02-18 Listing Removed — MARMLS
• 2024-01-14 Rental Removed $2,500 MARMLS
• 2024-01-04 Price Changed $2,500 MARMLS
• 2024-01-03 Price Changed $414,900 MARMLS
• 2023-12-24 Listed for Rent $2,600 MARMLS
• 2023-12-13 Rental Removed $2,600 MARMLS
• 2023-11-16 Listing Removed — MARMLS
• 2023-11-16 Price Changed $2,600 MARMLS
• 2023-11-15 Listed $414,999 MARMLS
• 2023-11-11 Price Changed $414,999 MARMLS
• 2023-11-11 Relisted — MARMLS
• 2023-11-10 Listing Removed — MARMLS
• 2023-10-27 Price Changed $2,650 MARMLS
• 2023-10-23 Price Changed $415,000 MARMLS
• 2023-10-21 Relisted — MARMLS
• 2023-09-13 Price Changed $2,700 MARMLS
• 2023-08-15 Price Changed $2,750 MARMLS
• 2023-03-01 Price Changed $420,000 MARMLS
• 2022-11-22 Listed $425,000 MARMLS
• 2019-11-13 Listing Removed — MARMLS
• 2019-07-09 Price Changed $320,000 MARMLS
• 2019-06-05 Price Changed $324,000 MARMLS
• 2019-05-22 Price Changed $324,900 MARMLS
• 2019-04-23 Price Changed $325,000 MARMLS
• 2019-01-24 Price Changed $340,000 MARMLS
• 2019-01-08 Price Changed $344,000 MARMLS
• 2018-11-28 Relisted — MARMLS
• 2018-03-31 Listing Removed — MARMLS
• 2018-02-23 Listed $345,000 MARMLS
• 2017-08-31 Sold (Public Records) $225,000 Public Records
• 2017-08-18 Sold (MLS) $225,000 MARMLS
• 2017-07-27 Pending — MARMLS
• 2017-07-14 Price Changed $229,900 MARMLS
• 2017-06-22 Price Changed $239,900 MARMLS
• 2017-05-31 Listed $245,000 MARMLS
• 1998-04-27 Sold (Public Records) $55,000 Public Records
• 1988-09-20 Sold (Public Records) $72,400 Public Records
• 1984-03-01 Sold (Public Records) $57,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $7,511 · -2.3% YoY. Source: county tax records.