3209 South St · Hollywood, FL 33021

$159,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 85 Days on market

Manufactured home Built 2026 Good condition $167/sqft · 36% below area Est $249k · 36% under

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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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.0

Listing remarks

This 960 square feet manufactured home in the Orangebrook community of Hollywood, FL boasts 2 bedrooms and 2 bathrooms. Built in 2026 by Skyline, the home features a spacious living room, dining room, master bedroom with a walk-in closet, and a convenient laundry room. The exterior of the home includes a carport, shed, and is situated on a corner lot. Inside, the home is equipped with modern appliances such as an oven, fridge, dishwasher, microwave, and washer/dryer hook up, as well as central A/C for added comfort. Orangebrook is a thriving and tightly knit community located in the heart of Hollywood, FL.

Key facts

• Shed
• Modern appliances
• Carport

Tags

• SPACIOUS LIVING ROOM
• MODERN APPLIANCES
• CENTRAL A/C
• CARPORT
• SHED
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 28d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 85 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $249,000
• List price: $159,900
• Delta: -35.78%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 S 24th Ter	1.12mi	2/1.0	943 (-2%)	0mo	$395,000	$419	58
2745 Funston St	0.78mi	2/1.0	985 (+3%)	0mo	$359,000	$364	56
3850 Washington St #212	0.65mi	2/2.0	1,164 (+21%)	0mo	$122,000	$105	45
3110 SW 34th Ave	0.95mi	3/2.0 (+1)	1,050 (+9%)	0mo	$520,000	$495	44
2711 Adams St	0.96mi	3/2.0 (+1)	1,054 (+10%)	0mo	$440,000	$417	43
3230 SW 47th Ave	1.48mi	3/1.0 (+1)	1,036 (+8%)	0mo	$430,000	$415	43
2431 Rodman St	1.19mi	2/1.0	1,066 (+11%)	0mo	$350,000	$328	42
510 S 29th Ct	0.86mi	2/1.0	1,120 (+17%)	0mo	$390,000	$348	36
2460 Jackson St	1.33mi	2/1.0	1,136 (+18%)	0mo	$490,000	$431	36
2734 Fillmore St Unit 3-E	1.41mi	2/1.0	792 (-18%)	1mo	$192,000	$242	35
4111 SW 32nd Dr	1.42mi	3/2.0 (+1)	1,194 (+24%)	0mo	$435,000	$364	35
5300 Washington St Unit O326	1.43mi	1/1.5 (-1)	720 (-25%)	0mo	$73,000	$101	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-14,940
• Equity at exit: $23,842

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,486
• Equity at exit: $13,825

Cash invested: $44,772 (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 →

Active competition Active MLS

• For sale now: 22 active
• Median asking: $84,000 ($85/sqft)
• Median days on market: 41 d
• This list price: 77% of active listings are priced below it
• ARV vs active asking: +203.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33021

• Rents YoY: 2.4%
• Active inventory: 656
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $187

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 84%

Sensitivity live

Price	-10% $298	-5% $242	+0% $187	+5% $132	+10% $77
Rent	-10% $58	-5% $122	+0% $187	+5% $252	+10% $316
Rate	-1.0pp $268	-0.5pp $228	base $187	+0.5pp $146	+1.0pp $103

