1601 S Ocean Dr #105 · Hollywood, FL 33019

$219,000

1 bd · 1.0 ba · 997 sqft · Condo public records · 496 Days on market

Built 1969 $854/mo HOA · 21% 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 +27.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• 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 MLS

Spacious Lanai condo 1 bedroom 997 sq. ft. Unit is located on the pool deck which is great to enjoy more space. South Orientation, Original and impeccable condition. Washer in the unit, new AC and tankless water heater, Impact windows. A lot of storage, murphy bed. 1 assigned parking, steps from the beautiful Atlantic Ocean. Claimed to be a 55+ community

Key facts

• Washer and dryer
• Oceanfront building
• $854 HOA

Tags

• OCEANFRONT BUILDING
• EASY ACCESS TO THE BEACH
• FULLY RENOVATED BATHROOM
• NEW APPLIANCES IN THE KITCHEN
• WASHER AND DRYER

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly HOA fee; HOA covers cable TV, insurance, grounds maintenance, parking, pool(s), sewer, trash and water; Building amenities: fitness center, library, pool, elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Intercom; Key card entry
• Utilities: Cable available
• Home design: Condominium (attached property); 12-story building; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Heated pool; Oceanfront water access

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; First floor entry; Living/dining room; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $219k).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 16d 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 $4,014/mo this rent would consume 50% 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 $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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $61k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 496 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $76k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 496 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 1969 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.83% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.69%
• DSCR: 1.56
• GRM: 4.5

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $6,156
• Equity at exit: $32,654

10-year hold

• IRR: 12.3%
• Equity multiple: 1.98×
• Total profit: $59,966
• Equity at exit: $18,935

Cash invested: $61,320 (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: 828
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $4,014 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$429 /mo · $5,149/yr
• Insurance: −$91
• HOA: −$854
• Vacancy / Maint / Mgmt: −$843
• Net cashflow: $648

Break-even live

Break-even rent $3,193

Max offer price $219,000

Occupancy floor 79%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	$4,000	$4.12	8d	7	0.33mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	19d	8	0.33mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	14d	7	0.33mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	11d	6	0.33mi
809 S Ocean Dr Unit 1227349P Hollywood, FL	2.0	1.0	990	$3,768	$3.81	14d	1	0.37mi
300 Oregon St #601 Hollywood, FL	2.0	2.0	1050	$4,000	$3.81	24d	1	0.47mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,600	$3.32	10d	18	0.60mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,900	$3.59	13d	17	0.60mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,827	$6.15	3d	1	0.60mi
101 N Ocean Dr Unit 1227219P Hollywood, FL	2.0	2.0	990	$4,444	$4.49	8d	1	0.73mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	14d	8	0.83mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	3d	7	0.83mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	24d	1	0.88mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$2,727	$2.59	2d	2	0.95mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	4d	1	0.95mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	4d	1	0.95mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	24d	1	0.95mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	24d	1	0.95mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	24d	1	0.95mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	22d	4	1.01mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	24d	3	1.01mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	22d	1	1.04mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	3d	1	1.04mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	24d	1	1.04mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	24d	1	1.04mi
4010 S Ocean Dr Unit 1227485P Hollywood, FL	2.0–3.0	2.0	1118	$5,049	$4.51	15d	2	1.04mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	8d	1	1.04mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$5,000	$4.64	24d	5	1.04mi
4111 S Ocean Dr #1810 Hollywood, FL	1.0	1.0	1000	$5,500	$5.50	24d	1	1.05mi
4111 S Ocean Dr Unit 1557596P Hollywood, FL	1.0	1.0	796	$5,356	$6.73	8d	1	1.05mi
4111 S Ocean Dr Unit 1022181P Hollywood, FL	1.0–2.0	1.0–2.0	968	$4,407	$4.55	17d	2	1.05mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$3,355	$3.54	4d	2	1.07mi
1800 S Ocean Dr #4209 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	21d	1	1.13mi
1800 S Ocean Dr #909 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	24d	1	1.13mi
1800 S Ocean Dr #4209 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	2d	1	1.13mi
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	1.14mi
2600 E Hallandale Beach Blvd Unit T3110 Hallandale Beach, FL	2.0	2.0	1028	$3,650	$3.55	24d	1	1.14mi
2600 E Hallandale Beach Blvd Unit T3208 Hallandale Beach, FL	2.0	2.0	1030	$6,950	$6.75	24d	1	1.14mi
2600 E Hallandale Beach Blvd Unit T3307 Hallandale Beach, FL	2.0	2.0	1030	$4,500	$4.37	24d	1	1.14mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	1.15mi

