1400 S Ocean Dr #304 · Hollywood, FL 33019

$375,000

2 bd · 2.0 ba · 1,390 sqft · Condo public records · 102 Days on market

Built 1969 $944/mo HOA · 21% 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 +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +5.5/10.0
• 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

Spacious 2-bedroom, 2-bathroom apartment located in Hollywood Beach, offering fantastic views of the Intracoastal. This boutique building features only 8 units per floor, providing a more private and exclusive living experience. The unit includes accordion shutters for added storm protection. Amenities include a swimming pool, gym, and sauna. Ideally located just steps from the beach, and close to everything Hollywood Beach has to offer, including restaurants, shops, and the famous Hollywood Broad-walk.

Key facts

• Accordion shutters
• Sauna
• Swimming pool

Tags

• ACCORDION SHUTTERS
• SWIMMING POOL
• GYM
• SAUNA
• STEPS FROM THE BEACH

Property features AI

Finance

• Other: Waterfront with Intracoastal access
• Financial info: Pets are not allowed
• HOA & community: Monthly association fee of $944; HOA covers common areas, insurance, structural maintenance, trash, and water; Community amenities include a pool and elevators

Exterior

• Parking: 1 covered garage space; 1 open parking space
• Security: Closed-circuit cameras; Key card entry; Phone entry
• Utilities: Association pool
• Home design: Condo/Apartment (attached property); Entry on level 3; 17-story building
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Bedroom on main level; Other interior features
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $352k (6.1% below list).
• Meets the 1% rule at list price ($5k rent vs $375k).
• Recommended offer: $341k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 22d 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 $4,516/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 $3k of loan paydown is wiped out by about $11k 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 102 days — a 9% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $24k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; list at $375k implies a 56% 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $341,250 (9.0% 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 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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. 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: 1.20% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 6.9

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-68,608
• Equity at exit: $55,914

10-year hold

• IRR: -10.8%
• Equity multiple: 0.34×
• Total profit: $-68,787
• Equity at exit: $32,423

Cash invested: $105,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $4,516 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$204 /mo · $2,443/yr
• Insurance: −$156
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$944
• Vacancy / Maint / Mgmt: −$948
• Net cashflow: $-129

Break-even live

Break-even rent $4,680

Max offer price $352,184

Occupancy floor 98%

Sensitivity live

Price	-10% $83	-5% $-23	+0% $-129	+5% $-235	+10% $-341
Rent	-10% $-486	-5% $-308	+0% $-129	+5% $49	+10% $228
Rate	-1.0pp $60	-0.5pp $-34	base $-129	+0.5pp $-226	+1.0pp $-325

