2200 S Ocean Dr Unit N103 · Hollywood, FL 33019

$345,000

2 bd · 2.0 ba · 1,075 sqft · Condo public records · 102 Days on market

Built 1965 $851/mo HOA · 19% 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 +16.6/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

Welcome to Paradise! Lovely 2 Bed/2 Bath condo just steps from the serene sands and pristine Beach! Spacious open-concept unit with tile flooring throughout. A/C (2yrs). Enjoy sunrises over the Atlantic and sunsets over the Intracoastal from the lovely pool/patio area. Waterways features a waterfront pool, fitness center, BBQ area & club room. Unbeatable location—walk to the Boardwalk, Margaritaville, dining, shopping & nightlife. Low HOA fees make it ideal as a primary home, vacation getaway, or income-producing rental. It can be rented for 30-days min, up to 12x/a year. 50-year building certification with the City of Hollywood has been completed! Association allows 1 dog

Key facts

• Club room
• Fitness center
• Steps from beach

Tags

• WATERFRONT POOL
• FITNESS CENTER
• BBQ AREA
• CLUB ROOM
• STEPS FROM BEACH

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with possible restrictions
• HOA & community: Monthly association fee; Association fee includes amenities, water, sewer and trash; Community clubhouse; Fitness center; Laundry (shared); Barbecue and picnic area; Pool

Exterior

• Parking: Assigned parking (1 space); Covered parking (1 space); 1-car garage
• Security: Complex fenced; Smoke detector(s)
• Utilities: Central cooling; Water and sewer provided by association
• Home design: Block construction; 3 stories; Entry on level 1; Resale property
• Construction: Block construction
• Exterior features: Complex fenced; Smoke detector(s); Association pool; Bay front waterfront; Intracoastal access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Blinds; Unfurnished; Living/dining room; First floor entry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $345k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).
• Recommended offer: $314k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 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 $4,430/mo this rent would consume 55% 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 102 days — a 9% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 13982% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $313,950 (9.0% below list)

Questions for the listing agent

1. 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?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.28% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 6.5

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-42,228
• Equity at exit: $51,441

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-18,434
• Equity at exit: $29,829

Cash invested: $96,600 (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: 6.5×

Monthly cashflow live

• Estimated rent: $4,430 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$485 /mo · $5,819/yr
• Insurance: −$144
• HOA: −$851
• Vacancy / Maint / Mgmt: −$930
• Net cashflow: $211

Break-even live

Break-even rent $4,163

Max offer price $345,000

Occupancy floor 90%

Sensitivity live

Price	-10% $406	-5% $308	+0% $211	+5% $113	+10% $15
Rent	-10% $-139	-5% $36	+0% $211	+5% $386	+10% $560
Rate	-1.0pp $384	-0.5pp $298	base $211	+0.5pp $121	+1.0pp $30

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: $86,250
• Closing costs: $10,350
• 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	$4,150	$3.27	0d	1	0.08mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	26d	1	0.08mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	26d	1	0.09mi
2201 S Ocean Dr #1507 Hollywood, FL	2.0	2.0	1350	$5,000	$3.70	26d	1	0.10mi
2201 S Ocean Dr #2001 Hollywood, FL	2.0	2.0	1400	$3,800	$2.71	15d	1	0.10mi
2301 S Ocean Dr #2507 Hollywood, FL	2.0	2.0	1240	$4,300	$3.47	26d	1	0.14mi
2301 S Ocean Dr #607 Hollywood, FL	2.0	2.0	1240	$4,000	$3.23	26d	1	0.14mi
2301 S Ocean Dr #2003 Hollywood, FL	2.0	2.0	1400	$5,500	$3.93	26d	1	0.14mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	9d	7	0.16mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	12d	6	0.16mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	16d	7	0.16mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	21d	8	0.16mi
1803 S Ocean Dr Unit 1540434P Hollywood, FL	1.0	1.0	796	$5,306	$6.67	0d	1	0.19mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	26d	1	0.25mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	9d	1	0.25mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	9d	1	0.31mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	26d	1	0.31mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	12d	18	0.40mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	14d	17	0.40mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,605	$5.87	0d	1	0.40mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	15d	1	0.55mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	9d	1	0.55mi
809 S Ocean Dr Unit 1227349P Hollywood, FL	2.0	1.0	990	$3,768	$3.81	15d	1	0.58mi
330 Madison St Hollywood, FL	2.0	2.0	1200	$3,500	$2.92	26d	1	0.60mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	15d	8	0.62mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	4d	7	0.62mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	26d	6	0.62mi
3725 S Ocean Dr Unit 1339235P Hollywood, FL	2.0	2.0	1248	$5,432	$4.35	0d	1	0.62mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	26d	1	0.68mi
3801 S Ocean Dr Unit 7O Hollywood, FL	2.0	2.0	1173	$5,000	$4.26	7d	1	0.68mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	26d	1	0.68mi
3801 S Ocean Dr Unit 7X Hollywood, FL	2.0	1.5	1236	$3,800	$3.07	26d	1	0.68mi
3801 S Ocean Dr Unit 10V Hollywood, FL	2.0	2.0	1176	$4,300	$3.66	26d	1	0.68mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	0d	1	0.68mi
322 Oregon St Unit 1077064P Hollywood, FL	1.0–3.0	1.0–2.0	780	$4,996	$6.41	0d	2	0.68mi
300 Oregon St #601 Hollywood, FL	2.0	2.0	1050	$4,000	$3.81	26d	1	0.68mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1301	$3,775	$2.90	7d	2	0.69mi
3800 S Ocean Dr Hollywood, FL	2.0	2.0	1302	$3,750	$2.88	5d	3	0.69mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$3,800	$2.99	6d	1	0.69mi
3800 S Ocean Dr #1818 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	9d	1	0.69mi

