1410 S Ocean Dr #208 · Hollywood, FL 33019

$299,000

2 bd · 2.0 ba · 1,390 sqft · Condo public records · 119 Days on market

Built 1971 $699/mo HOA · 16% 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 +23.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

Remarkable location across a street from the ocean. This is just part of what makes this property so exceptional. Paces away from swimming, jogging, biking, fishing, and boating on white sand beach during the day, and minutes away from the best Boardwalk in the USA, fine dining, world-famous Margaritaville Resort, Gulfstream Village and Casino in the evening. Indulge in exquisite living in this light and bright, corner unit in quiet waterfront building located across the street from the ocean designed to spoil you with comfort and offer the best of S. Florida living. No-rent-1st year restriction guarantees safe and quiet residential paradise.

Key facts

• White sand beach
• $699 HOA
• Garage

Tags

• WHITE SAND BEACH
• QUIET WATERFRONT BUILDING

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $699 covering common areas; Community amenities include a pool

Exterior

• Parking: Assigned covered parking space (1-car garage/space)
• Security: Key card entry
• Utilities: Electric power
• Home design: Condominium/Unit in a 17-story building; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Association pool; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $272k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL).
• Market conditions: Rents rising (+2.9%/yr); 839 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $4,498/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 $9k 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 119 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $205k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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.
10. 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.
11. 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: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 5.5

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-41,018
• Equity at exit: $44,582

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-24,624
• Equity at exit: $25,852

Cash invested: $83,720 (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: 839
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $4,498 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$627 /mo · $7,524/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$699
• Vacancy / Maint / Mgmt: −$944
• Net cashflow: $108

Break-even live

Break-even rent $4,361

Max offer price $299,000

Occupancy floor 93%

Sensitivity live

Price	-10% $277	-5% $193	+0% $108	+5% $23	+10% $-61
Rent	-10% $-247	-5% $-70	+0% $108	+5% $286	+10% $463
Rate	-1.0pp $259	-0.5pp $184	base $108	+0.5pp $31	+1.0pp $-48

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	26d	1	0.18mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,150	$3.27	0d	1	0.18mi
2201 S Ocean Dr #2001 Hollywood, FL	2.0	2.0	1400	$3,800	$2.71	15d	1	0.18mi
2201 S Ocean Dr #1507 Hollywood, FL	2.0	2.0	1350	$5,000	$3.70	26d	1	0.18mi
1201 S Ocean Dr Unit 1903S Hollywood, FL	2.0	2.0	1570	$5,000	$3.18	26d	1	0.21mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	26d	1	0.25mi
2301 S Ocean Dr #607 Hollywood, FL	2.0	2.0	1240	$4,000	$3.23	26d	1	0.27mi
2301 S Ocean Dr #2507 Hollywood, FL	2.0	2.0	1240	$4,300	$3.47	26d	1	0.27mi
2301 S Ocean Dr #2003 Hollywood, FL	2.0	2.0	1400	$5,500	$3.93	26d	1	0.27mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	9d	7	0.33mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	21d	8	0.33mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	12d	6	0.33mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	16d	7	0.33mi
809 S Ocean Dr Unit 1227349P Hollywood, FL	2.0	1.0	990	$3,768	$3.81	15d	1	0.37mi
330 Madison St Hollywood, FL	2.0	2.0	1200	$3,500	$2.92	26d	1	0.39mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	26d	1	0.44mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	9d	1	0.44mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	19d	1	0.44mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	9d	1	0.44mi
322 Oregon St Unit 1077064P Hollywood, FL	1.0–3.0	1.0–2.0	780	$4,996	$6.41	0d	2	0.47mi
300 Oregon St #601 Hollywood, FL	2.0	2.0	1050	$4,000	$3.81	26d	1	0.47mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	26d	1	0.50mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	9d	1	0.50mi
349 Virginia St #349 Hollywood, FL	3.0	2.5	1815	$3,950	$2.18	26d	1	0.56mi
3101 S Ocean Dr #1504 Hollywood, FL	2.0	2.5	1733	$7,500	$4.33	26d	1	0.56mi
3101 S Ocean Dr #1904 Hollywood, FL	2.0	2.5	1733	$5,500	$3.17	23d	1	0.56mi
825 NE 26th Ave Hallandale Beach, FL	3.0	2.0	1844	$4,200	$2.28	26d	1	0.56mi
1041 Washington St Hollywood, FL	3.0	2.0	1699	$4,000	$2.35	26d	1	0.59mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	14d	17	0.60mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	12d	18	0.60mi
1001 Three Islands Blvd #331 Hallandale Beach, FL	3.0	2.5	1750	$3,780	$2.16	0d	1	0.70mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.5	1784	$7,750	$4.34	13d	1	0.70mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.0	1784	$7,500	$4.20	3d	1	0.70mi
1529 Shoreline Way Hollywood, FL	3.0	2.5	1784	$7,500	$4.20	9d	1	0.70mi
101 N Ocean Dr Unit 1227219P Hollywood, FL	2.0	2.0	990	$4,444	$4.49	9d	1	0.73mi
523 Leslie Dr Hallandale Beach, FL	3.0	2.0	1624	$4,950	$3.05	26d	1	0.73mi
2753 S Parkview Dr Hallandale Beach, FL	2.0	2.0	1680	$3,699	$2.20	19d	1	0.75mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	15d	1	0.75mi
2500 Parkview Dr #1112 Hallandale Beach, FL	2.0	2.0	1580	$3,800	$2.41	26d	1	0.75mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	9d	1	0.75mi

