1818 Rodman St Unit 3H · Hollywood, FL 33020

$189,000

1 bd · 2.0 ba · 750 sqft · Condo public records · 58 Days on market

Built 1966 $309/mo HOA · 13% 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 +20.5/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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

$$REDUCED $$$ New AC Unit $$$ NEW Stainless Steel Appliances $$$New Tank less Water-Heater $$$ 2 Walking Closets * * * Huge Kitchen area with a Bar top Counter and Desk area built in * * * SPACIOUS 1 BEDROOM 1.5 BATHS. * * NO AGE RESTRICTIONS * * , * * Close to Downtown Holywood, eight Minutes to the Beach. Close to transport, Airport . Recently painted * * * Fenced Building with Secured entry and Secured elevator access * * Corridors, social area and pool well lighted * * Low maintenance includes Water and Sewer * * * Bigger than tax roll * * * Easy to Show

Key facts

• Totally remodeled
• Huge kitchen area
• New cabinets

Tags

• TOTALLY REMODELED
• NEW CABINETS
• S S SAMSUNG APPLIANCES
• DISHWASHER AND DISPOSAL
• HUGE KITCHEN AREA
• TWO LARGE WALK IN CLOSETS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association covers common areas, cable TV, hot water, laundry, parking, pool(s) and trash; Community amenities include laundry, pool and elevators

Exterior

• Parking: Assigned parking; Attached garage; Guest parking; One covered space (garage)
• Security: Complex fenced; Secured elevator; Smoke detectors
• Utilities: Cable available
• Home design: Attached property; 4-story building; Entry on level 3
• Construction: Block construction
• Exterior features: Deck; Patio/deck area; Barbecue; Fence; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator; Disposal; Icemaker
• Bedrooms: Entry located on level 3
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Pantry; Walk-in closet(s); Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 22 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 $2,453/mo this rent would consume 52% 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 $6k 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 58 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $127k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1966 — 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: 1.30% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 6.4

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: -11.1%
• Equity multiple: 0.61×
• Total profit: $-20,733
• Equity at exit: $28,181

10-year hold

• IRR: -7.2%
• Equity multiple: 0.61×
• Total profit: $-20,697
• Equity at exit: $16,341

Cash invested: $52,920 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,453 high
• Mortgage (P&I): −$991
• Tax from tax record: −$311 /mo · $3,727/yr
• Insurance: −$79
• HOA: −$309
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $248

Break-even live

Break-even rent $2,139

Max offer price $189,000

Occupancy floor 85%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	1d	62	0.41mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	24d	9	0.54mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	2d	35	0.57mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,652	$4.15	1d	42	0.61mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	15d	171	0.65mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,764	$2.54	1d	17	0.71mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	0.77mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	1d	14	0.81mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	15d	25	0.85mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	15d	94	0.93mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	24d	1	1.15mi
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	1.22mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	14d	1	1.24mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	2d	1	1.24mi
927 N 17th Ave Unit 1258729P Hollywood, FL	1.0	1.0	818	$5,128	$6.27	16d	1	1.30mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	24d	1	1.31mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	24d	1	1.37mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	7d	1	1.39mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	24d	1	1.39mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	7d	1	1.43mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	16d	1	1.43mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$2,700	$2.38	24d	5	1.44mi

HOA detail condo

• Monthly dues: $309 · $3,708/yr
• Likely covers: watersewerpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $189,000 Active 58 DOM
2. 2026-06-17
   days on market $189,000 Active 57 DOM
3. 2026-06-16
   days on market $189,000 Active 56 DOM
4. 2026-06-15
   days on market $189,000 Active 55 DOM
5. 2026-06-13
   days on market $189,000 Active 53 DOM
6. 2026-06-09
   days on market $189,000 Active 49 DOM
7. 2026-06-08
   days on market $189,000 Active 48 DOM
8. 2026-06-07
   days on market $189,000 Active 47 DOM
9. 2026-06-04
   days on market $189,000 Active 44 DOM
10. 2026-06-03
    days on market $189,000 Active 43 DOM
11. 2026-06-02
    days on market $189,000 Active 42 DOM
12. 2026-06-01
    days on market $189,000 Active 41 DOM
13. 2026-05-31
    days on market $189,000 Active 40 DOM
14. 2026-04-21
    listed $189,000 Active
15. 2024-03-13
    historical $1,650
16. 2024-03-09
    listed $1,650
17. 2024-02-25
    historical $1,650
18. 2024-02-10
    listed $1,650
19. 2024-01-29
    historical $1,750
20. 2024-01-28
    price $1,750
21. 2023-12-27
    price $1,825
22. 2023-12-19
    listed $1,900
23. 2019-06-12
    soldstatus $127,000
24. 2019-06-07
    soldstatus $127,000 Sold 587-char remark

