3725 S Ocean Dr #709 · Hollywood, FL 33019

$419,000

1 bd · 2.0 ba · 875 sqft · Condo public records · 74 Days on market

Built 1971 $895/mo HOA · 22% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION , LOCATION beautiful beach apartment , brand new unit completely renovated, MODERN CURTAINS WITH ELECTRICAL SYSTEM, every thing is new , all new appliances, brand new furnished, SUPER MODERN kitchen, customized closets. READY TO MOVE. CLOSE TO RESTAURANTS, BANK, AVENTURA MALL, GULFSTREAM

Key facts

• Fully renovated
• Marble floors
• Oceanfront building

Tags

• FULLY RENOVATED
• OCEANFRONT BUILDING
• MARBLE FLOORS
• HURRICANE-PROOF WINDOWS
• CUSTOM-BUILT CLOSETS
• BRAND-NEW APPLIANCES

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Monthly association fee; Association amenities include billiard room, cabana, clubhouse, fitness center, playground, parking, pool, trash chute, business center, community room, internet, library, lobby, elevator; Association covers maintenance of grounds, sewer, trash, water, common areas, elevator, hot water, pool service

Exterior

• Parking: Detached garage; Detached carport; Garage (1 space); Covered parking (1 space); Guest parking; Open parking
• Security: Lobby - attended; Security system; Security fence; Fire alarm
• Utilities: Water service included in association; Sewer included in association; Hot water included in association; Pool service included in association; Electric water heater
• Home design: Condominium; Resale; 20-story building
• Construction: Block construction
• Exterior features: Deck; Patio; Fenced; Deeded beach access; Ocean access; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom (main level)
• Flooring: Marble flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Closet cabinetry; Accessible elevator installed; Fire alarm; Security system; Security fence; Lobby with attendant

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $419k.

Deal economics

• At list price, monthly cash flow is $-589 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $402k (4.0% below list).
• Recommended offer: $315k (24.8% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 839 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• At $4,024/mo this rent would consume 50% 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 $13k 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 74 days — a 6% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $314,924 (24.8% 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 74 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.96% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 8.7

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: -26.6%
• Equity multiple: 0.10×
• Total profit: $-105,146
• Equity at exit: $62,474

10-year hold

• IRR: -23.5%
• Equity multiple: -0.18×
• Total profit: $-138,778
• Equity at exit: $36,227

Cash invested: $117,320 (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: 8.7×

Monthly cashflow live

• Estimated rent: $4,024 high
• Mortgage (P&I): −$2,197
• Tax from tax record: −$501 /mo · $6,011/yr
• Insurance: −$175
• HOA: −$895
• Vacancy / Maint / Mgmt: −$845
• Net cashflow: $-589

Break-even live

Break-even rent $4,769

Max offer price $314,924

Occupancy floor —

Sensitivity live

Price	-10% $-352	-5% $-471	+0% $-589	+5% $-708	+10% $-826
Rent	-10% $-907	-5% $-748	+0% $-589	+5% $-430	+10% $-271
Rate	-1.0pp $-378	-0.5pp $-483	base $-589	+0.5pp $-698	+1.0pp $-808

