3800 S Ocean Dr #818 · Hollywood, FL 33019

$349,999

2 bd · 2.0 ba · 1,270 sqft · Condo public records · 33 Days on market

Built 1973 $990/mo HOA · 19% 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 +23.7/30.0
• 1% rule +9.5/10.0
• DSCR +7.6/10.0
• 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

Beautiful ocean-view condo offering luxury, comfort and prime location. Light-filled condo with spectacular sunrise and ocean vistas. Paid assessment. Easy to show.

Key facts

• Ocean view
• Sunrise vistas
• Prime location

Tags

• OCEAN VIEW
• SUNRISE VISTAS
• PRIME LOCATION

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $990; Association covers amenities, cable TV, and electricity; Building amenities include elevators, fitness center, laundry, pool, and sauna

Exterior

• Parking: One covered parking space in a secured garage
• Security: Doorman; Secured elevator; Secured garage/parking
• Utilities: Electric service
• Home design: Condo unit in an 18-story building; Entry on level 8; Attached property; Has a view
• Construction: Block construction; Resale property
• Exterior features: Bayfront waterfront with ocean access and seawall; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Self-cleaning oven; Electric water heater
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fans
• Interior features: Split bedrooms layout; Elevator access
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $339k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 17d 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 $5,081/mo this rent would consume 63% 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 $10k 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 33 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $300k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $339,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1973 — 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: 1.45% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 5.7

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-41,058
• Equity at exit: $52,186

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-14,212
• Equity at exit: $30,262

Cash invested: $98,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $5,081 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$379 /mo · $4,543/yr
• Insurance: −$146
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$990
• Vacancy / Maint / Mgmt: −$1,067
• Net cashflow: $238

Break-even live

Break-even rent $4,780

Max offer price $349,999

Occupancy floor 90%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	5d	1	0.00mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	8d	1	0.00mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	4d	3	0.01mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	5d	2	0.01mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$3,820	$3.62	2d	2	0.12mi
3901 S Ocean Dr Unit 8E Hollywood, FL	2.0	2.0	1355	$5,500	$4.06	24d	1	0.12mi
3901 S Ocean Dr Unit 14E Hollywood, FL	2.0	2.0	1355	$4,500	$3.32	24d	1	0.12mi
3801 S Ocean Dr Unit 10V Hollywood, FL	2.0	2.0	1176	$4,300	$3.66	24d	1	0.13mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	5d	1	0.13mi
3801 S Ocean Dr Unit 7X Hollywood, FL	2.0	1.5	1236	$3,800	$3.07	24d	1	0.13mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	24d	1	0.13mi
4010 S Ocean Dr Unit T3708 Hollywood, FL	3.0	2.5	1361	$8,000	$5.88	24d	1	0.13mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	24d	1	0.13mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	8d	1	0.13mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	24d	1	0.13mi
4010 S Ocean Dr Unit R2004 Hollywood, FL	3.0	2.0	1129	$7,500	$6.64	24d	1	0.13mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	24d	1	0.13mi
4010 S Ocean Dr Unit R1108 Hollywood, FL	3.0	2.5	1361	$12,999	$9.55	24d	1	0.13mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	22d	1	0.13mi
4010 S Ocean Dr Unit 1227485P Hollywood, FL	2.0–3.0	2.0	1118	$5,049	$4.51	15d	2	0.13mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	8d	1	0.13mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	3d	1	0.13mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	3d	7	0.14mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	24d	6	0.14mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	14d	8	0.14mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,429	$4.35	3d	1	0.14mi
2723 E Hallandale Beach Blvd Unit 1049813P Hollywood, FL	3.0	2.0	1496	$6,498	$4.34	3d	1	0.14mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	24d	3	0.14mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	22d	4	0.14mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	24d	5	0.14mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	4d	2	0.17mi
4011 S Ocean Dr Unit 1049805P Hollywood, FL	2.0	2.0	1248	$6,386	$5.12	8d	1	0.17mi
4111 S Ocean Dr Ph -4106 Hollywood, FL	2.0	2.0	1129	$5,200	$4.61	24d	1	0.17mi
4111 S Ocean Dr #1810 Hollywood, FL	1.0	1.0	1000	$5,500	$5.50	24d	1	0.17mi
4111 S Ocean Dr Unit 1022167P Hollywood, FL	2.0	2.0	1151	$5,370	$4.67	8d	1	0.17mi
4111 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1161	$8,500	$7.32	24d	1	0.17mi
4111 S Ocean Dr #1406 Hollywood, FL	2.0	2.0	1129	$6,500	$5.76	3d	1	0.17mi
4111 S Ocean Dr Unit 1022181P Hollywood, FL	1.0–2.0	1.0–2.0	968	$6,209	$6.41	17d	2	0.17mi
4111 S Ocean Dr #1406 Hollywood, FL	2.0	2.0	1129	$6,500	$5.76	3d	1	0.17mi
3951 S Ocean Dr Hollywood, FL	2.0	3.0	1691	$8,200	$4.85	5d	2	0.17mi