HOA detail condo

• Monthly dues: $699 · $8,388/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-21
   days on market $299,000 Active 119 DOM
2. 2026-06-18
   days on market $299,000 Active 116 DOM
3. 2026-06-17
   days on market $299,000 Active 115 DOM
4. 2026-06-16
   days on market $299,000 Active 114 DOM
5. 2026-06-15
   days on market $299,000 Active 113 DOM
6. 2026-06-13
   days on market $299,000 Active 111 DOM
7. 2026-06-09
   days on market $299,000 Active 107 DOM
8. 2026-06-07
   days on market $299,000 Active 105 DOM
9. 2026-06-04
   days on market $299,000 Active 102 DOM
10. 2026-06-03
    days on market $299,000 Active 101 DOM
11. 2026-06-02
    days on market $299,000 Active 100 DOM
12. 2026-06-01
    days on market $299,000 Active 99 DOM
13. 2026-05-31
    days on market $299,000 Active 98 DOM
14. 2026-04-06
    status Active
15. 2026-03-24
    status Pending
16. 2026-02-11
    price $299,000
17. 2026-02-10
    listed $29,900 Active
18. 2025-12-19
    historical $2,800
19. 2025-09-29
    historical
20. 2025-08-26
    price $299,000
21. 2025-07-08
    price $319,000
22. 2025-06-20
    listed $2,800
23. 2025-06-11
    price $339,000
24. 2025-03-11
    price $349,000
25. 2025-01-24
    price $364,000
26. 2024-11-18
    price $384,000
27. 2024-10-17
    price $394,000
28. 2024-09-30
    price $399,000
29. 2024-09-29
    listed $399 Active
30. 2024-07-03
    historical $2,800
31. 2024-06-12
    listed $2,800
32. 2024-02-13
    historical $3,000
33. 2024-01-31
    listed $3,000
34. 2020-12-17
    historical
35. 2020-12-16
    listed $299,000 Active
36. 2015-10-03
    soldstatus $204,750 Sold
37. 2015-08-21
    status Pending
38. 2015-07-31
    price $229,900
39. 2015-06-27
    listed $243,900 Active
40. 2015-05-01
    historical
41. 2014-08-28
    price $230,000
42. 2014-08-26
    listed $189,000 Active
43. 2006-08-02
    soldstatus $325,000
44. 2006-07-19
    soldstatus $325,000
45. 2001-04-09
    soldstatus $98,000
46. 1994-07-26
    soldstatus $77,000

ⓘ 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: $7,524 · $627/mo
• Projected year-2 tax: $7,524 · $627/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 · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 26 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: $53,971
• − Mortgage interest: −$16,749
• − Property taxes: −$7,524
• − Insurance: −$6,614
• − Repairs & maintenance: −$4,318
• − Management: −$4,318
• − HOA: −$8,388
• − Depreciation: −$8,698
• Taxable loss: −$2,636
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $1,929/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

+288.3% since first listed

33 events — show timeline

• 2026-04-06 Relisted — MARMLS
• 2026-03-24 Pending — MARMLS
• 2026-02-11 Price Changed $299,000 MARMLS
• 2026-02-10 Listed $29,900 MARMLS
• 2025-12-19 Rental Removed $2,800 MARMLS
• 2025-09-29 Listing Removed — MARMLS
• 2025-08-26 Price Changed $299,000 MARMLS
• 2025-07-08 Price Changed $319,000 MARMLS
• 2025-06-20 Listed for Rent $2,800 MARMLS
• 2025-06-11 Price Changed $339,000 MARMLS
• 2025-03-11 Price Changed $349,000 MARMLS
• 2025-01-24 Price Changed $364,000 MARMLS
• 2024-11-18 Price Changed $384,000 MARMLS
• 2024-10-17 Price Changed $394,000 MARMLS
• 2024-09-30 Price Changed $399,000 MARMLS
• 2024-09-29 Listed $399 MARMLS
• 2024-07-03 Rental Removed $2,800 MARMLS
• 2024-06-12 Listed for Rent $2,800 MARMLS
• 2024-02-13 Rental Removed $3,000 MARMLS
• 2024-01-31 Listed for Rent $3,000 MARMLS
• 2020-12-17 Listing Removed — MARMLS
• 2020-12-16 Listed $299,000 MARMLS
• 2015-10-03 Sold (MLS) $204,750 MARMLS
• 2015-08-21 Pending — MARMLS
• 2015-07-31 Price Changed $229,900 MARMLS
• 2015-06-27 Listed $243,900 MARMLS
• 2015-05-01 Listing Removed — MARMLS
• 2014-08-28 Price Changed $230,000 MARMLS
• 2014-08-26 Listed $189,000 MARMLS
• 2006-08-02 Sold (Public Records) $325,000 Public Records
• 2006-07-19 Sold (MLS) $325,000 MARMLS
• 2001-04-09 Sold (Public Records) $98,000 Public Records
• 1994-07-26 Sold (Public Records) $77,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $7,524 · +8.8% YoY. Source: county tax records.