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: $39,975
• Closing costs: $4,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,632	$2.34	0d	27	0.29mi
2906 Mayo St Hollywood, FL	2.0	2.0	959	$2,345	$2.45	1d	1	0.54mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	66d	1	0.55mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,600	$2.50	43d	1	0.55mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$2,296	$2.30	0d	25	0.55mi
2917 Plunkett St Hollywood, FL	1.0–2.0	1.0	770	$1,890	$2.45	0d	2	0.56mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,890	$2.10	13d	1	0.56mi
2918 Funston St Unit 34B Hollywood, FL	1.0	1.0	640	$1,800	$2.81	0d	1	0.57mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$2,395	$3.19	18d	1	0.60mi
620 S Park Rd Unit 31-2 Hollywood, FL	1.0	1.0	841	$1,800	$2.14	73d	1	0.61mi
1042 Foster Rd Unit 1-2 Hallandale Beach, FL	1.0	1.0	973	$1,500	$1.54	21d	1	0.61mi
1042 Foster Rd Unit 1-2 Hallandale Beach, FL	1.0	1.0	973	$1,500	$1.54	19d	1	0.61mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$1,950	$2.32	53d	1	0.63mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$1,950	$2.32	37d	1	0.63mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	73d	1	0.65mi
520 S Park Rd Unit 18-12 Hollywood, FL	2.0	2.0	1060	$2,250	$2.12	4d	1	0.67mi
530 S Park Rd Hollywood, FL	1.0	1.0	841	$1,800	$2.14	73d	1	0.67mi
530 S Park Rd Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	68d	1	0.67mi
540 S Park Rd Unit 15-9 Hollywood, FL	1.0	1.0	841	$1,900	$2.26	27d	1	0.67mi
550 S Park Rd Unit 18-8 Hollywood, FL	1.0	1.0	841	$1,700	$2.02	43d	1	0.67mi
540 S Park Rd Unit 15-9 Hollywood, FL	1.0	1.0	841	$1,900	$2.26	43d	1	0.67mi
550 S Park Rd Unit 14-8 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	57d	1	0.67mi
540 S Park Rd Unit 15-9 Hollywood, FL	1.0	1.0	841	$1,670	$1.99	3d	1	0.67mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,200	$2.08	21d	1	0.67mi
540 S Park Rd Unit 15-9 Hollywood, FL	1.0	1.0	841	$1,900	$2.26	11d	1	0.67mi
640 S Park Rd Unit 34-4 Hollywood, FL	2.0	2.0	1060	$2,250	$2.12	73d	1	0.67mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,200	$2.08	66d	1	0.67mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	73d	1	0.67mi
540 S Park Rd Unit 111-9 Hollywood, FL	1.0	1.0	650	$1,800	$2.77	13d	1	0.67mi
530 S Park Rd Unit 24-11 Hollywood, FL	1.0	1.0	841	$2,050	$2.44	23d	1	0.69mi
530 S Park Rd Unit 17-11 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	71d	1	0.69mi
530 S Park Rd Unit 12-11 Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	64d	1	0.69mi
560 S Park Rd Unit 7-23 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	7d	1	0.70mi
555 S Luna Ct Hollywood, FL	2.0	2.0	1036	$2,125	$2.05	28d	1	0.71mi
570 S Park Rd Unit 13-6 Hollywood, FL	2.0	2.0	1060	$2,400	$2.26	73d	1	0.72mi
570 S Park Rd Unit 35-6 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	18d	1	0.72mi
470 S Park Rd Unit 7-307 Hollywood, FL	3.0	2.0	1084	$3,250	$3.00	16d	1	0.73mi
470 S Park Rd Unit 7-307 Hollywood, FL	3.0	2.0	1084	$3,250	$3.00	37d	1	0.73mi
460 S Park Rd Hollywood, FL	2.0	1.0–2.0	852	$2,050	$2.40	3d	2	0.74mi
460 S Park Rd Apt 109 Hollywood, FL	2.0	2.0	867	$2,100	$2.42	69d	1	0.74mi

Property features AI

Finance

• Financial info: List price $159,900

Exterior

• Home design: Spec new constructionPlan name: 3209 South StreetLocated at 3209 South St, Hollywood, FL 33021

