1812 Coolidge St · Hollywood, FL 33020

$850,000

20 bd · 24.0 ba · 2,812 sqft · MultiFamily · 21 Days on market

Built 1940 Good condition ↓ 11% since listing

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Why this score? — see what drove the B- 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Fourplex with Strong income at 1812 Coolidge St. This beautiful and large fourplex is currently operating as an oversized 3-unit property generating $6,150/month, with potential to increase significantly by converting back to the original fourplex layout. Features include a newer roof, central A/C, security system, fully fenced lot with electric gate, and ample parking. Updated interiors and a large lot just off US-1, minutes from Hollywood Beach, I-95, and Fort Lauderdale–Hollywood Int’l Airport. Zoned for up to 30 units, offering excellent redevelopment potential. Includes two structures, outdoor seating, storage sheds, and a prime location behind a Dollar Store with excellent

Key facts

• 5 parking spots
• Built 1940
• Listed 21 days

Property features AI

Finance

• Financial info: Units are currently leased: rents reported as $1,300 (efficiency), $1,700 (2-bed), $3,300 (3-bed)

Exterior

• Parking: Five parking spaces; Each unit has an assigned parking space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story building
• Construction: Block construction; Built-Up roof; Shingle roof
• Exterior features: Less than quarter acre lot; Zoned FH-2

Interior

• Bedrooms: One efficiency unit; One 2-bedroom unit; One 3-bedroom unit
• Flooring: Vinyl
• Bathrooms: One full bathroom in the efficiency unit; Two full bathrooms in the 2-bedroom unit; Three full bathrooms in the 3-bedroom unit
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/6.0-bath units multifamily listed at $850k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive. Per door: $758/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $850k).
• Recommended offer: $837k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• Market conditions: Rents flat; 589 active listings in the ZIP; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $11,276/mo this rent would consume 240% 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 $6k of loan paydown is wiped out by about $26k 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 21 days — a 2% lower offer ($837k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $837,250 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.30%
• DSCR: 1.68
• GRM: 6.3

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: 3.1%
• Equity multiple: 1.11×
• Total profit: $27,234
• Equity at exit: $126,738

10-year hold

• IRR: 10.0%
• Equity multiple: 1.68×
• Total profit: $162,415
• Equity at exit: $73,492

Cash invested: $238,000 (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: 25.1×

Monthly cashflow live

• Estimated rent: $11,276 medium
• Mortgage (P&I): −$4,457
• Tax est. 1.5%: −$1,062 /mo · $12,750/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,368
• Net cashflow: $3,034

Break-even live

Break-even rent $7,436

Max offer price $850,000

Occupancy floor 68%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	5	6	$11,276
Total (4 units)			$11,276

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-21
   status Pending
2. 2026-04-30
   listed $850,000 Active
3. 2026-04-27
   historical
4. 2026-02-23
   price $899,000
5. 2026-02-20
   price $950,000
6. 2026-02-04
   price $895,000
7. 2025-12-26
   listed $950,000 Active
8. 2025-11-26
   historical
9. 2025-11-03
   status Active
10. 2025-10-22
    historical
11. 2025-10-20
    listed $950,000 Active

ⓘ 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 5/10 Major FEMA zone X (shaded) · 47% 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: $135,312
• − Mortgage interest: −$47,613
• − Property taxes: −$12,750
• − Insurance: −$4,250
• − Repairs & maintenance: −$10,825
• − Management: −$10,825
• − Depreciation: −$24,727
• Taxable income: $24,322
• Est. tax owed @ 24.0%: −$5,837
• After-tax cash flow: $30,569/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 · 13 photos

Good 80/100 Cosmetic rehab

The property is in good condition with minimal repairs needed. Painting the exterior walls and landscaping will significantly increase its value for both resale and rental.

Value-add opportunities

• Both Paint the exterior walls and siding — Painting the exterior walls and siding will improve the curb appeal and increase the property's value for both resale and rental.
• Both Replace any damaged landscaping — Replacing damaged landscaping will improve the curb appeal and increase the property's value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls and siding — Painting the exterior walls and siding will improve the curb appeal and increase the property's value for both resale and rental. ↑
• Both Replace any damaged landscaping — Replacing damaged landscaping will improve the curb appeal and increase the property's value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.5% since first listed

11 events — show timeline

• 2026-05-21 Pending — MARMLS
• 2026-04-30 Listed $850,000 MARMLS
• 2026-04-27 Listing Removed — MARMLS
• 2026-02-23 Price Changed $899,000 MARMLS
• 2026-02-20 Price Changed $950,000 MARMLS
• 2026-02-04 Price Changed $895,000 MARMLS
• 2025-12-26 Listed $950,000 MARMLS
• 2025-11-26 Listing Removed — MARMLS
• 2025-11-03 Relisted — MARMLS
• 2025-10-22 Listing Removed — MARMLS
• 2025-10-20 Listed $950,000 MARMLS