2600 S Ocean Dr Unit S304 · Hollywood, FL 33019

$239,999

1 bd · 1.0 ba · 738 sqft · Condo public records · 41 Days on market

Built 1965 $586/mo HOA · 16% 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 +24.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tropical Oasis on the Intracoastal Waterway! Completely updated 1 bedroom, 1 bath condo with lot of natural light, Impact windows. The Waterways condo sits right on the Intracoastal with a lovely relaxing garden-style pool area to enjoy the passing yachts! This is a true Hollywood gem! Located across the street from pristine South Hollywood Beach at Keating Park between Margaritaville Resort & Iconic Diplomat Hotel. On-site fitness center. Close to Gulfstream Village and Racetrack and Aventura Mall. Short drive to Fort Lauderdale International airport and Hard Rock. Up to 12 rentals per year permitted.

Key facts

• $586 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Not a land-lease property; Pet friendly with possible restrictions; Community has approximately 50 units
• HOA & community: Has association: Waterways South Association; Monthly HOA fee; Association amenities include beach access, elevator(s), fitness center, heated pool, picnic area, management/manager on site, parking, laundry, maintained community, recreation facilities, and maintenance services; HOA covers insurance, grounds & structure maintenance, pest control, sewer, trash, water, common areas, elevator, legal/accounting, reserve funds, roof repairs, recreation facility and pool service

Exterior

• Parking: Assigned parking; Detached carport (1 covered space); Open parking available
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Propane; Cable available; Underground utilities; Water available; Sewer available
• Home design: Condominium; One level; Faces south; Resale unit; Located in Waterways South building (3 total stories)
• Construction: CBS construction; Tar/gravel roof; Appraiser-sourced building area
• Exterior features: Open patio; Landscaped; Ocean access and intracoastal waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central air; Ceiling fan(s); Has heating (other type)
• Interior features: Partially furnished; Smoke detector(s)
• Laundry & utility: Laundry room with laundry tub

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Zoned schools: Hollywood Central Elementary School (math 22% / reading 32%, grade F, #1,969 of 2,144 statewide, top 94%, 351 students, 68% FRL); Olsen Middle School (math 18% / reading 24%, grade F, #555 of 571 statewide, top 97%, 633 students, 73% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL) — zoned schools average 67% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.9%/yr); 828 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 45% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 41 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Recommended offer $232,799 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• 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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-6,878
• Equity at exit: $35,785

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $35,750
• Equity at exit: $20,751

Cash invested: $67,200 (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: $3,609 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$407 /mo · $4,884/yr
• Insurance: −$100
• HOA: −$586
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $500

Break-even live

Break-even rent $2,977

Max offer price $239,999

Occupancy floor 81%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	10d	6	0.11mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	19d	8	0.11mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	14d	7	0.11mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	7d	7	0.11mi
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	0.86mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	1d	5	0.86mi
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	1.44mi

HOA detail condo

• Monthly dues: $586 · $7,032/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-20
   status Pending
2. 2026-04-08
   listed $239,999 Active
3. 2023-06-12
   soldstatus $275,000
4. 2023-06-09
   soldstatus $275,000 Closed 615-char remark

   Show marketing remark (615 chars)

   Tropical Oasis on the Intracoastal Waterway! Completely updated 1 bedroom, 1 bath condo with lot of natural light, Impact windows. The Waterways condo sits right on the Intracoastal with a lovely relaxing garden-style pool area to enjoy the passing yachts! This is a true Hollywood gem! Located across the street from pristine South Hollywood Beach at Keating Park between Margaritaville Resort & Iconic Diplomat Hotel. On-site fitness center. Close to Gulfstream Village and Racetrack and Aventura Mall. Short drive to Fort Lauderdale International airport and Hard Rock. Up to 12 rentals per year permitted.

5. 2023-05-10
   historical Active Under Contract 615-char remark

   Show marketing remark (615 chars)

   Tropical Oasis on the Intracoastal Waterway! Completely updated 1 bedroom, 1 bath condo with lot of natural light, Impact windows. The Waterways condo sits right on the Intracoastal with a lovely relaxing garden-style pool area to enjoy the passing yachts! This is a true Hollywood gem! Located across the street from pristine South Hollywood Beach at Keating Park between Margaritaville Resort & Iconic Diplomat Hotel. On-site fitness center. Close to Gulfstream Village and Racetrack and Aventura Mall. Short drive to Fort Lauderdale International airport and Hard Rock. Up to 12 rentals per year permitted.

