1818 Rodman St Unit 3A · Hollywood, FL 33020

$243,000

2 bd · 2.0 ba · 950 sqft · Condo public records · 50 Days on market

Built 1966 $405/mo HOA · 12% 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 +23.0/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

INVESTORS WELCOME. .Lovely 2 bedroom 2 bath, fully remodeled with ceramic floors, granite counter top , stainless appliances. Impact windows and doors. The building has a pool, deck with a barbeque. Covered parking. Close to markets and public transportation. East of Federal Hwy.

Key facts

• New a/c system
• Remodeled kitchen
• Centrally located

Tags

• CORNER UNIT
• IMPACT WINDOWS
• REMODELED KITCHEN
• NEW A/C SYSTEM
• WELL-MAINTAINED BUILDING
• CENTRALLY LOCATED

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $405; HOA covers amenities, insurance, roof, trash and water; Association amenities include elevator(s), barbecue area, picnic area and pool

Exterior

• Parking: 1-car garage; 1 covered parking space; Additional on-street parking
• Security: Complex fenced; Intercom
• Utilities: Central air; Electric heating; Electric water heater
• Home design: Attached property; 4-story building; Third-floor entry
• Construction: Block construction; Resale property
• Exterior features: Glass-enclosed porch; Porch; Barbecue; Complex fenced; Intercom; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Impact glass windows; Living/dining room; Third-floor entry; Elevator access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $243k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $243k).
• Recommended offer: $236k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 flat; 589 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $3,304/mo this rent would consume 70% 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 50 days — a 3% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $155k; list at $243k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,710 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• 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: -8.2%
• Equity multiple: 0.71×
• Total profit: $-19,901
• Equity at exit: $36,232

10-year hold

• IRR: -3.3%
• Equity multiple: 0.81×
• Total profit: $-13,001
• Equity at exit: $21,010

Cash invested: $68,040 (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: 589
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,304 high
• Mortgage (P&I): −$1,274
• Tax from tax record: −$398 /mo · $4,781/yr
• Insurance: −$101
• HOA: −$405
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $431

Break-even live

Break-even rent $2,758

Max offer price $243,000

Occupancy floor 82%

Sensitivity live

Price	-10% $569	-5% $500	+0% $431	+5% $362	+10% $293
Rent	-10% $170	-5% $300	+0% $431	+5% $561	+10% $692
Rate	-1.0pp $553	-0.5pp $493	base $431	+0.5pp $368	+1.0pp $304

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,480	$3.46	2d	62	0.41mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	25d	9	0.54mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	3d	35	0.57mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	2d	42	0.61mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	12d	1	0.65mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	6d	1	0.65mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	25d	1	0.65mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	16d	171	0.65mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,135	$3.80	2d	17	0.71mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$2,765	$2.84	16d	48	0.77mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	2d	14	0.81mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	16d	25	0.85mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	16d	94	0.93mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	25d	1	1.15mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	4d	2	1.22mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	15d	1	1.24mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	3d	1	1.24mi
927 N 17th Ave Unit 1258729P Hollywood, FL	1.0	1.0	818	$5,128	$6.27	17d	1	1.30mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	25d	1	1.31mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	25d	1	1.37mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	8d	1	1.39mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	25d	1	1.39mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	8d	1	1.43mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	17d	1	1.43mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$2,700	$2.38	25d	5	1.44mi
1012 N 13th Ter Hollywood, FL	3.0	2.0	1003	$6,500	$6.48	25d	1	1.44mi

HOA detail condo

• Monthly dues: $405 · $4,860/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-10
   status $243,000 Pending 50 DOM
2. 2026-06-09
   days on market $243,000 Active 50 DOM
3. 2026-06-08
   days on market $243,000 Active 49 DOM
4. 2026-06-07
   days on market $243,000 Active 48 DOM
5. 2026-06-04
   days on market $243,000 Active 45 DOM
6. 2026-06-03
   days on market $243,000 Active 44 DOM
7. 2026-06-02
   days on market $243,000 Active 43 DOM
8. 2026-06-01
   days on market $243,000 Active 42 DOM
9. 2026-05-31
   days on market $243,000 Active 41 DOM
10. 2026-04-20
    listed $243,000 Active
11. 2024-01-19
    historical
12. 2023-12-21
    price $279,000
13. 2023-11-22
    listed $319,000 Active
14. 2020-10-16
    soldstatus $155,000
15. 2020-10-15
    soldstatus $155,000 Closed 280-char remark

    Show marketing remark (280 chars)

    INVESTORS WELCOME. .Lovely 2 bedroom 2 bath, fully remodeled with ceramic floors, granite counter top , stainless appliances. Impact windows and doors. The building has a pool, deck with a barbeque. Covered parking. Close to markets and public transportation. East of Federal Hwy.

