3205 South St · Hollywood, FL 33021

$149,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 177 Days on market

Manufactured home Built 2026 Good condition $156/sqft · 40% below area Est $249k · 40% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.0

Listing remarks

This 2.0 bed 2.0 bath manufactured home in Orangebrook, Hollywood, FL offers 960 square feet of modern living space. Built in 2026 by Fleetwood, this home boasts a spacious living room, dining room, walk-in closet, kitchen, and laundry room. The interior features include an oven, fridge, dishwasher, microwave, and washer/dryer hook up, making it a convenient and comfortable living space. The exterior of the home features a carport and shed for additional storage space. Orangebrook is a thriving and tightly knit community located in the heart of Hollywood, FL.

Key facts

• Walk-in closet
• Kitchen
• Laundry room

Tags

• MODERN LIVING SPACE
• SPACIOUS LIVING ROOM
• WALK-IN CLOSET
• KITCHEN
• LAUNDRY ROOM
• CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.3% 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 (+2.4%/yr); 806 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 177 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $249,000
• List price: $149,900
• Delta: -39.80%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2651 Fletcher Ct	0.82mi	3/2.0 (+1)	1,012 (+5%)	0mo	$472,000	$466	51
510 S Park Rd Unit 22-10	0.71mi	2/2.0	1,060 (+10%)	0mo	$210,000	$198	50
530 S Park Rd Unit 28-11	0.73mi	2/2.0	1,060 (+10%)	0mo	$210,000	$198	49
440 S Park Rd Unit 4-102	0.81mi	2/2.0	867 (-10%)	0mo	$242,000	$279	49
3850 Washington St #1010	0.64mi	2/2.0	1,164 (+21%)	0mo	$180,000	$155	45
5300 Washington St Unit R110	1.46mi	2/2.0	1,078 (+12%)	0mo	$77,000	$71	44
4812 Washington St #3	1.22mi	2/2.0	1,080 (+12%)	1mo	$275,000	$255	44
4950 Washington St #1	1.29mi	2/2.0	1,080 (+12%)	1mo	$300,000	$278	44
3850 Washington St #215	0.64mi	1/1.5 (-1)	844 (-12%)	0mo	$165,000	$195	42
3850 Washington St #409	0.64mi	1/1.5 (-1)	844 (-12%)	0mo	$95,000	$113	42
420 S Park Rd #108	0.80mi	2/2.0	820 (-15%)	1mo	$228,000	$278	40
1018 Foster Rd	0.64mi	3/2.0 (+1)	1,127 (+17%)	1mo	$438,000	$389	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-14,173
• Equity at exit: $22,351

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,749
• Equity at exit: $12,961

Cash invested: $41,972 (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 →

Active competition Active MLS

• For sale now: 21 active · 2 under contract
• Median asking: $85,000 ($99/sqft)
• Median days on market: 17 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +161.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33021

• Rents YoY: 2.4%
• Active inventory: 806
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $173

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 84%

Sensitivity live

Price	-10% $276	-5% $224	+0% $173	+5% $121	+10% $69
Rent	-10% $52	-5% $112	+0% $173	+5% $233	+10% $294
Rate	-1.0pp $248	-0.5pp $211	base $173	+0.5pp $134	+1.0pp $94