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: 960 living area

Listing history 43 events

1. 2026-08-08
   days on market $159,900 Active 85 DOM
2. 2026-08-06
   days on market $159,900 Active 83 DOM
3. 2026-08-05
   days on market $159,900 Active 82 DOM
4. 2026-08-03
   days on market $159,900 Active 80 DOM
5. 2026-07-31
   days on market $159,900 Active 77 DOM
6. 2026-07-24
   days on market $159,900 Active 70 DOM
7. 2026-07-23
   days on market $159,900 Active 69 DOM
8. 2026-07-22
   days on market $159,900 Active 68 DOM
9. 2026-07-21
   days on market $159,900 Active 67 DOM
10. 2026-07-20
    days on market $159,900 Active 66 DOM
11. 2026-07-16
    days on market $159,900 Active 62 DOM
12. 2026-07-15
    days on market $159,900 Active 61 DOM
13. 2026-07-14
    days on market $159,900 Active 60 DOM
14. 2026-07-13
    days on market $159,900 Active 59 DOM
15. 2026-07-13
    days on market $159,900 Active 58 DOM
16. 2026-07-11
    days on market $159,900 Active 57 DOM
17. 2026-07-10
    days on market $159,900 Active 56 DOM
18. 2026-07-10
    days on market $159,900 Active 55 DOM
19. 2026-07-07
    days on market $159,900 Active 53 DOM
20. 2026-07-06
    days on market $159,900 Active 52 DOM
21. 2026-07-06
    days on market $159,900 Active 51 DOM
22. 2026-07-03
    days on market $159,900 Active 49 DOM
23. 2026-07-02
    days on market $159,900 Active 48 DOM
24. 2026-07-01
    days on market $159,900 Active 47 DOM
25. 2026-06-30
    days on market $159,900 Active 46 DOM
26. 2026-06-29
    days on market $159,900 Active 45 DOM
27. 2026-06-28
    days on market $159,900 Active 44 DOM
28. 2026-06-27
    days on market $159,900 Active 43 DOM
29. 2026-06-26
    days on market $159,900 Active 42 DOM
30. 2026-06-24
    days on market $159,900 Active 40 DOM
31. 2026-06-21
    days on market $159,900 Active 37 DOM
32. 2026-06-18
    days on market $159,900 Active 34 DOM
33. 2026-06-17
    days on market $159,900 Active 33 DOM
34. 2026-06-16
    days on market $159,900 Active 32 DOM
35. 2026-06-15
    days on market $159,900 Active 31 DOM
36. 2026-06-13
    days on market $159,900 Active 29 DOM
37. 2026-06-09
    days on market $159,900 Active 25 DOM
38. 2026-06-07
    days on market $159,900 Active 23 DOM
39. 2026-06-04
    days on market $159,900 Active 20 DOM
40. 2026-06-03
    days on market $159,900 Active 19 DOM
41. 2026-06-02
    days on market $159,900 Active 18 DOM
42. 2026-06-01
    days on market $159,900 Active 17 DOM
43. 2026-05-31
    days on market $159,900 Active 16 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,626
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$4,652
• Taxable loss: −$321
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,321/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.

Condition & rehab AI · 14 photos

Good 80/100 None rehab

This 960 square feet manufactured home in the Orangebrook community of Hollywood, FL is in excellent condition with modern appliances and a clean interior. It is move-in ready and would benefit from some exterior and interior painting to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Add smart home features — Enhances comfort and adds modern amenities ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Colbert Elementary School F FL #1,797/2,144 Nat'l #24,950/41,679 Middle Mcnicol Middle School F FL #486/571 Nat'l #9,545/14,009 High Hallandale High School F FL #597/667 Nat'l #15,029/17,239

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

B Composite livability gradescore 76/100

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 · 2,207,033 people
• City population: 109,079
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 48,464
• Household income: $71,318
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 20% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 45% Hispanic / Latino 37% Two or more races 17% Black 13% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Cuban 10% Dominican 2%
• Common ancestry: Romanian 3% Scotch-Irish 2% Hispanic 2%
• Foreign-born: 35% · Canada, Jamaica, Dominican Republic
• Languages at home: 53% English-only · Spanish 33% French/Haitian/Cajun 4% Russian/Polish/Slavic 2%

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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: ▼ -404.28%
• Current HPI: 429.7129
• Rent YoY: ▲ 2.41%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: List price $159,900

Exterior

• Home design: Spec new constructionPlan name: 3209 South StreetLocated at 3209 South St, Hollywood, FL 33021

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: 960 living area