    Show marketing remark (587 chars)

    $$REDUCED $$$ New AC Unit $$$ NEW Stainless Steel Appliances $$$New Tank less Water-Heater $$$ 2 Walking Closets * * * Huge Kitchen area with a Bar top Counter and Desk area built in * * * SPACIOUS 1 BEDROOM 1.5 BATHS. * * NO AGE RESTRICTIONS * * , * * Close to Downtown Holywood, eight Minutes to the Beach. Close to transport, Airport . Recently painted * * * Fenced Building with Secured entry and Secured elevator access * * Corridors, social area and pool well lighted * * Low maintenance includes Water and Sewer * * * Bigger than tax roll * * * Easy to Show

25. 2019-05-15
    status Pending 587-char remark

    Show marketing remark (587 chars)

    $$REDUCED $$$ New AC Unit $$$ NEW Stainless Steel Appliances $$$New Tank less Water-Heater $$$ 2 Walking Closets * * * Huge Kitchen area with a Bar top Counter and Desk area built in * * * SPACIOUS 1 BEDROOM 1.5 BATHS. * * NO AGE RESTRICTIONS * * , * * Close to Downtown Holywood, eight Minutes to the Beach. Close to transport, Airport . Recently painted * * * Fenced Building with Secured entry and Secured elevator access * * Corridors, social area and pool well lighted * * Low maintenance includes Water and Sewer * * * Bigger than tax roll * * * Easy to Show

26. 2019-04-30
    price $129,900 587-char remark

    Show marketing remark (587 chars)

    $$REDUCED $$$ New AC Unit $$$ NEW Stainless Steel Appliances $$$New Tank less Water-Heater $$$ 2 Walking Closets * * * Huge Kitchen area with a Bar top Counter and Desk area built in * * * SPACIOUS 1 BEDROOM 1.5 BATHS. * * NO AGE RESTRICTIONS * * , * * Close to Downtown Holywood, eight Minutes to the Beach. Close to transport, Airport . Recently painted * * * Fenced Building with Secured entry and Secured elevator access * * Corridors, social area and pool well lighted * * Low maintenance includes Water and Sewer * * * Bigger than tax roll * * * Easy to Show

27. 2019-04-17
    price $132,900 587-char remark

    Show marketing remark (587 chars)

    $$REDUCED $$$ New AC Unit $$$ NEW Stainless Steel Appliances $$$New Tank less Water-Heater $$$ 2 Walking Closets * * * Huge Kitchen area with a Bar top Counter and Desk area built in * * * SPACIOUS 1 BEDROOM 1.5 BATHS. * * NO AGE RESTRICTIONS * * , * * Close to Downtown Holywood, eight Minutes to the Beach. Close to transport, Airport . Recently painted * * * Fenced Building with Secured entry and Secured elevator access * * Corridors, social area and pool well lighted * * Low maintenance includes Water and Sewer * * * Bigger than tax roll * * * Easy to Show

28. 2019-04-03
    listed $134,900 Active 587-char remark

    Show marketing remark (587 chars)

    $$REDUCED $$$ New AC Unit $$$ NEW Stainless Steel Appliances $$$New Tank less Water-Heater $$$ 2 Walking Closets * * * Huge Kitchen area with a Bar top Counter and Desk area built in * * * SPACIOUS 1 BEDROOM 1.5 BATHS. * * NO AGE RESTRICTIONS * * , * * Close to Downtown Holywood, eight Minutes to the Beach. Close to transport, Airport . Recently painted * * * Fenced Building with Secured entry and Secured elevator access * * Corridors, social area and pool well lighted * * Low maintenance includes Water and Sewer * * * Bigger than tax roll * * * Easy to Show

29. 1997-11-19
    soldstatus $41,000
30. 1997-11-19
    soldstatus $41,000
31. 1991-12-12
    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: $3,727 · $311/mo
• Projected year-2 tax: $3,727 · $311/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $29,432
• − Mortgage interest: −$10,587
• − Property taxes: −$3,727
• − Insurance: −$945
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − HOA: −$3,708
• − Depreciation: −$5,498
• Taxable income: $258
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,916/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

+440.0% since first listed

18 events — show timeline

• 2026-04-21 Listed $189,000 MARMLS
• 2024-03-13 Rental Removed $1,650 MARMLS
• 2024-03-09 Listed for Rent $1,650 MARMLS
• 2024-02-25 Rental Removed $1,650 MARMLS
• 2024-02-10 Listed for Rent $1,650 MARMLS
• 2024-01-29 Rental Removed $1,750 MARMLS
• 2024-01-28 Price Changed $1,750 MARMLS
• 2023-12-27 Price Changed $1,825 MARMLS
• 2023-12-19 Listed for Rent $1,900 MARMLS
• 2019-06-12 Sold (Public Records) $127,000 Public Records
• 2019-06-07 Sold (MLS) $127,000 MARMLS
• 2019-05-15 Pending — MARMLS
• 2019-04-30 Price Changed $129,900 MARMLS
• 2019-04-17 Price Changed $132,900 MARMLS
• 2019-04-03 Listed $134,900 MARMLS
• 1997-11-19 Sold (Public Records) $41,000 Public Records
• 1997-11-19 Sold (Public Records) $41,000 Public Records
• 1991-12-12 Sold (Public Records) $35,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $3,727 · +10.6% YoY. Source: county tax records.