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: $37,475
• Closing costs: $4,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 W Pembroke Rd Unit 202 Hallandale Beach, FL	1.0	1.0	759	$2,300	$3.03	9d	1	0.28mi
401 W Pembroke Rd Unit 201 Hallandale Beach, FL	1.0	1.5	990	$2,450	$2.47	9d	1	0.28mi
401 W Pembroke Rd Unit 203 Hallandale Beach, FL	1.0	1.5	1083	$2,550	$2.35	9d	1	0.28mi
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,488	$2.22	0d	26	0.29mi
3500 Washington St Unit 206 Hollywood, FL	1.0	1.5	950	$1,655	$1.74	10d	1	0.47mi
2906 Mayo St Hollywood, FL	2.0	2.0	959	$2,345	$2.45	93d	1	0.54mi
2915 Plunkett St Unit 11D Hollywood, FL	1.0	1.0	640	$1,499	$2.34	23d	1	0.55mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,500	$2.34	23d	1	0.55mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,500	$2.34	10d	1	0.55mi
2915 Plunkett St Unit 11D Hollywood, FL	1.0	1.0	640	$1,499	$2.34	10d	1	0.55mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$2,380	$2.38	0d	12	0.55mi
2917 Plunkett St Unit 28C Hollywood, FL	2.0	1.0	900	$1,740	$1.93	10d	1	0.56mi
2917 Plunkett St Unit 28C Hollywood, FL	2.0	1.0	900	$1,740	$1.93	3d	1	0.56mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,890	$2.10	105d	1	0.56mi
2917 Plunkett St Unit 17C Hollywood, FL	1.0	1.0	640	$1,395	$2.18	40d	1	0.56mi
2918 Funston St Unit 34B Hollywood, FL	1.0	1.0	640	$1,550	$2.42	43d	1	0.57mi
4200 Hillcrest Dr #604 Hollywood, FL	2.0	1.5	844	$1,850	$2.19	19d	1	0.59mi
4200 Hillcrest Dr #604 Hollywood, FL	2.0	1.5	844	$1,850	$2.19	10d	1	0.59mi
4200 Hillcrest Dr #809 Hollywood, FL	1.0	1.5	844	$1,790	$2.12	80d	1	0.59mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$2,395	$3.19	109d	1	0.60mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,745	$2.33	10d	1	0.60mi
620 S Park Rd Apt 2-16 Hollywood, FL	1.0	1.0	650	$1,749	$2.69	7d	1	0.61mi
620 S Park Rd Apt 2-23 Hollywood, FL	1.0	1.0	650	$1,700	$2.62	2d	1	0.61mi
620 S Park Rd Apt 2-16 Hollywood, FL	1.0	1.0	650	$1,799	$2.77	18d	1	0.61mi
620 S Park Rd Apt 2-23 Hollywood, FL	1.0	1.0	650	$1,800	$2.77	7d	1	0.61mi
620 S Park Rd Apt 2-23 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	10d	1	0.61mi
620 S Park Rd Unit 31-2 Hollywood, FL	1.0	1.0	841	$1,800	$2.14	165d	1	0.61mi
1042 Foster Rd Unit 1-2 Hallandale Beach, FL	1.0	1.0	973	$1,500	$1.54	113d	1	0.61mi
1042 Foster Rd Unit 1-2 Hallandale Beach, FL	1.0	1.0	973	$1,500	$1.54	10d	1	0.61mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$1,950	$2.32	129d	1	0.63mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$1,950	$2.32	145d	1	0.63mi
630 S Park Rd Hollywood, FL	1.0	1.0	745	$1,800	$2.41	10d	2	0.64mi
630 S Park Rd Unit 3-27 Hollywood, FL	1.0	1.0	841	$1,850	$2.20	5d	1	0.64mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	165d	1	0.65mi
520 S Park Rd Unit 24-12 Hollywood, FL	1.0	1.0	841	$1,800	$2.14	17d	1	0.67mi
520 S Park Rd Apt 12-24 Hollywood, FL	1.0	1.0	841	$1,750	$2.08	1d	1	0.67mi
520 S Park Rd Apt 12-18 Hollywood, FL	2.0	2.0	1060	$2,100	$1.98	10d	1	0.67mi
520 S Park Rd Unit 18-12 Hollywood, FL	2.0	2.0	1060	$2,100	$1.98	23d	1	0.67mi
540 S Park Rd Unit 15-9 Hollywood, FL	1.0	1.0	841	$1,670	$1.99	95d	1	0.67mi
540 S Park Rd Unit 110-9 Hollywood, FL	1.0	1.0	650	$1,700	$2.62	65d	1	0.67mi

Property features AI

Finance

• Other: Address: 3205 South St, Hollywood FL 33021Listing status: ActiveInformation provided by Zillow; buyer to verify
• Financial info: List price $149,900

Exterior

• Home design: Spec inventory new constructionPlan named "3205 South Street"

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Living area approximately 960

