1747 Rodman St #309 · Hollywood, FL 33020

$159,000

1 bd · 1.0 ba · 720 sqft · Condo public records · 78 Days on market

Built 1969 $400/mo HOA · 17% 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 +20.9/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor product- tenant in place - well condition - well located steps away of school , Hollywood Downtown “Restaurants / Bars & nightlife “ , 1 mile +o- to Hollywood beach - small Building - low Maintenance - 1 parking assigned & covered.

Key facts

• Centrally located
• $400 HOA
• Garage

Tags

• HURRICANE IMPACT WINDOWS
• CENTRALLY LOCATED
• LESS THAN 3 MI TO THE BEACH

Property features AI

Finance

• Other: Annual tax listed (excluded per instructions)
• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee of $400; Association covers common areas, water, sewer and trash; Association offers laundry amenity

Exterior

• Parking: Assigned parking; Covered parking (1 space); 1-car garage
• Security: Intercom; Complex fenced; High-impact doors
• Utilities: Water included in association fee; Sewer included in association fee; Trash included in association fee; Power available; Central heating and cooling
• Home design: Attached property; 4 total stories; Entry on level 3; Effective year built listed
• Construction: Block construction
• Exterior features: Security/high-impact doors; Complex fenced; Intercom

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile flooring; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 flat; 589 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $2,301/mo this rent would consume 49% of the median local household income ($56k/yr) (locally 3948% 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 $1k of loan paydown is wiped out by about $5k 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 78 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1969 — 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: 1.45% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 5.8

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: -13.9%
• Equity multiple: 0.52×
• Total profit: $-21,420
• Equity at exit: $23,707

10-year hold

• IRR: -12.4%
• Equity multiple: 0.39×
• Total profit: $-27,137
• Equity at exit: $13,747

Cash invested: $44,520 (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 33020

• Rents YoY: 0.4%
• Active inventory: 589
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,301 high
• Mortgage (P&I): −$834
• Tax from tax record: −$298 /mo · $3,575/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$400
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $153

Break-even live

Break-even rent $2,107

Max offer price $159,000

Occupancy floor 88%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	24d	9	0.48mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	2d	35	0.50mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	1d	62	0.50mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,652	$4.15	1d	42	0.54mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	15d	171	0.62mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,764	$2.54	1d	17	0.66mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	15d	25	0.78mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	1d	14	0.80mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	0.84mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	15d	94	0.92mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	24d	1	1.16mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	24d	1	1.16mi
836 NW 10th St Unit 4 Hallandale Beach, FL	—	1.0	423	$1,250	$2.96	24d	1	1.24mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,400	$3.17	24d	1	1.26mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	3d	2	1.27mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	7d	1	1.47mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	24d	1	1.48mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	16d	1	1.49mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $159,000 Active 78 DOM
2. 2026-06-17
   days on market $159,000 Active 77 DOM
3. 2026-06-16
   days on market $159,000 Active 76 DOM
4. 2026-06-15
   days on market $159,000 Active 75 DOM
5. 2026-06-13
   days on market $159,000 Active 73 DOM
6. 2026-06-09
   days on market $159,000 Active 69 DOM
7. 2026-06-08
   days on market $159,000 Active 68 DOM
8. 2026-06-07
   days on market $159,000 Active 67 DOM
9. 2026-06-04
   days on market $159,000 Active 64 DOM
10. 2026-06-03
    days on market $159,000 Active 63 DOM
11. 2026-06-02
    days on market $159,000 Active 62 DOM
12. 2026-06-01
    days on market $159,000 Active 61 DOM
13. 2026-05-31
    days on market $159,000 Active 60 DOM
14. 2026-04-01
    listed $159,000 Active
15. 2026-01-10
    historical
16. 2025-12-14
    listed $145,000 Active
17. 2024-04-25
    historical $1,550
18. 2024-03-14
    listed $1,550
19. 2023-02-08
    soldstatus $169,000
20. 2023-01-24
    soldstatus $169,000 Closed 264-char remark

    Show marketing remark (264 chars)

    Investor product- tenant in place - well condition - well located steps away of school , Hollywood Downtown “Restaurants / Bars & nightlife “ , 1 mile +o- to Hollywood beach - small Building - low Maintenance - 1 parking assigned & covered.

21. 2023-01-09
    historical Active Under Contract 264-char remark

    Show marketing remark (264 chars)

    Investor product- tenant in place - well condition - well located steps away of school , Hollywood Downtown “Restaurants / Bars & nightlife “ , 1 mile +o- to Hollywood beach - small Building - low Maintenance - 1 parking assigned & covered.

22. 2022-11-18
    status Active 264-char remark

    Show marketing remark (264 chars)

    Investor product- tenant in place - well condition - well located steps away of school , Hollywood Downtown “Restaurants / Bars & nightlife “ , 1 mile +o- to Hollywood beach - small Building - low Maintenance - 1 parking assigned & covered.

23. 2022-11-16
    historical 264-char remark

    Show marketing remark (264 chars)

    Investor product- tenant in place - well condition - well located steps away of school , Hollywood Downtown “Restaurants / Bars & nightlife “ , 1 mile +o- to Hollywood beach - small Building - low Maintenance - 1 parking assigned & covered.

24. 2022-08-17
    listed $175,000 Active 264-char remark

    Show marketing remark (264 chars)

    Investor product- tenant in place - well condition - well located steps away of school , Hollywood Downtown “Restaurants / Bars & nightlife “ , 1 mile +o- to Hollywood beach - small Building - low Maintenance - 1 parking assigned & covered.

25. 2020-01-13
    soldstatus $105,000
26. 2020-01-10
    soldstatus $105,000 Closed
27. 2019-12-26
    status Pending
28. 2019-10-18
    listed $115,000 Active
29. 1969-05-01
    soldstatus $17,500

ⓘ 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: $3,575 · $298/mo
• Projected year-2 tax: $3,575 · $298/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 X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $27,612
• − Mortgage interest: −$8,906
• − Property taxes: −$3,575
• − Insurance: −$1,592
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − HOA: −$4,800
• − Depreciation: −$4,625
• Taxable loss: −$306
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,913/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): 46,322
• Household income: $56,473
• Rent vs Own: 63.5% rent · 36.5% own
• Severe rent burden: 3948.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% Two or more races 31% White 28% Black 24% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 9% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 48% English-only · Spanish 38% French/Haitian/Cajun 6% Russian/Polish/Slavic 2%

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: ▼ -406.34%
• Current HPI: 524.7664
• 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

+808.6% since first listed

16 events — show timeline

• 2026-04-01 Listed $159,000 MARMLS
• 2026-01-10 Listing Removed — MARMLS
• 2025-12-14 Listed $145,000 MARMLS
• 2024-04-25 Rental Removed $1,550 MARMLS
• 2024-03-14 Listed for Rent $1,550 MARMLS
• 2023-02-08 Sold (Public Records) $169,000 Public Records
• 2023-01-24 Sold (MLS) $169,000 MARMLS
• 2023-01-09 Contingent — MARMLS
• 2022-11-18 Relisted — MARMLS
• 2022-11-16 Listing Removed — MARMLS
• 2022-08-17 Listed $175,000 MARMLS
• 2020-01-13 Sold (Public Records) $105,000 Public Records
• 2020-01-10 Sold (MLS) $105,000 MARMLS
• 2019-12-26 Pending — MARMLS
• 2019-10-18 Listed $115,000 MARMLS
• 1969-05-01 Sold (Public Records) $17,500 Public Records

Property tax history

+9.9%/yr

Latest (2025): $3,575 · +1.5% YoY. Source: county tax records.