HOA detail condo

• Monthly dues: $990 · $11,880/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $349,999 Active 33 DOM
2. 2026-06-17
   days on market $349,999 Active 32 DOM
3. 2026-06-16
   days on market $349,999 Active 31 DOM
4. 2026-06-15
   days on market $349,999 Active 30 DOM
5. 2026-06-13
   days on market $349,999 Active 28 DOM
6. 2026-06-09
   days on market $349,999 Active 24 DOM
7. 2026-06-08
   days on market $349,999 Active 23 DOM
8. 2026-06-07
   days on market $349,999 Active 22 DOM
9. 2026-06-04
   days on market $349,999 Active 19 DOM
10. 2026-06-03
    days on market $349,999 Active 18 DOM
11. 2026-06-02
    days on market $349,999 Active 17 DOM
12. 2026-06-01
    days on market $349,999 Active 16 DOM
13. 2026-05-31
    days on market $349,999 Active 15 DOM
14. 2026-05-15
    listed $349,999 Active
15. 2026-05-14
    historical
16. 2026-04-22
    price $360,000
17. 2026-04-07
    price $365,000
18. 2026-03-15
    price $370,000
19. 2026-02-15
    price $375,000
20. 2026-01-29
    price $380,000
21. 2026-01-16
    price $385,000
22. 2026-01-10
    price $399,000
23. 2025-11-21
    price $405,000
24. 2025-11-12
    listed $419,000 Active
25. 2025-11-09
    historical
26. 2025-08-27
    price $419,000
27. 2025-06-10
    price $420,000
28. 2025-05-12
    listed $456,000 Active
29. 2014-12-18
    soldstatus $300,000 Sold
30. 2014-12-16
    soldstatus $300,000
31. 2014-10-23
    price $324,900
32. 2014-09-10
    price $329,900
33. 2014-07-25
    listed $339,900 Active
34. 2008-06-13
    soldstatus $290,000
35. 2004-06-09
    soldstatus $260,000
36. 2002-11-05
    soldstatus $180,000
37. 1985-12-01
    soldstatus $94,500

ⓘ 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: $4,543 · $379/mo
• Projected year-2 tax: $4,543 · $379/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 6 d/yr ≥104°F today · 20 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: $60,977
• − Mortgage interest: −$19,605
• − Property taxes: −$4,543
• − Insurance: −$6,868
• − Repairs & maintenance: −$4,878
• − Management: −$4,878
• − HOA: −$11,880
• − Depreciation: −$10,182
• Taxable loss: −$1,858
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $3,301/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

+270.4% since first listed

24 events — show timeline

• 2026-05-15 Listed $349,999 MARMLS
• 2026-05-14 Listing Removed — MARMLS
• 2026-04-22 Price Changed $360,000 MARMLS
• 2026-04-07 Price Changed $365,000 MARMLS
• 2026-03-15 Price Changed $370,000 MARMLS
• 2026-02-15 Price Changed $375,000 MARMLS
• 2026-01-29 Price Changed $380,000 MARMLS
• 2026-01-16 Price Changed $385,000 MARMLS
• 2026-01-10 Price Changed $399,000 MARMLS
• 2025-11-21 Price Changed $405,000 MARMLS
• 2025-11-12 Listed $419,000 MARMLS
• 2025-11-09 Listing Removed — MARMLS
• 2025-08-27 Price Changed $419,000 MARMLS
• 2025-06-10 Price Changed $420,000 MARMLS
• 2025-05-12 Listed $456,000 MARMLS
• 2014-12-18 Sold (MLS) $300,000 MARMLS
• 2014-12-16 Sold (Public Records) $300,000 Public Records
• 2014-10-23 Price Changed $324,900 MARMLS
• 2014-09-10 Price Changed $329,900 MARMLS
• 2014-07-25 Listed $339,900 MARMLS
• 2008-06-13 Sold (Public Records) $290,000 Public Records
• 2004-06-09 Sold (Public Records) $260,000 Public Records
• 2002-11-05 Sold (Public Records) $180,000 Public Records
• 1985-12-01 Sold (Public Records) $94,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $4,543 · +3.0% YoY. Source: county tax records.