6. 2023-05-04
   status Active 615-char remark

   Show marketing remark (615 chars)

   Tropical Oasis on the Intracoastal Waterway! Completely updated 1 bedroom, 1 bath condo with lot of natural light, Impact windows. The Waterways condo sits right on the Intracoastal with a lovely relaxing garden-style pool area to enjoy the passing yachts! This is a true Hollywood gem! Located across the street from pristine South Hollywood Beach at Keating Park between Margaritaville Resort & Iconic Diplomat Hotel. On-site fitness center. Close to Gulfstream Village and Racetrack and Aventura Mall. Short drive to Fort Lauderdale International airport and Hard Rock. Up to 12 rentals per year permitted.

7. 2023-02-24
   historical Active Under Contract 615-char remark

   Show marketing remark (615 chars)

   Tropical Oasis on the Intracoastal Waterway! Completely updated 1 bedroom, 1 bath condo with lot of natural light, Impact windows. The Waterways condo sits right on the Intracoastal with a lovely relaxing garden-style pool area to enjoy the passing yachts! This is a true Hollywood gem! Located across the street from pristine South Hollywood Beach at Keating Park between Margaritaville Resort & Iconic Diplomat Hotel. On-site fitness center. Close to Gulfstream Village and Racetrack and Aventura Mall. Short drive to Fort Lauderdale International airport and Hard Rock. Up to 12 rentals per year permitted.

8. 2023-01-17
   price $288,000 615-char remark

   Show marketing remark (615 chars)

   Tropical Oasis on the Intracoastal Waterway! Completely updated 1 bedroom, 1 bath condo with lot of natural light, Impact windows. The Waterways condo sits right on the Intracoastal with a lovely relaxing garden-style pool area to enjoy the passing yachts! This is a true Hollywood gem! Located across the street from pristine South Hollywood Beach at Keating Park between Margaritaville Resort & Iconic Diplomat Hotel. On-site fitness center. Close to Gulfstream Village and Racetrack and Aventura Mall. Short drive to Fort Lauderdale International airport and Hard Rock. Up to 12 rentals per year permitted.

9. 2022-11-16
   listed $298,000 Active 615-char remark

   Show marketing remark (615 chars)

   Tropical Oasis on the Intracoastal Waterway! Completely updated 1 bedroom, 1 bath condo with lot of natural light, Impact windows. The Waterways condo sits right on the Intracoastal with a lovely relaxing garden-style pool area to enjoy the passing yachts! This is a true Hollywood gem! Located across the street from pristine South Hollywood Beach at Keating Park between Margaritaville Resort & Iconic Diplomat Hotel. On-site fitness center. Close to Gulfstream Village and Racetrack and Aventura Mall. Short drive to Fort Lauderdale International airport and Hard Rock. Up to 12 rentals per year permitted.

10. 2010-05-05
    soldstatus $60,000 562-char remark

    Show marketing remark (562 chars)

    BANK OWNED CONDO. MUST HAVE PROOF OF FUNDS & OR LOAN COMMITMENT. ALL CONTRACTS / OFFERS ARE SUBJECT TO BANKS SENIOR MANAGEMENT APPROVAL & ANY OFFERS OR COUNTER OFFERS BY BANK ARE NOT BINDING UNLESS THE ENTIRE AGREEMENT IS RATIFIED BY ALL PARTIES. $75.00 B UYER PAID DOC FEE PAID AT CLOSING, SELLER WILL PAY FOR BUYERS TITLE POLICY. ALL OFFERS ARE "SUBJECT TO" AND "CONTINGENT UPON" FINAL REVIEW AND ACCEPTANCE BY THE INVESTOR AND/OR MORTGAGE INSURER. ONLY "AS-IS" & "WHERE-IS" CONTRACTS. SEE ATTACHMENTS.

11. 2006-02-13
    soldstatus $210,000

ⓘ 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: $4,884 · $407/mo
• Projected year-2 tax: $4,884 · $407/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: $43,310
• − Mortgage interest: −$13,444
• − Property taxes: −$4,884
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,465
• − Management: −$3,465
• − HOA: −$7,032
• − Depreciation: −$6,982
• Taxable income: $2,839
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $5,314/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

+14.3% since first listed

11 events — show timeline

• 2026-05-20 Pending — Beaches MLS
• 2026-04-08 Listed $239,999 Beaches MLS
• 2023-06-12 Sold (Public Records) $275,000 Public Records
• 2023-06-09 Sold (MLS) $275,000 MARMLS
• 2023-05-10 Contingent — MARMLS
• 2023-05-04 Relisted — MARMLS
• 2023-02-24 Contingent — MARMLS
• 2023-01-17 Price Changed $288,000 MARMLS
• 2022-11-16 Listed $298,000 MARMLS
• 2010-05-05 Sold (MLS) $60,000 MARMLS
• 2006-02-13 Sold (Public Records) $210,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $4,884 · -10.8% YoY. Source: county tax records.