1400 S Ocean Dr #303 · Hollywood, FL 33019

$234,900

1 bd · 2.0 ba · 1,012 sqft · Condo public records · 53 Days on market

Built 1969 $792/mo HOA · 20% 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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• 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

WELCOME TO YOUR WATERFRONT OPPORTUNITY IN HOLLYWOOD BEACH. This well maintained 1-bedroom, 1.5-bath condo offers exceptional value, proving that quality stands the test of time. Enjoy peace of mind with impact windows and a sliding glass door, enhancing both safety and energy efficiency while framing stunning Intracoastal views from every angle. Natural light fills the spacious, open-concept living/dining area, creating a bright atmosphere. Step onto your private balcony and take in the serene water views as boats pass by—an everyday luxury that never gets old. The unit is in remarkably well-kept condition, offering a perfect canvas for a buyer to personalize or simply move in and enj

Key facts

• Private balcony
• Sauna
• Sliding glass door

Tags

• IMPACT WINDOWS
• SLIDING GLASS DOOR
• PRIVATE BALCONY
• HEATED POOL
• GYM
• SAUNA

Property features AI

Finance

• Financial info: Pets allowed (restrictions may apply; call for details)
• HOA & community: Monthly association fee; Association amenities include elevator(s), parking, pool, sauna, trash chute, bike storage, maintenance, recreation facilities; Association fee covers insurance, grounds and structure maintenance, sewer, trash, water, common areas, elevator, pool service

Exterior

• Parking: Attached carport; Assigned parking; Covered parking; Guest parking; Under-building parking; 1 carport space (covered)
• Security: Key card entry; Other security features
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water connected
• Home design: Condominium; Resale; 17-story building; Unit faces north
• Construction: CBS construction; Other roof
• Exterior features: Intracoastal waterfront; Other waterfront features; Third-floor entry

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Carpet; Other
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating (other); Central air conditioning
• Interior features: Walk-in closet(s); Storm windows
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $75 ($895/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Hollywood Central Elementary School (math 22% / reading 32%, grade F, #1,969 of 2,144 statewide, top 94%, 351 students, 68% FRL); Olsen Middle School (math 18% / reading 24%, grade F, #555 of 571 statewide, top 97%, 633 students, 73% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL) — zoned schools average 67% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.9%/yr); 828 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $52k; list at $235k implies a 352% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 20% 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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'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. 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: 1.67% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 5.0

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-32,712
• Equity at exit: $35,024

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-19,931
• Equity at exit: $20,310

Cash invested: $65,772 (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 →

ZIP-level market 33019

• Rents YoY: 2.9%
• Active inventory: 828
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,919 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$473 /mo · $5,677/yr
• Insurance: −$98
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$792
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $75

Break-even live

Break-even rent $3,824

Max offer price $234,900

Occupancy floor 93%

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: $58,725
• Closing costs: $7,047
• 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	24d	1	0.25mi
2201 S Ocean Dr #2001 Hollywood, FL	2.0	2.0	1400	$3,800	$2.71	13d	1	0.25mi
2201 S Ocean Dr #1507 Hollywood, FL	2.0	2.0	1350	$5,000	$3.70	24d	1	0.25mi
809 S Ocean Dr Unit 1227349P Hollywood, FL	2.0	1.0	990	$3,768	$3.81	13d	1	0.30mi
330 Madison St Hollywood, FL	2.0	2.0	1200	$3,500	$2.92	24d	1	0.32mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	24d	1	0.32mi
2301 S Ocean Dr #2003 Hollywood, FL	2.0	2.0	1400	$5,500	$3.93	24d	1	0.34mi
2301 S Ocean Dr #607 Hollywood, FL	2.0	2.0	1240	$4,000	$3.23	24d	1	0.34mi
2301 S Ocean Dr #2507 Hollywood, FL	2.0	2.0	1240	$4,300	$3.47	24d	1	0.34mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,400	$4.53	10d	6	0.40mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,000	$4.12	7d	7	0.40mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$4,200	$4.32	14d	7	0.40mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$3,800	$3.91	19d	8	0.40mi
300 Oregon St #601 Hollywood, FL	2.0	2.0	1050	$4,000	$3.81	24d	1	0.40mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	24d	1	0.51mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	7d	1	0.51mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	7d	1	0.57mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	24d	1	0.57mi
101 N Ocean Dr Unit 1227219P Hollywood, FL	2.0	2.0	990	$4,444	$4.49	7d	1	0.66mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,600	$3.32	10d	18	0.67mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,900	$3.59	12d	17	0.67mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,827	$6.15	2d	1	0.67mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	7d	1	0.81mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	13d	1	0.81mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	13d	8	0.90mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	24d	6	0.90mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	2d	7	0.90mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,429	$4.35	2d	1	0.90mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	24d	1	0.95mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	5d	1	0.95mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	24d	1	0.95mi
3801 S Ocean Dr Unit 7X Hollywood, FL	2.0	1.5	1236	$3,800	$3.07	24d	1	0.95mi
3801 S Ocean Dr Unit 10V Hollywood, FL	2.0	2.0	1176	$4,300	$3.66	24d	1	0.95mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	5d	2	0.97mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	3d	3	0.97mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	7d	1	0.97mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	4d	1	0.97mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$2,727	$2.59	1d	2	1.02mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	24d	1	1.02mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	24d	1	1.02mi

