1401 S Ocean Dr #305 · Hollywood, FL 33019

$319,000

2 bd · 2.0 ba · 1,370 sqft · Condo public records · 8 Days on market

Built 1970 $1258/mo HOA · 28% 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 +18.6/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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

Beautifully renovated and decorated 2 bed, 2 bath condo. Italian marble kitchen, SS appliances, ceramic tile floors, white marble baths, huge primary suite with bath and walk-in closet, new lighting and plumbing fixtures. All hurricane windows and sliding glass door. Quiet, friendly and well-cared for and secure boutique building east of A1A on Hollywood beach, steps to sand. South facing, 1400 sq ft total living space ample closets, washer and dryer, oversize rooms. Building amenities include community room, bike rm, fitness, pool, covered bbq area. Easy access to beach, Broadwalk, Margaritaville, Hard Rock Casino and Stadium, Ft. Lauderdale Airport and world -class shopping and dining. This is affordable luxury at the beach, move-in ready! Furnishings negotiable. Easy to show.

Key facts

• Private office space
• Marble countertops
• Stainless appliances

Tags

• REMODELED CONDO
• PRIVATE OFFICE SPACE
• MARBLE COUNTERTOPS
• STAINLESS APPLIANCES
• HURRICANE IMPACT WINDOWS
• OVERLOOKING THE POOL DECK

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Quarterly association fee; Association fee includes management, amenities, common areas, cable TV, grounds maintenance, structure maintenance, pest control, pool, sewer, trash, and water; Association amenities: billiard room, bike storage, clubhouse, community kitchen, fitness center, pool, trash service, elevators; 57 units in the community; Association-managed heated pool

Exterior

• Parking: One parking space
• Security: Closed-circuit cameras; Intercom; Window bars; Smoke detector(s)
• Utilities: Has cooling; Has heating
• Home design: Condominium in a 10-story building; Entry on level 3; Facing south; Has attached property; Has view; Waterfront (oceanfront)
• Construction: Block construction; Resale
• Exterior features: Balcony (open); Security/high impact doors; Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator; Self-cleaning oven; Breakfast bar; Pantry; Eat-in kitchen
• Bedrooms: Bedroom on main level; Stacked bedrooms
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Breakfast bar; Built-in features; Closet cabinetry; Eat-in kitchen; Elevator; Living/dining room; Custom mirrors; Pantry; Tub/shower; Walk-in closet(s); Other
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $319k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $319k).
• Cap rate 7.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $4,514/mo this rent would consume 56% 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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: HOA is 28% of rent.

Recommended offer $319,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 5.9

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-31,463
• Equity at exit: $47,564

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-392
• Equity at exit: $27,581

Cash invested: $89,320 (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: 5.9×

Monthly cashflow live

• Estimated rent: $4,514 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$190 /mo · $2,281/yr
• Insurance: −$133
• HOA: −$1,258
• Vacancy / Maint / Mgmt: −$948
• Net cashflow: $312

Break-even live

Break-even rent $4,119

Max offer price $319,000

Occupancy floor 88%

Sensitivity live

Price	-10% $493	-5% $402	+0% $312	+5% $222	+10% $132
Rent	-10% $-44	-5% $134	+0% $312	+5% $490	+10% $669
Rate	-1.0pp $473	-0.5pp $393	base $312	+0.5pp $229	+1.0pp $145

