1747 Rodman St #110 · Hollywood, FL 33020

$245,000

2 bd · 1.0 ba · 940 sqft · Condo public records · 110 Days on market

Built 1969 $536/mo HOA · 16% 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 +24.1/30.0
• 1% rule +8.6/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL 2 BED/ 2 BATH CONDOMINIUM that is a must see! This gem offers impact windows and doors, updated kitchen with newer cabinets/counter tops/fridge/microwave, tiles floors throughout, tankless hot water heater, central a/c, and covered parking. Both bathrooms have been renovated and are handicap accessible. This is a must-see condominium in a prime location. .. it is close to restaurants, entertainment, minutes to FLL International Airport, Beaches, and Aventura Mall. The building is all ages. You must own for 1 year before renting.

Key facts

• $536 HOA
• Parking
• Built 1969

Property features AI

Finance

• Other: Pets allowed (dogs OK)
• HOA & community: Monthly association fee of $536; Association includes amenities, sewer and trash; Building amenities: elevator(s), laundry; Senior community

Exterior

• Parking: One parking space
• Security: Elevator secured; Complex fenced
• Utilities: Sewer included in association fees; Trash included in association fees
• Home design: Attached property; Entry on level 1; Total of 4 stories
• Construction: Block construction; Resale property
• Exterior features: Fenced complex; Security/high-impact doors; Patio

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: French doors; Split bedrooms; Walk-in closets; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $223k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL).
• Market conditions: Rents flat; 591 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,337/mo this rent would consume 71% of the median local household income ($56k/yr) (locally 3948% 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 $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 110 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $175k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $222,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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 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. 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. 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.
9. 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.
10. 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: 1.36% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.69×
• Total profit: $-21,177
• Equity at exit: $36,530

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-15,510
• Equity at exit: $21,183

Cash invested: $68,600 (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 33020

• Rents YoY: 0.4%
• Active inventory: 591
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,337 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$230 /mo · $2,757/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$536
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $417

Break-even live

Break-even rent $2,809

Max offer price $245,000

Occupancy floor 82%

Sensitivity live

Price	-10% $556	-5% $486	+0% $417	+5% $348	+10% $278
Rent	-10% $153	-5% $285	+0% $417	+5% $549	+10% $681
Rate	-1.0pp $540	-0.5pp $479	base $417	+0.5pp $354	+1.0pp $289

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	25d	9	0.48mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	4d	35	0.50mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,472	$3.45	0d	63	0.50mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	0d	42	0.54mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	16d	171	0.62mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,166	$3.83	0d	26	0.66mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	25d	1	0.70mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	13d	1	0.70mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	6d	1	0.70mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	16d	25	0.78mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	0d	15	0.80mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$2,765	$2.84	16d	48	0.84mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	16d	94	0.92mi
927 N 17th Ave Unit 1258729P Hollywood, FL	1.0	1.0	818	$5,128	$6.27	18d	1	1.23mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	25d	1	1.24mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	5d	2	1.27mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	16d	1	1.30mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	4d	1	1.30mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	25d	1	1.32mi
1012 N 13th Ter Hollywood, FL	3.0	2.0	1003	$6,500	$6.48	25d	1	1.36mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	25d	1	1.46mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	9d	1	1.47mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	25d	1	1.48mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	9d	1	1.49mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	18d	1	1.49mi

HOA detail condo

• Monthly dues: $536 · $6,432/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $245,000 Active 110 DOM
2. 2026-06-18
   days on market $245,000 Active 107 DOM
3. 2026-06-17
   days on market $245,000 Active 106 DOM
4. 2026-06-16
   days on market $245,000 Active 105 DOM
5. 2026-06-15
   days on market $245,000 Active 104 DOM
6. 2026-06-13
   days on market $245,000 Active 102 DOM
7. 2026-06-09
   days on market $245,000 Active 98 DOM
8. 2026-06-07
   days on market $245,000 Active 96 DOM
9. 2026-06-04
   days on market $245,000 Active 93 DOM
10. 2026-06-03
    days on market $245,000 Active 92 DOM
11. 2026-06-02
    days on market $245,000 Active 91 DOM
12. 2026-06-01
    days on market $245,000 Active 90 DOM
13. 2026-05-31
    days on market $245,000 Active 89 DOM
14. 2026-03-03
    listed $245,000 Active
15. 2024-07-03
    historical
16. 2024-03-04
    listed $265,000 Active
17. 2022-02-09
    soldstatus $175,000
18. 2022-02-04
    soldstatus $175,000 Closed 545-char remark