HOA detail condo

• Monthly dues: $851 · $10,212/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $345,000 Active 102 DOM
2. 2026-06-18
   days on market $345,000 Active 99 DOM
3. 2026-06-17
   days on market $345,000 Active 98 DOM
4. 2026-06-16
   days on market $345,000 Active 97 DOM
5. 2026-06-15
   days on market $345,000 Active 96 DOM
6. 2026-06-13
   days on market $345,000 Active 94 DOM
7. 2026-06-09
   days on market $345,000 Active 90 DOM
8. 2026-06-08
   days on market $345,000 Active 89 DOM
9. 2026-06-07
   days on market $345,000 Active 88 DOM
10. 2026-06-04
    days on market $345,000 Active 85 DOM
11. 2026-06-03
    days on market $345,000 Active 84 DOM
12. 2026-06-02
    days on market $345,000 Active 83 DOM
13. 2026-06-01
    days on market $345,000 Active 82 DOM
14. 2026-05-31
    days on market $345,000 Active 81 DOM
15. 2026-04-30
    price $2,220
16. 2026-04-29
    price $345,000
17. 2026-03-12
    listed $2,450
18. 2026-03-11
    listed $350,000 Active
19. 2026-03-09
    historical $2,500
20. 2026-03-09
    historical
21. 2025-10-14
    price $375,000
22. 2025-09-17
    listed $2,500
23. 2025-09-16
    status Active
24. 2025-08-18
    historical $2,500
25. 2025-07-16
    listed $2,500
26. 2025-06-29
    price $390,000
27. 2025-05-20
    listed $410,000 Active

ⓘ 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: $5,819 · $485/mo
• Projected year-2 tax: $5,819 · $485/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $53,156
• − Mortgage interest: −$19,325
• − Property taxes: −$5,819
• − Insurance: −$1,725
• − Repairs & maintenance: −$4,252
• − Management: −$4,252
• − HOA: −$10,212
• − Depreciation: −$10,036
• Taxable loss: −$2,467
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $3,119/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

-99.5% since first listed

13 events — show timeline

• 2026-04-30 Price Changed $2,220 MARMLS
• 2026-04-29 Price Changed $345,000 MARMLS
• 2026-03-12 Listed for Rent $2,450 MARMLS
• 2026-03-11 Listed $350,000 MARMLS
• 2026-03-09 Rental Removed $2,500 MARMLS
• 2026-03-09 Listing Removed — MARMLS
• 2025-10-14 Price Changed $375,000 MARMLS
• 2025-09-17 Listed for Rent $2,500 MARMLS
• 2025-09-16 Relisted — MARMLS
• 2025-08-18 Rental Removed $2,500 MARMLS
• 2025-07-16 Listed for Rent $2,500 MARMLS
• 2025-06-29 Price Changed $390,000 MARMLS
• 2025-05-20 Listed $410,000 MARMLS

Property tax history

+8.9%/yr

Latest (2025): $5,819 · -6.3% YoY. Source: county tax records.