2400 S Ocean Dr #104 · Hollywood, FL 33019

$239,900

1 bd · 2.0 ba · 652 sqft · Condo public records · 153 Days on market

Built 1952 $677/mo HOA · 19% of rent

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Why this score? — see what drove the B- 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 +26.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• 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

STUNNING, completely redone unit on desirable first level, that lets you step outside right to the heated pool and have a private entrance from the assigned parking. More than 65K invested in renovation: custom-built kitchen with under cabinet lighting, quartz counter tops, enhanced by the dim lights of unique backlit splash. Raised and smoothed ceilings with lighting for different areas. Tank less water heater. New electric panel. "Beach wood" tiles. Luxurious baths with Toto toilets, Grohe faucets, frameless glass shower door. New A/C. Two flat screen TVs (50") convey. Life is short! Don’t waste it on permits and constructions. Enjoy it on the beach and famous Hollywood Broadwalk, that are just across the street!. .. Owners are willing to help by offering financing for qualified buyers.

Key facts

• Stone walking shower
• Walking closet
• Tile flooring

Tags

• TILE FLOORING
• KITCHEN WOOD CABINETS
• QUARTZ COUNTER TOPS
• STONE WALKING SHOWER
• WALKING CLOSET
• POOL

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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); 836 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 153 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $175k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.50% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 5.6

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-25,447
• Equity at exit: $35,770

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-3,873
• Equity at exit: $20,742

Cash invested: $67,172 (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: 836
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,589 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$169 /mo · $2,022/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$677
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $205

Break-even live

Break-even rent $3,329

Max offer price $239,900

Occupancy floor 89%

Sensitivity live

Price	-10% $341	-5% $273	+0% $205	+5% $137	+10% $69
Rent	-10% $-78	-5% $63	+0% $205	+5% $347	+10% $489
Rate	-1.0pp $326	-0.5pp $266	base $205	+0.5pp $143	+1.0pp $80

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: $59,975
• Closing costs: $7,197
• 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	11d	6	0.16mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	20d	8	0.16mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	15d	7	0.16mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	8d	7	0.16mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	2d	2	0.93mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	0.93mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	4d	2	1.48mi

HOA detail condo

• Monthly dues: $677 · $8,124/yr
• Likely covers: waterelectricpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-04-20
   status Pending
2. 2026-02-21
   historical Active Under Contract
3. 2025-11-18
   listed $239,900 Active
4. 2024-12-25
   historical
5. 2024-11-02
   price $263,900
6. 2024-11-01
   status Active
7. 2024-07-13
   price $264,990
8. 2024-07-01
   listed $274,900 Active
9. 2019-08-15
   soldstatus $175,000 Sold 820-char remark

   Show marketing remark (820 chars)

   STUNNING, completely redone unit on desirable first level, that lets you step outside right to the heated pool and have a private entrance from the assigned parking. More than 65K invested in renovation: custom-built kitchen with under cabinet lighting, quartz counter tops, enhanced by the dim lights of unique backlit splash. Raised and smoothed ceilings with lighting for different areas. Tank less water heater. New electric panel. "Beach wood" tiles. Luxurious baths with Toto toilets, Grohe faucets, frameless glass shower door. New A/C. Two flat screen TVs (50") convey. Life is short! Don’t waste it on permits and constructions. Enjoy it on the beach and famous Hollywood Broadwalk, that are just across the street!. .. Owners are willing to help by offering financing for qualified buyers.

10. 2019-07-11
    status Pending 820-char remark

    Show marketing remark (820 chars)

    STUNNING, completely redone unit on desirable first level, that lets you step outside right to the heated pool and have a private entrance from the assigned parking. More than 65K invested in renovation: custom-built kitchen with under cabinet lighting, quartz counter tops, enhanced by the dim lights of unique backlit splash. Raised and smoothed ceilings with lighting for different areas. Tank less water heater. New electric panel. "Beach wood" tiles. Luxurious baths with Toto toilets, Grohe faucets, frameless glass shower door. New A/C. Two flat screen TVs (50") convey. Life is short! Don’t waste it on permits and constructions. Enjoy it on the beach and famous Hollywood Broadwalk, that are just across the street!. .. Owners are willing to help by offering financing for qualified buyers.

11. 2019-06-05
    listed $188,500 Active 820-char remark

    Show marketing remark (820 chars)

    STUNNING, completely redone unit on desirable first level, that lets you step outside right to the heated pool and have a private entrance from the assigned parking. More than 65K invested in renovation: custom-built kitchen with under cabinet lighting, quartz counter tops, enhanced by the dim lights of unique backlit splash. Raised and smoothed ceilings with lighting for different areas. Tank less water heater. New electric panel. "Beach wood" tiles. Luxurious baths with Toto toilets, Grohe faucets, frameless glass shower door. New A/C. Two flat screen TVs (50") convey. Life is short! Don’t waste it on permits and constructions. Enjoy it on the beach and famous Hollywood Broadwalk, that are just across the street!. .. Owners are willing to help by offering financing for qualified buyers.

12. 2018-05-29
    historical
13. 2018-03-13
    listed $215,000 Active

ⓘ 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: $2,022 · $169/mo
• Projected year-2 tax: $2,022 · $169/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $43,066
• − Mortgage interest: −$13,438
• − Property taxes: −$2,022
• − Insurance: −$6,318
• − Repairs & maintenance: −$3,445
• − Management: −$3,445
• − HOA: −$8,124
• − Depreciation: −$6,979
• Taxable loss: −$706
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $2,631/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

+11.6% since first listed

13 events — show timeline

• 2026-04-20 Pending — MARMLS
• 2026-02-21 Contingent — MARMLS
• 2025-11-18 Listed $239,900 MARMLS
• 2024-12-25 Listing Removed — MARMLS
• 2024-11-02 Price Changed $263,900 MARMLS
• 2024-11-01 Relisted — MARMLS
• 2024-07-13 Price Changed $264,990 MARMLS
• 2024-07-01 Listed $274,900 MARMLS
• 2019-08-15 Sold (MLS) $175,000 MARMLS
• 2019-07-11 Pending — MARMLS
• 2019-06-05 Listed $188,500 MARMLS
• 2018-05-29 Listing Removed — MARMLS
• 2018-03-13 Listed $215,000 MARMLS

Property tax history

+11.1%/yr

Latest (2025): $2,022 · +3.5% YoY. Source: county tax records.