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	15d	8	0.00mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	4d	7	0.00mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	26d	1	0.05mi
3801 S Ocean Dr Unit 4R Hollywood, FL	1.0	1.0	812	$3,850	$4.74	0d	1	0.05mi
3901 S Ocean Dr Unit 10M Hollywood, FL	1.0	1.0	874	$5,000	$5.72	26d	1	0.13mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	26d	1	0.13mi
3901 S Ocean Dr Unit 10Z Hollywood, FL	1.0	1.0	874	$4,000	$4.58	5d	1	0.13mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	5d	1	0.13mi
3901 S Ocean Dr Unit 11M Hollywood, FL	1.0	1.0	874	$4,400	$5.03	26d	1	0.13mi
3901 S Ocean Dr Unit 1227197P Hollywood, FL	1.0–2.0	1.0–2.0	1054	$2,727	$2.59	3d	2	0.13mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,000	$2.72	24d	4	0.19mi
4001 S Ocean Dr Hollywood, FL	2.0–3.0	1.5–3.0	1471	$4,800	$3.26	26d	3	0.19mi
4111 S Ocean Dr Unit 1557596P Hollywood, FL	1.0	1.0	796	$5,356	$6.73	9d	1	0.22mi
4111 S Ocean Dr Unit 1296213P Hollywood, FL	1.0–3.0	1.0–3.0	1248	$4,456	$3.57	0d	3	0.22mi
4111 S Ocean Dr #1810 Hollywood, FL	1.0	1.0	1000	$5,500	$5.50	26d	1	0.22mi
4111 S Ocean Dr Unit 1022174P Hollywood, FL	1.0	1.0	850	$4,166	$4.90	0d	1	0.22mi
3505 S Ocean Dr Unit 1049820P Hollywood, FL	1.0	1.0	785	$4,605	$5.87	0d	1	0.22mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,600	$3.32	12d	18	0.23mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$3,900	$3.59	14d	17	0.23mi
4010 S Ocean Dr Unit 1388506P Hollywood, FL	2.0	2.0	1097	$4,881	$4.45	9d	1	0.25mi
4010 S Ocean Dr Unit T3509 Hollywood, FL	2.0	2.0	1060	$6,000	$5.66	24d	1	0.25mi
4010 S Ocean Dr Unit R2102 Hollywood, FL	2.0	2.0	1075	$6,500	$6.05	26d	1	0.25mi
4010 S Ocean Dr Unit 1227249P Hollywood, FL	1.0–3.0	1.5–2.5	1140	$3,991	$3.50	0d	3	0.25mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	5d	1	0.25mi
4010 S Ocean Dr Unit T3609 Hollywood, FL	2.0	2.0	1060	$6,300	$5.94	26d	1	0.25mi
4010 S Ocean Dr Hollywood, FL	1.0–3.0	1.0–3.5	1078	$5,000	$4.64	26d	5	0.27mi
2721 E Hallandale Beach Blvd Unit 1049818P Hollywood, FL	1.0–2.0	1.0–2.0	946	$3,355	$3.54	5d	2	0.29mi
1800 S Ocean Dr #4209 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	3d	1	0.30mi
1800 S Ocean Dr #4209 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	22d	1	0.30mi
1800 S Ocean Dr #909 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	26d	1	0.30mi
1830 S Ocean Dr #4612 Hallandale Beach, FL	1.0	1.0	844	$4,950	$5.86	26d	1	0.35mi
1830 S Ocean Dr #3909 Hallandale Beach, FL	1.0	1.0	844	$5,000	$5.92	26d	1	0.35mi
1830 S Ocean Dr #4005 Hallandale Beach, FL	1.0	1.0	811	$4,600	$5.67	26d	1	0.35mi
1830 S Ocean Dr #1812 Hallandale Beach, FL	1.0	1.0	844	$3,999	$4.74	4d	1	0.35mi
1830 S Ocean Dr #1709 Hallandale Beach, FL	1.0	1.0	844	$4,500	$5.33	26d	1	0.35mi
1830 S Ocean Dr #3112 Hallandale Beach, FL	1.0	1.0	844	$3,700	$4.38	4d	1	0.35mi
1830 S Ocean Dr #2907 Hallandale Beach, FL	1.0	1.0	871	$4,000	$4.59	5d	1	0.35mi
1830 S Ocean Dr #3005 Hallandale Beach, FL	1.0	1.0	811	$4,000	$4.93	4d	1	0.35mi
1830 S Ocean Dr #3005 Hallandale Beach, FL	1.0	1.0	811	$4,000	$4.93	6d	1	0.35mi
1830 S Ocean Dr #4112 Hallandale Beach, FL	1.0	1.0	844	$3,950	$4.68	7d	1	0.35mi

HOA detail condo

• Monthly dues: $895 · $10,740/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2025-11-24
   listed $419,000 Active
2. 2021-12-02
   soldstatus $390,000
3. 2021-11-23
   soldstatus $389,999 Closed 308-char remark

   Show marketing remark (308 chars)

   LOCATION, LOCATION , LOCATION beautiful beach apartment , brand new unit completely renovated, MODERN CURTAINS WITH ELECTRICAL SYSTEM, every thing is new , all new appliances, brand new furnished, SUPER MODERN kitchen, customized closets. READY TO MOVE. CLOSE TO RESTAURANTS, BANK, AVENTURA MALL, GULFSTREAM

4. 2021-10-20
   historical Active Under Contract 308-char remark

   Show marketing remark (308 chars)

