3505 S Ocean Dr #505 · Hollywood, FL 33019

$325,000

2 bd · 2.0 ba · 1,370 sqft · Condo public records · 290 Days on market

Built 1968

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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 +11.3/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LARGEST UNIT, CORNER WITH HUGE WINDOWS IN EVERY ROOM OVERLOOKING THE INTRACOASTAL AND BALCONY WITH PARTIAL VIEW OF THE OCEAN.SPANISH CERAMIC TILE THROUGHOUT. A.C. 4 YEARS OLD. NEW STAINLESS STEEL REFRIGERATOR AND STOVE. WASHER AND DRYER IN UNIT. LARGE MAS TER BEDROOM. BEAUTIFUL HEATED POOL AREA W/BAR-B-QUE AND PRIVATE ACCESS TO BEACH. SMALL PETS ALLOWED. ALL AGES.NEW ROOF, NEW WINDOWS. DEEDED EXTRA STORAGE. LIKE A LUXURY HOTEL! NEAR DIPLOMAT CLOSE TO HARD ROCK AND SEMINOLE CASINO. RENT SEVERAL TIMES A YEA

Key facts

• Close to restaurants
• Close to airports
• Intracoastal views

Tags

• OCEANFRONT BUILDING
• INTRACOASTAL VIEWS
• FULL REMODEL
• CLOSE TO RESTAURANTS
• CLOSE TO CASINOS
• CLOSE TO AIRPORTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $-546 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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.
• 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 21d 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 $4,721/mo this rent would consume 59% 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 $10k 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 290 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $55k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 34% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,000 (12.0% 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 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
10. 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.
11. 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.
12. 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: 1.45% ✓
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 5.7

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: -28.4%
• Equity multiple: 0.05×
• Total profit: $-86,529
• Equity at exit: $48,459

10-year hold

• IRR: -26.1%
• Equity multiple: -0.28×
• Total profit: $-116,362
• Equity at exit: $28,100

Cash invested: $91,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $4,721 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$415 /mo · $4,975/yr
• Insurance: −$135
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 16 same-building comps: −$1,595
• Vacancy / Maint / Mgmt: −$991
• Net cashflow: $-546

Break-even live

Break-even rent $5,413

Max offer price $228,466

Occupancy floor —

Sensitivity live

Price	-10% $-362	-5% $-454	+0% $-546	+5% $-638	+10% $-730
Rent	-10% $-919	-5% $-733	+0% $-546	+5% $-360	+10% $-174
Rate	-1.0pp $-383	-0.5pp $-464	base $-546	+0.5pp $-631	+1.0pp $-716

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	14d	17	0.02mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	11d	18	0.02mi
3101 S Ocean Dr #1504 Hollywood, FL	2.0	2.5	1733	$7,500	$4.33	25d	1	0.06mi
3101 S Ocean Dr #1904 Hollywood, FL	2.0	2.5	1733	$5,500	$3.17	23d	1	0.06mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	9d	1	0.12mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	25d	1	0.12mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	9d	1	0.18mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	19d	1	0.18mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	9d	1	0.18mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	25d	1	0.18mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	4d	7	0.21mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	15d	8	0.21mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	25d	6	0.21mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,432	$4.35	0d	1	0.21mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	25d	1	0.26mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	6d	1	0.26mi
3801 S Ocean Dr Unit 7X Hollywood, FL	2.0	1.5	1236	$3,800	$3.07	25d	1	0.26mi
3801 S Ocean Dr Unit 10V Hollywood, FL	2.0	2.0	1176	$4,300	$3.66	25d	1	0.26mi
523 Leslie Dr Hallandale Beach, FL	3.0	2.0	1624	$4,950	$3.05	25d	1	0.29mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	12d	6	0.29mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	9d	7	0.29mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	21d	8	0.29mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	15d	7	0.29mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	5d	3	0.30mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	6d	2	0.30mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	9d	1	0.30mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	6d	1	0.30mi
513 Leslie Dr #513 Hallandale Beach, FL	3.0	2.0	1624	$5,250	$3.23	25d	1	0.31mi
2753 S Parkview Dr Hallandale Beach, FL	2.0	2.0	1680	$3,699	$2.20	19d	1	0.32mi
3901 S Ocean Dr Unit 8E Hollywood, FL	2.0	2.0	1355	$5,500	$4.06	25d	1	0.33mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$3,820	$3.62	3d	2	0.33mi
3901 S Ocean Dr Unit 14E Hollywood, FL	2.0	2.0	1355	$4,500	$3.32	25d	1	0.33mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	25d	1	0.37mi
2301 S Ocean Dr #2507 Hollywood, FL	2.0	2.0	1240	$4,300	$3.47	25d	1	0.37mi
2301 S Ocean Dr #607 Hollywood, FL	2.0	2.0	1240	$4,000	$3.23	25d	1	0.37mi
2301 S Ocean Dr #2003 Hollywood, FL	2.0	2.0	1400	$5,500	$3.93	25d	1	0.37mi
3951 S Ocean Dr Hollywood, FL	2.0	3.0	1691	$8,200	$4.85	6d	2	0.38mi
825 NE 26th Ave Hallandale Beach, FL	3.0	2.0	1844	$4,200	$2.28	25d	1	0.38mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	23d	4	0.39mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	25d	3	0.39mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-04-24
   status Pending
2. 2026-03-11
   price $325,000
3. 2026-01-02
   price $350,000
4. 2025-07-08
   listed $380,000 Active
5. 2009-11-06
   soldstatus $329,000
6. 2009-10-30
   soldstatus $329,000 511-char remark

