None · Hollywood, FL 33019

$385,000

2 bd · 2.0 ba · 1,270 sqft · Condo public records · 166 Days on market

Built 1981 $1074/mo HOA · 21% of rent

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Why this score? — see what drove the D+ 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 +15.2/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 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

Amazing intracoastal view, unfurnished 2bd/2 full bath apartment in the luxury building Hallmark of Hollywood across the ocean and next to Westin Diplomat Hotel, full resort amenities with 24/7 security and cameras, billiard Room, 2 Card Rooms, large social hall, library, heated swimming pool, gym with sauna, gated garage parking, cable with internet, free shuttle bus for shopping, water included, new A/C.

Key facts

• Luxury building
• 24/7 security
• Billiard room

Tags

• INTRACOASTAL VIEW
• LUXURY BUILDING
• FULL RESORT AMENITIES
• 24/7 SECURITY
• BILLIARD ROOM
• LARGE SOCIAL HALL

Property features AI

Finance

• Other: Heated pool; Canal front with canal access (waterfront)
• Financial info: Pets allowed with restrictions or possible restrictions (conditional/no)
• HOA & community: Monthly association fee; Association fee includes management, common areas, cable TV, insurance, laundry, legal/accounting, grounds and structure maintenance, parking, pest control, and pool(s); Community amenities include billiard room, business center, clubhouse, fitness center, hobby room, laundry, library, pool, sauna, storage, trash service, transportation service, and elevators

Exterior

• Parking: Assigned attached garage; 1 covered garage space
• Security: Complex fenced; Doorman; Secured lobby; Smoke detectors
• Utilities: Cable available
• Home design: Condominium in a mid/high-rise building; 16th floor entry; South-facing; Has a view; Property attached
• Construction: Block and stucco construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Pantry
• Bedrooms: Primary and other bedrooms located on the main level
• Flooring: Concrete; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Bedroom on main level; Breakfast area; Eat-in kitchen; Living/dining room; Pantry; Walk-in closet(s)
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $385k.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (13.5% below list).
• Meets the 1% rule at list price ($5k rent vs $385k).
• Recommended offer: $333k (13.5% below list) — sets the bar for cash-flow.
• Cap rate 6.7% 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 (+2.9%/yr); 839 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 $5,116/mo this rent would consume 64% 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 $3k of loan paydown is wiped out by about $12k 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 166 days — a 12% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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 $225k; list at $385k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% of rent.
• 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $333,097 (13.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.33% ✓
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 6.3

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: -21.5%
• Equity multiple: 0.25×
• Total profit: $-80,404
• Equity at exit: $57,405

10-year hold

• IRR: -14.7%
• Equity multiple: 0.15×
• Total profit: $-91,302
• Equity at exit: $33,288

Cash invested: $107,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $5,116 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$655 /mo · $7,865/yr
• Insurance: −$160
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,074
• Vacancy / Maint / Mgmt: −$1,074
• Net cashflow: $-294

Break-even live

Break-even rent $5,488

Max offer price $333,097

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-185	+0% $-294	+5% $-403	+10% $-512
Rent	-10% $-698	-5% $-496	+0% $-294	+5% $-92	+10% $110
Rate	-1.0pp $-100	-0.5pp $-196	base $-294	+0.5pp $-394	+1.0pp $-495

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	7d	1	0.00mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	9d	1	0.00mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	6d	3	0.01mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	7d	2	0.01mi
3901 S Ocean Dr Unit 14E Hollywood, FL	2.0	2.0	1355	$4,500	$3.32	26d	1	0.12mi
3901 S Ocean Dr Unit 8E Hollywood, FL	2.0	2.0	1355	$5,500	$4.06	26d	1	0.12mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$3,820	$3.62	3d	2	0.12mi
3801 S Ocean Dr Unit 7X Hollywood, FL	2.0	1.5	1236	$3,800	$3.07	26d	1	0.13mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	7d	1	0.13mi
3801 S Ocean Dr Unit 10V Hollywood, FL	2.0	2.0	1176	$4,300	$3.66	26d	1	0.13mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	26d	1	0.13mi
4010 S Ocean Dr Unit T3708 Hollywood, FL	3.0	2.5	1361	$8,000	$5.88	26d	1	0.13mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	9d	1	0.13mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	5d	1	0.13mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	26d	1	0.13mi
4010 S Ocean Dr Unit R1108 Hollywood, FL	3.0	2.5	1361	$12,999	$9.55	26d	1	0.13mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	26d	1	0.13mi
4010 S Ocean Dr Unit R504 Hollywood, FL	3.0	2.0	1122	$10,000	$8.91	9d	1	0.13mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	24d	1	0.13mi
4010 S Ocean Dr Unit R2004 Hollywood, FL	3.0	2.0	1129	$7,500	$6.64	26d	1	0.13mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	26d	1	0.13mi
4010 S Ocean Dr Unit 1227249P Hollywood, FL	1.0–3.0	1.5–2.5	1140	$5,730	$5.02	1d	3	0.13mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	26d	6	0.14mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	4d	7	0.14mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	16d	8	0.14mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,432	$4.35	1d	1	0.14mi
2723 E Hallandale Beach Blvd Unit 1049813P Hollywood, FL	3.0	2.0	1496	$6,498	$4.34	5d	1	0.14mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	26d	3	0.14mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	24d	4	0.14mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$7,250	$6.73	26d	5	0.14mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$5,897	$6.23	5d	2	0.17mi
4011 S Ocean Dr Unit 1049805P Hollywood, FL	2.0	2.0	1248	$5,788	$4.64	1d	1	0.17mi
4111 S Ocean Dr #1406 Hollywood, FL	2.0	2.0	1129	$6,500	$5.76	5d	1	0.17mi
4111 S Ocean Dr #1810 Hollywood, FL	1.0	1.0	1000	$5,500	$5.50	26d	1	0.17mi
4111 S Ocean Dr Ph -4106 Hollywood, FL	2.0	2.0	1129	$5,200	$4.61	26d	1	0.17mi
4111 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1161	$8,500	$7.32	26d	1	0.17mi
4111 S Ocean Dr #1406 Hollywood, FL	2.0	2.0	1129	$6,500	$5.76	5d	1	0.17mi
4111 S Ocean Dr Unit 1296213P Hollywood, FL	1.0–3.0	1.0–3.0	1248	$7,821	$6.27	0d	3	0.17mi
4111 S Ocean Dr Unit 1022167P Hollywood, FL	2.0	2.0	1151	$5,370	$4.67	9d	1	0.17mi
3951 S Ocean Dr Hollywood, FL	2.0	3.0	1691	$8,200	$4.85	7d	2	0.17mi