    Show marketing remark (545 chars)

    BEAUTIFUL 2 BED/ 2 BATH CONDOMINIUM that is a must see! This gem offers impact windows and doors, updated kitchen with newer cabinets/counter tops/fridge/microwave, tiles floors throughout, tankless hot water heater, central a/c, and covered parking. Both bathrooms have been renovated and are handicap accessible. This is a must-see condominium in a prime location. .. it is close to restaurants, entertainment, minutes to FLL International Airport, Beaches, and Aventura Mall. The building is all ages. You must own for 1 year before renting.

19. 2021-08-23
    status Pending 545-char remark

    Show marketing remark (545 chars)

    BEAUTIFUL 2 BED/ 2 BATH CONDOMINIUM that is a must see! This gem offers impact windows and doors, updated kitchen with newer cabinets/counter tops/fridge/microwave, tiles floors throughout, tankless hot water heater, central a/c, and covered parking. Both bathrooms have been renovated and are handicap accessible. This is a must-see condominium in a prime location. .. it is close to restaurants, entertainment, minutes to FLL International Airport, Beaches, and Aventura Mall. The building is all ages. You must own for 1 year before renting.

20. 2021-08-13
    listed $175,000 Active 545-char remark

    Show marketing remark (545 chars)

    BEAUTIFUL 2 BED/ 2 BATH CONDOMINIUM that is a must see! This gem offers impact windows and doors, updated kitchen with newer cabinets/counter tops/fridge/microwave, tiles floors throughout, tankless hot water heater, central a/c, and covered parking. Both bathrooms have been renovated and are handicap accessible. This is a must-see condominium in a prime location. .. it is close to restaurants, entertainment, minutes to FLL International Airport, Beaches, and Aventura Mall. The building is all ages. You must own for 1 year before renting.

21. 2004-03-16
    soldstatus $83,000
22. 2003-04-10
    soldstatus $63,000
23. 1996-12-09
    soldstatus $57,500
24. 1992-01-09
    soldstatus $40,000

ⓘ 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: $2,757 · $230/mo
• Projected year-2 tax: $2,757 · $230/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 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $40,043
• − Mortgage interest: −$13,724
• − Property taxes: −$2,757
• − Insurance: −$2,022
• − Repairs & maintenance: −$3,203
• − Management: −$3,203
• − HOA: −$6,432
• − Depreciation: −$7,127
• Taxable income: $1,573
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $4,627/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): 46,322
• Household income: $56,473
• Rent vs Own: 63.5% rent · 36.5% own
• Severe rent burden: 3948.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 43% Two or more races 31% White 28% Black 24% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 9% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 48% English-only · Spanish 38% French/Haitian/Cajun 6% Russian/Polish/Slavic 2%

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: ▼ -406.34%
• Current HPI: 524.7664
• Rent YoY: ▲ 0.43%
• 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

+512.5% since first listed

11 events — show timeline

• 2026-03-03 Listed $245,000 MARMLS
• 2024-07-03 Listing Removed — MARMLS
• 2024-03-04 Listed $265,000 MARMLS
• 2022-02-09 Sold (Public Records) $175,000 Public Records
• 2022-02-04 Sold (MLS) $175,000 MARMLS
• 2021-08-23 Pending — MARMLS
• 2021-08-13 Listed $175,000 MARMLS
• 2004-03-16 Sold (Public Records) $83,000 Public Records
• 2003-04-10 Sold (Public Records) $63,000 Public Records
• 1996-12-09 Sold (Public Records) $57,500 Public Records
• 1992-01-09 Sold (Public Records) $40,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $2,757 · +3.3% YoY. Source: county tax records.