HOA detail condo

• Monthly dues: $792 · $9,504/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $234,900 Active 53 DOM
2. 2026-06-17
   days on market $234,900 Active 52 DOM
3. 2026-06-16
   days on market $234,900 Active 51 DOM
4. 2026-06-15
   days on market $234,900 Active 50 DOM
5. 2026-06-13
   days on market $234,900 Active 48 DOM
6. 2026-06-09
   days on market $234,900 Active 44 DOM
7. 2026-06-08
   days on market $234,900 Active 43 DOM
8. 2026-06-07
   days on market $234,900 Active 42 DOM
9. 2026-06-04
   days on market $234,900 Active 39 DOM
10. 2026-06-03
    days on market $234,900 Active 38 DOM
11. 2026-06-02
    days on market $234,900 Active 37 DOM
12. 2026-06-01
    days on market $234,900 Active 36 DOM
13. 2026-05-31
    days on market $234,900 Active 35 DOM
14. 2026-04-26
    listed $234,900 Active
15. 2026-04-01
    historical
16. 2025-11-05
    listed $249,000 Active
17. 2025-11-02
    historical $1,950
18. 2025-07-29
    listed $1,950
19. 2025-07-14
    historical
20. 2025-06-26
    historical $2,150
21. 2025-03-11
    listed $2,150
22. 2025-02-25
    price $280,000
23. 2025-01-22
    price $300,000
24. 2024-11-15
    listed $310,000 Active
25. 1991-10-02
    soldstatus $52,000
26. 1969-04-01
    soldstatus $20,400

ⓘ 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: $5,677 · $473/mo
• Projected year-2 tax: $5,677 · $473/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 · 97% 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: $47,026
• − Mortgage interest: −$13,158
• − Property taxes: −$5,677
• − Insurance: −$6,293
• − Repairs & maintenance: −$3,762
• − Management: −$3,762
• − HOA: −$9,504
• − Depreciation: −$6,833
• Taxable loss: −$1,963
• Est. tax savings @ 24.0%: +$471
• After-tax cash flow: $1,366/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

+1051.5% since first listed

13 events — show timeline

• 2026-04-26 Listed $234,900 Beaches MLS
• 2026-04-01 Listing Removed — Beaches MLS
• 2025-11-05 Listed $249,000 Beaches MLS
• 2025-11-02 Rental Removed $1,950 MARMLS
• 2025-07-29 Listed for Rent $1,950 MARMLS
• 2025-07-14 Listing Removed — MARMLS
• 2025-06-26 Rental Removed $2,150 MARMLS
• 2025-03-11 Listed for Rent $2,150 MARMLS
• 2025-02-25 Price Changed $280,000 MARMLS
• 2025-01-22 Price Changed $300,000 MARMLS
• 2024-11-15 Listed $310,000 MARMLS
• 1991-10-02 Sold (Public Records) $52,000 Public Records
• 1969-04-01 Sold (Public Records) $20,400 Public Records

Property tax history

+5.7%/yr

Latest (2025): $5,677 · +4.5% YoY. Source: county tax records.