HOA detail condo

• Monthly dues: $854 · $10,248/yr
• Likely covers: watercablepoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $219,000 Active 496 DOM
2. 2026-06-17
   days on market $219,000 Active 495 DOM
3. 2026-06-16
   days on market $219,000 Active 494 DOM
4. 2026-06-15
   days on market $219,000 Active 493 DOM
5. 2026-06-13
   days on market $219,000 Active 491 DOM
6. 2026-06-09
   days on market $219,000 Active 487 DOM
7. 2026-06-07
   days on market $219,000 Active 485 DOM
8. 2026-06-04
   days on market $219,000 Active 482 DOM
9. 2026-06-03
   days on market $219,000 Active 481 DOM
10. 2026-06-02
    days on market $219,000 Active 480 DOM
11. 2026-06-01
    days on market $219,000 Active 479 DOM
12. 2026-05-31
    days on market $219,000 Active 478 DOM
13. 2026-04-23
    price $219,000
14. 2026-04-03
    price $229,000
15. 2026-03-31
    price $249,000
16. 2026-01-17
    price $269,000
17. 2025-07-28
    price $275,000
18. 2025-03-31
    status Active
19. 2025-02-14
    price $285,000
20. 2025-01-19
    listed $295,000 Active
21. 2020-12-07
    soldstatus $180,000
22. 2020-11-27
    soldstatus $180,000 Closed 356-char remark

    Show marketing remark (356 chars)

    Spacious Lanai condo 1 bedroom 997 sq. ft. Unit is located on the pool deck which is great to enjoy more space. South Orientation, Original and impeccable condition. Washer in the unit, new AC and tankless water heater, Impact windows. A lot of storage, murphy bed. 1 assigned parking, steps from the beautiful Atlantic Ocean. Claimed to be a 55+ community

23. 2020-11-06
    status Pending 356-char remark

    Show marketing remark (356 chars)

    Spacious Lanai condo 1 bedroom 997 sq. ft. Unit is located on the pool deck which is great to enjoy more space. South Orientation, Original and impeccable condition. Washer in the unit, new AC and tankless water heater, Impact windows. A lot of storage, murphy bed. 1 assigned parking, steps from the beautiful Atlantic Ocean. Claimed to be a 55+ community

24. 2020-06-24
    price $185,000 356-char remark

    Show marketing remark (356 chars)

    Spacious Lanai condo 1 bedroom 997 sq. ft. Unit is located on the pool deck which is great to enjoy more space. South Orientation, Original and impeccable condition. Washer in the unit, new AC and tankless water heater, Impact windows. A lot of storage, murphy bed. 1 assigned parking, steps from the beautiful Atlantic Ocean. Claimed to be a 55+ community

25. 2019-12-09
    listed $195,000 Active 356-char remark

    Show marketing remark (356 chars)

    Spacious Lanai condo 1 bedroom 997 sq. ft. Unit is located on the pool deck which is great to enjoy more space. South Orientation, Original and impeccable condition. Washer in the unit, new AC and tankless water heater, Impact windows. A lot of storage, murphy bed. 1 assigned parking, steps from the beautiful Atlantic Ocean. Claimed to be a 55+ community

26. 2018-05-10
    historical
27. 2017-11-09
    price $194,900
28. 2017-06-05
    listed $199,000 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: $5,149 · $429/mo
• Projected year-2 tax: $5,149 · $429/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $48,168
• − Mortgage interest: −$12,267
• − Property taxes: −$5,149
• − Insurance: −$1,095
• − Repairs & maintenance: −$3,853
• − Management: −$3,853
• − HOA: −$10,248
• − Depreciation: −$6,371
• Taxable income: $5,330
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $6,499/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

+10.1% since first listed

16 events — show timeline

• 2026-04-23 Price Changed $219,000 MARMLS
• 2026-04-03 Price Changed $229,000 MARMLS
• 2026-03-31 Price Changed $249,000 MARMLS
• 2026-01-17 Price Changed $269,000 MARMLS
• 2025-07-28 Price Changed $275,000 MARMLS
• 2025-03-31 Relisted — MARMLS
• 2025-02-14 Price Changed $285,000 MARMLS
• 2025-01-19 Listed $295,000 MARMLS
• 2020-12-07 Sold (Public Records) $180,000 Public Records
• 2020-11-27 Sold (MLS) $180,000 MARMLS
• 2020-11-06 Pending — MARMLS
• 2020-06-24 Price Changed $185,000 MARMLS
• 2019-12-09 Listed $195,000 MARMLS
• 2018-05-10 Listing Removed — MARMLS
• 2017-11-09 Price Changed $194,900 MARMLS
• 2017-06-05 Listed $199,000 MARMLS

Property tax history

+4.4%/yr

Latest (2025): $5,149 · +7.3% YoY. Source: county tax records.