16. 2020-09-18
    status Pending 280-char remark

    Show marketing remark (280 chars)

    INVESTORS WELCOME. .Lovely 2 bedroom 2 bath, fully remodeled with ceramic floors, granite counter top , stainless appliances. Impact windows and doors. The building has a pool, deck with a barbeque. Covered parking. Close to markets and public transportation. East of Federal Hwy.

17. 2020-08-09
    price $159,900 280-char remark

    Show marketing remark (280 chars)

    INVESTORS WELCOME. .Lovely 2 bedroom 2 bath, fully remodeled with ceramic floors, granite counter top , stainless appliances. Impact windows and doors. The building has a pool, deck with a barbeque. Covered parking. Close to markets and public transportation. East of Federal Hwy.

18. 2020-07-03
    price $165,900 280-char remark

    Show marketing remark (280 chars)

    INVESTORS WELCOME. .Lovely 2 bedroom 2 bath, fully remodeled with ceramic floors, granite counter top , stainless appliances. Impact windows and doors. The building has a pool, deck with a barbeque. Covered parking. Close to markets and public transportation. East of Federal Hwy.

19. 2020-03-16
    listed $169,500 Active 280-char remark

    Show marketing remark (280 chars)

    INVESTORS WELCOME. .Lovely 2 bedroom 2 bath, fully remodeled with ceramic floors, granite counter top , stainless appliances. Impact windows and doors. The building has a pool, deck with a barbeque. Covered parking. Close to markets and public transportation. East of Federal Hwy.

20. 2016-12-19
    soldstatus $130,000
21. 2016-11-23
    soldstatus $130,000 Sold
22. 2016-09-16
    status Pending
23. 2016-09-06
    listed $139,900 Active
24. 2005-11-14
    soldstatus $146,000
25. 2004-09-14
    soldstatus $100,000
26. 2002-11-12
    soldstatus $73,000
27. 1991-11-20
    soldstatus $60,000
28. 1980-04-01
    soldstatus $59,000

ⓘ 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: $4,781 · $398/mo
• Projected year-2 tax: $4,781 · $398/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 (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $39,645
• − Mortgage interest: −$13,612
• − Property taxes: −$4,781
• − Insurance: −$1,215
• − Repairs & maintenance: −$3,172
• − Management: −$3,172
• − HOA: −$4,860
• − Depreciation: −$7,069
• Taxable income: $1,765
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $4,748/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

+311.9% since first listed

19 events — show timeline

• 2026-04-20 Listed $243,000 MARMLS
• 2024-01-19 Listing Removed — MARMLS
• 2023-12-21 Price Changed $279,000 MARMLS
• 2023-11-22 Listed $319,000 MARMLS
• 2020-10-16 Sold (Public Records) $155,000 Public Records
• 2020-10-15 Sold (MLS) $155,000 MARMLS
• 2020-09-18 Pending — MARMLS
• 2020-08-09 Price Changed $159,900 MARMLS
• 2020-07-03 Price Changed $165,900 MARMLS
• 2020-03-16 Listed $169,500 MARMLS
• 2016-12-19 Sold (Public Records) $130,000 Public Records
• 2016-11-23 Sold (MLS) $130,000 MARMLS
• 2016-09-16 Pending — MARMLS
• 2016-09-06 Listed $139,900 MARMLS
• 2005-11-14 Sold (Public Records) $146,000 Public Records
• 2004-09-14 Sold (Public Records) $100,000 Public Records
• 2002-11-12 Sold (Public Records) $73,000 Public Records
• 1991-11-20 Sold (Public Records) $60,000 Public Records
• 1980-04-01 Sold (Public Records) $59,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $4,781 · +10.8% YoY. Source: county tax records.