   LOCATION, LOCATION , LOCATION beautiful beach apartment , brand new unit completely renovated, MODERN CURTAINS WITH ELECTRICAL SYSTEM, every thing is new , all new appliances, brand new furnished, SUPER MODERN kitchen, customized closets. READY TO MOVE. CLOSE TO RESTAURANTS, BANK, AVENTURA MALL, GULFSTREAM

5. 2021-07-16
   price $389,999 308-char remark

   Show marketing remark (308 chars)

   LOCATION, LOCATION , LOCATION beautiful beach apartment , brand new unit completely renovated, MODERN CURTAINS WITH ELECTRICAL SYSTEM, every thing is new , all new appliances, brand new furnished, SUPER MODERN kitchen, customized closets. READY TO MOVE. CLOSE TO RESTAURANTS, BANK, AVENTURA MALL, GULFSTREAM

6. 2021-06-29
   price $429,999 308-char remark

   Show marketing remark (308 chars)

   LOCATION, LOCATION , LOCATION beautiful beach apartment , brand new unit completely renovated, MODERN CURTAINS WITH ELECTRICAL SYSTEM, every thing is new , all new appliances, brand new furnished, SUPER MODERN kitchen, customized closets. READY TO MOVE. CLOSE TO RESTAURANTS, BANK, AVENTURA MALL, GULFSTREAM

7. 2021-06-01
   listed $469,000 Active 308-char remark

   Show marketing remark (308 chars)

   LOCATION, LOCATION , LOCATION beautiful beach apartment , brand new unit completely renovated, MODERN CURTAINS WITH ELECTRICAL SYSTEM, every thing is new , all new appliances, brand new furnished, SUPER MODERN kitchen, customized closets. READY TO MOVE. CLOSE TO RESTAURANTS, BANK, AVENTURA MALL, GULFSTREAM

8. 2019-10-09
   historical
9. 2019-07-08
   listed $245,000 Active
10. 2017-02-23
    historical
11. 2017-01-20
    price $245,000
12. 2016-11-22
    status Active
13. 2016-11-18
    price $249,999
14. 2016-11-17
    status Pending
15. 2016-10-27
    price $258,000
16. 2016-10-11
    price $265,000
17. 2016-08-26
    listed $270,000 Active
18. 2015-12-30
    historical
19. 2015-09-30
    listed $273,999 Active
20. 2007-03-21
    soldstatus $260,000
21. 2004-06-09
    soldstatus $160,000
22. 1996-04-22
    soldstatus $77,900

ⓘ 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: $6,011 · $501/mo
• Projected year-2 tax: $6,011 · $501/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 6/10 Major FEMA zone X (unshaded) · 73% 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: $48,283
• − Mortgage interest: −$23,471
• − Property taxes: −$6,011
• − Insurance: −$2,095
• − Repairs & maintenance: −$3,863
• − Management: −$3,863
• − HOA: −$10,740
• − Depreciation: −$12,189
• Taxable loss: −$13,948
• Est. tax savings @ 24.0%: +$3,347
• After-tax cash flow: $-3,722/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

+437.9% since first listed

22 events — show timeline

• 2025-11-24 Listed $419,000 Beaches MLS
• 2021-12-02 Sold (Public Records) $390,000 Public Records
• 2021-11-23 Sold (MLS) $389,999 MARMLS
• 2021-10-20 Contingent — MARMLS
• 2021-07-16 Price Changed $389,999 MARMLS
• 2021-06-29 Price Changed $429,999 MARMLS
• 2021-06-01 Listed $469,000 MARMLS
• 2019-10-09 Listing Removed — MARMLS
• 2019-07-08 Listed $245,000 MARMLS
• 2017-02-23 Listing Removed — MARMLS
• 2017-01-20 Price Changed $245,000 MARMLS
• 2016-11-22 Relisted — MARMLS
• 2016-11-18 Price Changed $249,999 MARMLS
• 2016-11-17 Pending — MARMLS
• 2016-10-27 Price Changed $258,000 MARMLS
• 2016-10-11 Price Changed $265,000 MARMLS
• 2016-08-26 Listed $270,000 MARMLS
• 2015-12-30 Listing Removed — MARMLS
• 2015-09-30 Listed $273,999 MARMLS
• 2007-03-21 Sold (Public Records) $260,000 Public Records
• 2004-06-09 Sold (Public Records) $160,000 Public Records
• 1996-04-22 Sold (Public Records) $77,900 Public Records

Property tax history

+6.2%/yr

Latest (2025): $6,011 · -14.4% YoY. Source: county tax records.