Listing history 50 events

1. 2026-11-08
   days on market $149,900 Active 177 DOM
2. 2026-11-07
   days on market $149,900 Active 176 DOM
3. 2026-11-07
   days on market $149,900 Active 175 DOM
4. 2026-11-05
   days on market $149,900 Active 174 DOM
5. 2026-11-04
   days on market $149,900 Active 173 DOM
6. 2026-11-02
   days on market $149,900 Active 171 DOM
7. 2026-11-01
   days on market $149,900 Active 170 DOM
8. 2026-10-31
   days on market $149,900 Active 169 DOM
9. 2026-10-30
   days on market $149,900 Active 168 DOM
10. 2026-10-29
    days on market $149,900 Active 167 DOM
11. 2026-10-28
    days on market $149,900 Active 166 DOM
12. 2026-10-27
    days on market $149,900 Active 165 DOM
13. 2026-10-26
    days on market $149,900 Active 164 DOM
14. 2026-10-26
    days on market $149,900 Active 163 DOM
15. 2026-10-24
    days on market $149,900 Active 162 DOM
16. 2026-10-23
    days on market $149,900 Active 161 DOM
17. 2026-10-22
    days on market $149,900 Active 160 DOM
18. 2026-10-21
    days on market $149,900 Active 159 DOM
19. 2026-10-20
    days on market $149,900 Active 158 DOM
20. 2026-10-19
    days on market $149,900 Active 157 DOM
21. 2026-10-18
    days on market $149,900 Active 156 DOM
22. 2026-10-17
    days on market $149,900 Active 155 DOM
23. 2026-10-16
    days on market $149,900 Active 154 DOM
24. 2026-10-15
    days on market $149,900 Active 153 DOM
25. 2026-10-14
    days on market $149,900 Active 152 DOM
26. 2026-10-13
    days on market $149,900 Active 151 DOM
27. 2026-10-12
    days on market $149,900 Active 150 DOM
28. 2026-10-11
    days on market $149,900 Active 149 DOM
29. 2026-10-10
    days on market $149,900 Active 148 DOM
30. 2026-10-09
    days on market $149,900 Active 147 DOM
31. 2026-10-08
    days on market $149,900 Active 146 DOM
32. 2026-10-08
    days on market $149,900 Active 145 DOM
33. 2026-10-06
    days on market $149,900 Active 144 DOM
34. 2026-10-05
    days on market $149,900 Active 143 DOM
35. 2026-10-04
    days on market $149,900 Active 142 DOM
36. 2026-10-03
    days on market $149,900 Active 141 DOM
37. 2026-10-02
    days on market $149,900 Active 140 DOM
38. 2026-09-29
    days on market $149,900 Active 137 DOM
39. 2026-09-27
    days on market $149,900 Active 135 DOM
40. 2026-09-22
    days on market $149,900 Active 130 DOM
41. 2026-09-20
    days on market $149,900 Active 128 DOM
42. 2026-09-18
    days on market $149,900 Active 126 DOM
43. 2026-09-17
    days on market $149,900 Active 125 DOM
44. 2026-09-16
    days on market $149,900 Active 124 DOM
45. 2026-09-15
    days on market $149,900 Active 123 DOM
46. 2026-09-14
    days on market $149,900 Active 122 DOM
47. 2026-09-13
    days on market $149,900 Active 121 DOM
48. 2026-09-12
    days on market $149,900 Active 120 DOM
49. 2026-09-11
    days on market $149,900 Active 119 DOM
50. 2026-09-05
    days on market $149,900 Active 113 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 18% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,358
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$4,361
• Taxable loss: −$334
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $2,152/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.

Condition & rehab AI · 7 photos

Good 80/100 None rehab

This 2026 Fleetwood manufactured home in Orangebrook, Hollywood, FL is in excellent condition with modern amenities and a well-maintained exterior. It offers a spacious living area and is ready for immediate occupancy.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Colbert Elementary School F FL #1,797/2,144 Nat'l #24,950/41,679 Middle Mcnicol Middle School F FL #486/571 Nat'l #9,545/14,009 High Hallandale High School F FL #597/667 Nat'l #15,029/17,239

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

B Composite livability gradescore 76/100

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 · 2,207,033 people
• City population: 109,079
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 48,464
• Household income: $71,318
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 20% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 45% Hispanic / Latino 37% Two or more races 17% Black 13% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Cuban 10% Dominican 2%
• Languages at home: 53% English-only · Spanish 33% French/Haitian/Cajun 4% Russian/Polish/Slavic 2%

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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: ▼ -404.28%
• Current HPI: 429.7129
• Rent YoY: ▲ 2.41%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Address: 3205 South St, Hollywood FL 33021Listing status: ActiveInformation provided by Zillow; buyer to verify
• Financial info: List price $149,900

Exterior

• Home design: Spec inventory new constructionPlan named "3205 South Street"

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Living area approximately 960