   Show marketing remark (511 chars)

   LARGEST UNIT, CORNER WITH HUGE WINDOWS IN EVERY ROOM OVERLOOKING THE INTRACOASTAL AND BALCONY WITH PARTIAL VIEW OF THE OCEAN.SPANISH CERAMIC TILE THROUGHOUT. A.C. 4 YEARS OLD. NEW STAINLESS STEEL REFRIGERATOR AND STOVE. WASHER AND DRYER IN UNIT. LARGE MAS TER BEDROOM. BEAUTIFUL HEATED POOL AREA W/BAR-B-QUE AND PRIVATE ACCESS TO BEACH. SMALL PETS ALLOWED. ALL AGES.NEW ROOF, NEW WINDOWS. DEEDED EXTRA STORAGE. LIKE A LUXURY HOTEL! NEAR DIPLOMAT CLOSE TO HARD ROCK AND SEMINOLE CASINO. RENT SEVERAL TIMES A YEA

7. 2008-08-16
   listed $349,900 511-char remark

   Show marketing remark (511 chars)

   LARGEST UNIT, CORNER WITH HUGE WINDOWS IN EVERY ROOM OVERLOOKING THE INTRACOASTAL AND BALCONY WITH PARTIAL VIEW OF THE OCEAN.SPANISH CERAMIC TILE THROUGHOUT. A.C. 4 YEARS OLD. NEW STAINLESS STEEL REFRIGERATOR AND STOVE. WASHER AND DRYER IN UNIT. LARGE MAS TER BEDROOM. BEAUTIFUL HEATED POOL AREA W/BAR-B-QUE AND PRIVATE ACCESS TO BEACH. SMALL PETS ALLOWED. ALL AGES.NEW ROOF, NEW WINDOWS. DEEDED EXTRA STORAGE. LIKE A LUXURY HOTEL! NEAR DIPLOMAT CLOSE TO HARD ROCK AND SEMINOLE CASINO. RENT SEVERAL TIMES A YEA

8. 1993-07-01
   soldstatus $178,000

ⓘ 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: $4,975 · $415/mo
• Projected year-2 tax: $4,975 · $415/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 6 d/yr ≥104°F today · 22 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: $56,650
• − Mortgage interest: −$18,205
• − Property taxes: −$4,975
• − Insurance: −$6,744
• − Repairs & maintenance: −$4,532
• − Management: −$4,532
• − HOA: −$19,140
• − Depreciation: −$9,455
• Taxable loss: −$10,933
• Est. tax savings @ 24.0%: +$2,624
• After-tax cash flow: $-3,934/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

+82.6% since first listed

8 events — show timeline

• 2026-04-24 Pending — MARMLS
• 2026-03-11 Price Changed $325,000 MARMLS
• 2026-01-02 Price Changed $350,000 MARMLS
• 2025-07-08 Listed $380,000 MARMLS
• 2009-11-06 Sold (Public Records) $329,000 Public Records
• 2009-10-30 Sold (MLS) $329,000 Beaches MLS
• 2008-08-16 Listed $349,900 Beaches MLS
• 1993-07-01 Sold (Public Records) $178,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $4,975 · +3.0% YoY. Source: county tax records.