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 S Ocean Dr Unit 1903S Hollywood, FL	2.0	2.0	1570	$5,000	$3.18	26d	1	0.15mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	26d	1	0.25mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,150	$3.27	1d	1	0.25mi
2201 S Ocean Dr #1507 Hollywood, FL	2.0	2.0	1350	$5,000	$3.70	26d	1	0.25mi
2201 S Ocean Dr #2001 Hollywood, FL	2.0	2.0	1400	$3,800	$2.71	16d	1	0.25mi
809 S Ocean Dr Unit 1227349P Hollywood, FL	2.0	1.0	990	$3,768	$3.81	16d	1	0.30mi
330 Madison St Hollywood, FL	2.0	2.0	1200	$3,500	$2.92	26d	1	0.32mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	26d	1	0.32mi
2301 S Ocean Dr #2003 Hollywood, FL	2.0	2.0	1400	$5,500	$3.93	26d	1	0.34mi
2301 S Ocean Dr #607 Hollywood, FL	2.0	2.0	1240	$4,000	$3.23	26d	1	0.34mi
2301 S Ocean Dr #2507 Hollywood, FL	2.0	2.0	1240	$4,300	$3.47	26d	1	0.34mi
322 Oregon St Unit 1077064P Hollywood, FL	1.0–3.0	1.0–2.0	780	$4,996	$6.41	0d	2	0.40mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	16d	7	0.40mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	9d	7	0.40mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	21d	8	0.40mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	12d	6	0.40mi
300 Oregon St #601 Hollywood, FL	2.0	2.0	1050	$4,000	$3.81	26d	1	0.40mi
349 Virginia St #349 Hollywood, FL	3.0	2.5	1815	$3,950	$2.18	26d	1	0.49mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	26d	1	0.51mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	9d	1	0.51mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	19d	1	0.51mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	9d	1	0.51mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	26d	1	0.57mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	9d	1	0.57mi
1041 Washington St Hollywood, FL	3.0	2.0	1699	$4,000	$2.35	26d	1	0.57mi
825 NE 26th Ave Hallandale Beach, FL	3.0	2.0	1844	$4,200	$2.28	26d	1	0.62mi
3101 S Ocean Dr #1504 Hollywood, FL	2.0	2.5	1733	$7,500	$4.33	26d	1	0.63mi
3101 S Ocean Dr #1904 Hollywood, FL	2.0	2.5	1733	$5,500	$3.17	24d	1	0.63mi
101 N Ocean Dr Unit 1227219P Hollywood, FL	2.0	2.0	990	$4,444	$4.49	9d	1	0.66mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	14d	17	0.67mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	12d	18	0.67mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.5	1784	$7,750	$4.34	14d	1	0.73mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.0	1784	$7,500	$4.20	3d	1	0.73mi
1529 Shoreline Way Hollywood, FL	3.0	2.5	1784	$7,500	$4.20	9d	1	0.73mi
1001 Three Islands Blvd #331 Hallandale Beach, FL	3.0	2.5	1750	$3,780	$2.16	1d	1	0.74mi
1016 Harrison St Hollywood, FL	3.0	2.0	1667	$5,500	$3.30	26d	1	0.74mi
523 Leslie Dr Hallandale Beach, FL	3.0	2.0	1624	$4,950	$3.05	26d	1	0.79mi
2753 S Parkview Dr Hallandale Beach, FL	2.0	2.0	1680	$3,699	$2.20	19d	1	0.81mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	16d	1	0.81mi
2500 Parkview Dr #1112 Hallandale Beach, FL	2.0	2.0	1580	$3,800	$2.41	26d	1	0.81mi

HOA detail condo

• Monthly dues: $944 · $11,328/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $375,000 Active 102 DOM
2. 2026-06-18
   days on market $375,000 Active 99 DOM
3. 2026-06-17
   days on market $375,000 Active 98 DOM
4. 2026-06-16
   days on market $375,000 Active 97 DOM
5. 2026-06-15
   days on market $375,000 Active 96 DOM
6. 2026-06-13
   days on market $375,000 Active 94 DOM
7. 2026-06-09
   days on market $375,000 Active 90 DOM
8. 2026-06-08
   days on market $375,000 Active 89 DOM
9. 2026-06-07
   days on market $375,000 Active 88 DOM
10. 2026-06-04
    days on market $375,000 Active 85 DOM
11. 2026-06-03
    days on market $375,000 Active 84 DOM
12. 2026-06-02
    days on market $375,000 Active 83 DOM
13. 2026-06-01
    days on market $375,000 Active 82 DOM
14. 2026-05-31
    days on market $375,000 Active 81 DOM
15. 2026-04-27
    price $375,000
16. 2026-03-05
    listed $399,000 Active
17. 2020-04-21
    historical
18. 2019-10-21
    listed $359,000 Active
19. 2004-06-30
    soldstatus $240,000
20. 1971-06-01
    soldstatus $33,500

ⓘ 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: $2,443 · $204/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$669/yr (+$56/mo · 27.4%)

ⓘ 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: $54,194
• − Mortgage interest: −$21,006
• − Property taxes: −$2,443
• − Insurance: −$6,994
• − Repairs & maintenance: −$4,336
• − Management: −$4,336
• − HOA: −$11,328
• − Depreciation: −$10,909
• Taxable loss: −$7,157
• Est. tax savings @ 24.0%: +$1,718
• After-tax cash flow: $168/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

+1019.4% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $375,000 MARMLS
• 2026-03-05 Listed $399,000 MARMLS
• 2020-04-21 Listing Removed — Beaches MLS
• 2019-10-21 Listed $359,000 Beaches MLS
• 2004-06-30 Sold (Public Records) $240,000 Public Records
• 1971-06-01 Sold (Public Records) $33,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,443 · -13.7% YoY. Source: county tax records.