HOA detail condo

• Monthly dues: $1,074 · $12,888/yr
• Likely covers: waterinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $385,000 Active 166 DOM
2. 2026-06-18
   days on market $385,000 Active 163 DOM
3. 2026-06-17
   days on market $385,000 Active 162 DOM
4. 2026-06-16
   days on market $385,000 Active 161 DOM
5. 2026-06-15
   days on market $385,000 Active 160 DOM
6. 2026-06-13
   days on market $385,000 Active 158 DOM
7. 2026-06-09
   days on market $385,000 Active 154 DOM
8. 2026-06-07
   days on market $385,000 Active 152 DOM
9. 2026-06-04
   days on market $385,000 Active 149 DOM
10. 2026-06-03
    days on market $385,000 Active 148 DOM
11. 2026-06-02
    days on market $385,000 Active 147 DOM
12. 2026-06-01
    days on market $385,000 Active 146 DOM
13. 2026-05-31
    days on market $385,000 Active 145 DOM
14. 2026-01-06
    listed $385,000 Active
15. 2025-12-13
    historical
16. 2025-07-23
    price $426,000
17. 2024-12-07
    price $456,000
18. 2024-02-09
    historical $2,550
19. 2024-02-06
    listed $2,550
20. 2024-01-29
    historical $2,550
21. 2023-12-31
    historical
22. 2023-12-14
    listed $2,550
23. 2023-12-13
    listed $495,000 Active
24. 2023-12-13
    price $495,000
25. 2023-07-01
    listed $500,000 Active
26. 2018-04-10
    historical
27. 2017-12-14
    listed $345,000 Active
28. 2017-04-11
    historical
29. 2016-10-10
    status Active
30. 2016-05-03
    price $345,000
31. 2016-05-02
    historical
32. 2015-11-02
    listed $319,000 Active
33. 2011-08-10
    soldstatus $225,000
34. 2011-08-05
    soldstatus $225,000
35. 2009-07-06
    soldstatus $240,000
36. 1996-04-30
    soldstatus $94,000

ⓘ 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: $7,865 · $655/mo
• Projected year-2 tax: $7,865 · $655/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 20 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: $61,391
• − Mortgage interest: −$21,566
• − Property taxes: −$7,865
• − Insurance: −$7,044
• − Repairs & maintenance: −$4,911
• − Management: −$4,911
• − HOA: −$12,888
• − Depreciation: −$11,200
• Taxable loss: −$8,994
• Est. tax savings @ 24.0%: +$2,159
• After-tax cash flow: $-1,367/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

+309.6% since first listed

23 events — show timeline

• 2026-01-06 Listed $385,000 MARMLS
• 2025-12-13 Listing Removed — MARMLS
• 2025-07-23 Price Changed $426,000 MARMLS
• 2024-12-07 Price Changed $456,000 MARMLS
• 2024-02-09 Rental Removed $2,550 MARMLS
• 2024-02-06 Listed for Rent $2,550 MARMLS
• 2024-01-29 Rental Removed $2,550 MARMLS
• 2023-12-31 Listing Removed — MARMLS
• 2023-12-14 Listed for Rent $2,550 MARMLS
• 2023-12-13 Listed $495,000 MARMLS
• 2023-12-13 Price Changed $495,000 MARMLS
• 2023-07-01 Listed $500,000 MARMLS
• 2018-04-10 Listing Removed — MARMLS
• 2017-12-14 Listed $345,000 MARMLS
• 2017-04-11 Listing Removed — MARMLS
• 2016-10-10 Relisted — MARMLS
• 2016-05-03 Price Changed $345,000 MARMLS
• 2016-05-02 Listing Removed — MARMLS
• 2015-11-02 Listed $319,000 MARMLS
• 2011-08-10 Sold (Public Records) $225,000 Public Records
• 2011-08-05 Sold (MLS) $225,000 MARMLS
• 2009-07-06 Sold (Public Records) $240,000 Public Records
• 1996-04-30 Sold (Public Records) $94,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $7,865 · +3.6% YoY. Source: county tax records.