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 S Ocean Dr Unit 1903S Hollywood, FL	2.0	2.0	1570	$5,000	$3.18	25d	1	0.15mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	25d	1	0.25mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,150	$3.27	0d	1	0.25mi
2201 S Ocean Dr #1507 Hollywood, FL	2.0	2.0	1350	$5,000	$3.70	25d	1	0.25mi
2201 S Ocean Dr #2001 Hollywood, FL	2.0	2.0	1400	$3,800	$2.71	15d	1	0.25mi
809 S Ocean Dr Unit 1227349P Hollywood, FL	2.0	1.0	990	$3,768	$3.81	15d	1	0.30mi
330 Madison St Hollywood, FL	2.0	2.0	1200	$3,500	$2.92	25d	1	0.32mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	25d	1	0.32mi
2301 S Ocean Dr #2003 Hollywood, FL	2.0	2.0	1400	$5,500	$3.93	25d	1	0.34mi
2301 S Ocean Dr #607 Hollywood, FL	2.0	2.0	1240	$4,000	$3.23	25d	1	0.34mi
2301 S Ocean Dr #2507 Hollywood, FL	2.0	2.0	1240	$4,300	$3.47	25d	1	0.34mi
322 Oregon St Unit 1077064P Hollywood, FL	1.0–3.0	1.0–2.0	780	$4,996	$6.41	0d	2	0.40mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	15d	7	0.40mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	9d	7	0.40mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	20d	8	0.40mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	11d	6	0.40mi
300 Oregon St #601 Hollywood, FL	2.0	2.0	1050	$4,000	$3.81	25d	1	0.40mi
349 Virginia St #349 Hollywood, FL	3.0	2.5	1815	$3,950	$2.18	25d	1	0.49mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	25d	1	0.51mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	9d	1	0.51mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	18d	1	0.51mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	9d	1	0.51mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	25d	1	0.57mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	9d	1	0.57mi
1041 Washington St Hollywood, FL	3.0	2.0	1699	$4,000	$2.35	25d	1	0.57mi
825 NE 26th Ave Hallandale Beach, FL	3.0	2.0	1844	$4,200	$2.28	25d	1	0.62mi
3101 S Ocean Dr #1504 Hollywood, FL	2.0	2.5	1733	$7,500	$4.33	25d	1	0.63mi
3101 S Ocean Dr #1904 Hollywood, FL	2.0	2.5	1733	$5,500	$3.17	23d	1	0.63mi
101 N Ocean Dr Unit 1227219P Hollywood, FL	2.0	2.0	990	$4,444	$4.49	9d	1	0.66mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	14d	17	0.67mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	11d	18	0.67mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.5	1784	$7,750	$4.34	13d	1	0.73mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.0	1784	$7,500	$4.20	2d	1	0.73mi
1529 Shoreline Way Hollywood, FL	3.0	2.5	1784	$7,500	$4.20	8d	1	0.73mi
1001 Three Islands Blvd #331 Hallandale Beach, FL	3.0	2.5	1750	$3,780	$2.16	0d	1	0.74mi
1016 Harrison St Hollywood, FL	3.0	2.0	1667	$5,500	$3.30	25d	1	0.74mi
523 Leslie Dr Hallandale Beach, FL	3.0	2.0	1624	$4,950	$3.05	25d	1	0.79mi
2753 S Parkview Dr Hallandale Beach, FL	2.0	2.0	1680	$3,699	$2.20	18d	1	0.81mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	15d	1	0.81mi
2500 Parkview Dr #1112 Hallandale Beach, FL	2.0	2.0	1580	$3,800	$2.41	25d	1	0.81mi

HOA detail condo

• Monthly dues: $1,258 · $15,096/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-21
   days on market $319,000 Active 8 DOM
2. 2026-06-18
   days on market $319,000 Active 5 DOM
3. 2026-06-17
   days on market $319,000 Active 4 DOM
4. 2026-06-16
   days on market $319,000 Active 3 DOM
5. 2026-06-15
   remarks 677-char remark
6. 2026-06-15
   listed $319,000 Active 2 DOM

ⓘ 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: $2,281 · $190/mo
• Projected year-2 tax: $2,648 · $221/mo
• Expected delta: +$367/yr (+$31/mo · 16.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $54,166
• − Mortgage interest: −$17,869
• − Property taxes: −$2,281
• − Insurance: −$1,595
• − Repairs & maintenance: −$4,333
• − Management: −$4,333
• − HOA: −$15,096
• − Depreciation: −$9,280
• Taxable loss: −$621
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $3,894/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

+254.4% since first listed

18 events — show timeline

• 2026-05-28 Listed $319,000 MARMLS
• 2025-06-22 Price Changed $350,000 MARMLS
• 2025-06-09 Price Changed $384,000 MARMLS
• 2025-03-25 Price Changed $399,900 MARMLS
• 2025-03-04 Listed $420,000 MARMLS
• 2020-08-04 Sold (Public Records) $324,000 Public Records
• 2020-08-03 Sold (MLS) $324,000 MARMLS
• 2020-07-08 Contingent — MARMLS
• 2020-06-19 Listed $334,900 MARMLS
• 2017-04-14 Sold (MLS) $275,000 MARMLS
• 2017-04-12 Sold (Public Records) $275,000 Public Records
• 2017-03-23 Pending — MARMLS
• 2017-02-20 Price Changed $279,900 MARMLS
• 2017-01-28 Price Changed $289,000 MARMLS
• 2016-12-06 Listed $299,000 MARMLS
• 2003-01-28 Sold (Public Records) $189,100 Public Records
• 1998-06-29 Sold (Public Records) $117,400 Public Records
• 1994-11-01 Sold (Public Records) $90,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $2,281 · +3.5% YoY. Source: county tax records.