200 Ashbury Rd #106 · Hollywood, FL 33024

$110,000

1 bd · 2.0 ba · 660 sqft · Condo public records · 33 Days on market

Built 1971 $555/mo HOA · 32% of rent

---

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

• 1% rule +10.0/10.0
• Cash flow +9.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• $555 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with size limits
• HOA & community: Has association (Carriage Hills Condo Association); Monthly association fee; Association amenities include: basketball court, billiard room, clubhouse, elevator(s), fitness center, parking, pool, sauna, shuffleboard court, spa/hot tub, tennis courts, bike storage, community room, maintained community, sidewalks, street lights, maintenance, recreation facilities; Association fee includes cable TV, internet, and water

Exterior

• Parking: Assigned parking; Driveway; Guest parking; 1 total parking space
• Security: Key card entry; Phone/intercom entry; Security gate
• Utilities: Public water; Private sewer; Cable available; Sewer available
• Home design: Condominium; One level; First-floor entry; Faces north; Resale
• Construction: Concrete/CBS construction; 3-story building; Other roof
• Exterior features: Covered patio; Patio; Not waterfront; Accessible approach with ramp

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Gas range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s); Electric cooling
• Interior features: Entrance foyer; Walk-in closet(s); Satellite dish; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $-68 ($-818/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (11.0% below list).
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $98k (11.0% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: Driftwood Elementary School (math 26% / reading 41%, grade F, #1,758 of 2,144 statewide, top 83%, 522 students, 73% FRL); Driftwood Middle School (math 34% / reading 45%, grade F, #373 of 571 statewide, top 66%, 1,136 students, 71% FRL); Hollywood Hills High School (math 14% / reading 31%, grade F, #539 of 667 statewide, top 81%, 1,718 students, 68% FRL) — zoned schools average 71% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.0%/yr); 338 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $761 of loan paydown is wiped out by about $3k 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 33 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $110k implies a 547% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,951 (11.0% 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 33 days. Have you received any prior offers? Is the seller open to a 11% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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: 1.56% ✓
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.19×
• Total profit: $-25,100
• Equity at exit: $16,401

10-year hold

• IRR: -36.7%
• Equity multiple: -0.26×
• Total profit: $-38,955
• Equity at exit: $9,511

Cash invested: $30,800 (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 33024

• Rents YoY: 1.0%
• Active inventory: 338
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,713 high
• Mortgage (P&I): −$577
• Tax from tax record: −$244 /mo · $2,926/yr
• Insurance: −$46
• HOA: −$555
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-68

Break-even live

Break-even rent $1,799

Max offer price $97,951

Occupancy floor 99%

Sensitivity live

Price	-10% $-6	-5% $-37	+0% $-68	+5% $-99	+10% $-130
Rent	-10% $-204	-5% $-136	+0% $-68	+5% $-1	+10% $67
Rate	-1.0pp $-13	-0.5pp $-40	base $-68	+0.5pp $-97	+1.0pp $-126

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 Berkley Rd #209 Hollywood, FL	1.0	1.5	650	$1,600	$2.46	26d	1	0.05mi
251 Berkley Rd #209 Hollywood, FL	1.0	1.5	650	$1,600	$2.46	4d	1	0.05mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$1,600	$1.90	22d	2	0.13mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$1,600	$1.90	7d	2	0.13mi
100 Berkley Rd #109 Hollywood, FL	1.0	1.5	710	$1,650	$2.32	1d	1	0.19mi
6761 Allen St Unit 6761 Hollywood, FL	1.0	1.0	350	$1,600	$4.57	26d	1	0.28mi
7400 Stirling Rd Hollywood, FL	2.0	1.0	610	$1,758	$2.88	1d	11	0.53mi
7550 Stirling Rd Hollywood, FL	1.0–2.0	1.0–2.0	872	$1,725	$1.98	1d	6	0.71mi
7025 Stirling Rd Davie, FL	1.0–3.0	1.0–2.0	1044	$2,199	$2.11	4d	17	0.74mi
7610 Stirling Rd Hollywood, FL	1.0	1.0	750	$1,675	$2.23	26d	2	0.83mi
7610 Stirling Rd Unit 204C Hollywood, FL	1.0	1.0	750	$1,675	$2.23	16d	1	0.84mi
6820 Scott St Unit NA Hollywood, FL	—	1.0	400	$1,250	$3.12	26d	1	1.15mi
6350 Griffin Rd Unit 1X1 Davie, FL	1.0	1.0	611	$2,195	$3.59	26d	1	1.34mi
6601 SW 46th St Unit 106 Davie, FL	1.0	1.0	650	$1,550	$2.38	1d	1	1.38mi
7121 Taft St Unit A Hollywood, FL	—	1.0	400	$1,250	$3.12	26d	1	1.42mi
7151 Taft St Unit B Hollywood, FL	1.0	1.0	500	$1,000	$2.00	26d	1	1.42mi
3700 N 56th Ave #1015 Hollywood, FL	1.0	1.0	659	$1,900	$2.88	9d	1	1.49mi
3700 N 56th Ave Hollywood, FL	1.0–2.0	1.0	704	$1,675	$2.38	26d	3	1.49mi
3680 N 56th Ave Hollywood, FL	2.0	1.0	816	$1,925	$2.36	13d	2	1.49mi
3680 N 56th Ave #823 Hollywood, FL	2.0	1.0	749	$2,500	$3.34	7d	1	1.50mi

HOA detail condo

• Monthly dues: $555 · $6,660/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-18
   status Pending
2. 2026-05-04
   price $110,000
3. 2026-04-15
   listed $120,000 Active
4. 1971-07-01
   soldstatus $17,000

ⓘ 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: $2,926 · $244/mo
• Projected year-2 tax: $2,926 · $244/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 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 29 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: $20,556
• − Mortgage interest: −$6,162
• − Property taxes: −$2,926
• − Insurance: −$550
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$6,660
• − Depreciation: −$3,200
• Taxable loss: −$2,230
• Est. tax savings @ 24.0%: +$535
• After-tax cash flow: $-283/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): 76,585
• Household income: $80,061
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 2813.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 23% White 22% Black 17% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 13% Dominican 5%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 44% English-only · Spanish 46% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -442.20%
• Current HPI: 464.3405
• Rent YoY: ▲ 1.01%
• 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

+547.1% since first listed

4 events — show timeline

• 2026-05-18 Pending — Beaches MLS
• 2026-05-04 Price Changed $110,000 Beaches MLS
• 2026-04-15 Listed $120,000 Beaches MLS
• 1971-07-01 Sold (Public Records) $17,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,926 · +5.2% YoY. Source: county tax records.