2751 Taft St #305 · Hollywood, FL 33020

$155,000

1 bd · 1.0 ba · 780 sqft · Condo public records · 102 Days on market

Built 1971 $625/mo HOA · 34% 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).

• Cash flow +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

IMPACT WINDOWS Bright and spacious condo filled with natural light, located in the peaceful waterfront community of Watergate in Hollywood. This well-maintained unit features a large open living and dining area, a generously sized bedroom with a walk-in closet, tile flooring throughout, and an open kitchen. The enclosed balcony has been seamlessly incorporated into the living space, making it ideal for a home office, reading nook, or additional guest area. Conveniently located just minutes from I-95Perfect for full-time living or a seasonal retreat in a serene waterfront setting.

Key facts

• Enclosed balcony
• Walk-in closet
• Waterfront community

Tags

• WATERFRONT COMMUNITY
• OPEN KITCHEN
• ENCLOSED BALCONY
• WALK-IN CLOSET

Property features AI

Finance

• Other: Pets allowed with breed restrictions
• HOA & community: Monthly HOA fee of $625; Association amenities include lobby and maintenance; HOA covers insurance, common areas, and hot water

Exterior

• Parking: One parking space
• Security: Security system; Entry phone/intercom
• Utilities: Hot water included in association
• Home design: Condominium; Resale unit; 4-story building; First-floor entry
• Construction: Block construction
• Exterior features: Patio; Waterfront: yes (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Cooling system (other)
• Interior features: Security system with entry phone/intercom; Entry on the first floor; Patio

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-73 ($-872/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (8.3% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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: Oakridge Elementary School (math 17% / reading 26%, grade F, #2,091 of 2,144 statewide, top 98%, 449 students, 82% FRL); Attucks Middle School (math 35% / reading 46%, grade F, #360 of 571 statewide, top 64%, 738 students, 75% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL) — zoned schools average 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-15 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 40% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 102 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $155k implies a 417% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,050 (9.0% 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 102 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.20% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 6.9

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: -23.7%
• Equity multiple: 0.21×
• Total profit: $-34,126
• Equity at exit: $23,111

10-year hold

• IRR: -34.2%
• Equity multiple: -0.21×
• Total profit: $-52,698
• Equity at exit: $13,402

Cash invested: $43,400 (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: 590
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$813
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$65
• HOA: −$625
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-73

Break-even live

Break-even rent $1,956

Max offer price $142,161

Occupancy floor 99%

Sensitivity live

Price	-10% $15	-5% $-29	+0% $-73	+5% $-117	+10% $-160
Rent	-10% $-220	-5% $-146	+0% $-73	+5% $1	+10% $75
Rate	-1.0pp $5	-0.5pp $-33	base $-73	+0.5pp $-113	+1.0pp $-154

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2751 Taft St #107 Hollywood, FL	1.0	1.5	780	$1,700	$2.18	22d	1	0.02mi
2731 Taft St #110 Hollywood, FL	2.0	2.0	1040	$2,400	$2.31	16d	1	0.04mi
2731 Taft St #311 Hollywood, FL	1.0	1.0	780	$1,700	$2.18	25d	1	0.04mi
2731 Taft St #311 Hollywood, FL	1.0	1.0	780	$1,650	$2.12	4d	1	0.04mi
2761 Taft St #106 Hollywood, FL	1.0	1.0	780	$1,800	$2.31	15d	1	0.05mi
2741 Taft St #404 Hollywood, FL	2.0	2.0	1040	$2,475	$2.38	25d	1	0.05mi
2741 Taft St #403 Hollywood, FL	2.0	2.0	1040	$2,100	$2.02	25d	1	0.05mi
2771 Taft St #409 Hollywood, FL	2.0	2.0	1040	$2,400	$2.31	25d	1	0.05mi
2781 Taft St #411 Hollywood, FL	1.0	1.0	780	$1,600	$2.05	25d	1	0.07mi
2781 Taft St #411 Hollywood, FL	1.0	1.0	780	$1,600	$2.05	9d	1	0.07mi
2300 N 29th Ave Hollywood, FL	2.0	2.0	1097	$2,724	$2.48	25d	1	0.31mi
2435 Wilson St Unit 1 Hollywood, FL	2.0	1.0	1111	$2,600	$2.34	16d	1	0.45mi
2614 Sheridan St Unit 1 Hollywood, FL	2.0	1.0	900	$1,900	$2.11	20d	1	0.48mi
2443 Cleveland St Unit 2 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.50mi
2418 Sherman St Unit 1 Hollywood, FL	1.0	1.0	986	$1,700	$1.72	25d	1	0.60mi
2223 Park Ln #306 Hollywood, FL	1.0	1.0	703	$1,825	$2.60	25d	1	0.66mi
2242 Taft St Unit N/A Hollywood, FL	2.0	1.0	980	$11,000	$11.22	25d	1	0.69mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	25d	1	0.70mi
2309 Park Ln #116 Hollywood, FL	2.0	2.0	909	$1,825	$2.01	25d	1	0.71mi
2235 Coolidge St Unit 1 Hollywood, FL	2.0	2.0	990	$2,595	$2.62	25d	1	0.71mi
2200 Park Ln #109 Hollywood, FL	1.0	1.5	727	$1,650	$2.27	4d	1	0.72mi
2218 Roosevelt St Hollywood, FL	2.0	2.0	882	$2,600	$2.95	25d	1	0.75mi
2206 Coolidge St Unit A Hollywood, FL	2.0	1.0	763	$3,100	$4.06	9d	1	0.77mi
1826 N 22nd Ave Unit 1826 Hollywood, FL	2.0	1.0	900	$1,900	$2.11	25d	1	0.78mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	19d	1	0.80mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	2d	1	0.80mi
2910 Pierce St Unit P102 Hollywood, FL	1.0	1.0	700	$1,595	$2.28	25d	1	0.81mi
2910 Pierce St Unit F106 Hollywood, FL	2.0	1.0	850	$1,975	$2.32	3d	1	0.81mi
2128 Roosevelt St Unit 3 Hollywood, FL	2.0	1.0	850	$2,200	$2.59	0d	1	0.82mi
2851 Fillmore St Unit 507 Hollywood, FL	1.0	1.0	600	$1,600	$2.67	0d	1	0.83mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$1,595	$1.99	25d	1	0.83mi
2847 Fillmore St Hollywood, FL	1.0	1.0	700	$1,600	$2.29	3d	1	0.83mi
2111 Roosevelt St Unit 3 Hollywood, FL	1.0	1.0	600	$1,425	$2.38	25d	1	0.85mi
2832 Fillmore St #18 Hollywood, FL	2.0	2.0	1055	$2,050	$1.94	0d	1	0.86mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	9d	1	0.87mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	25d	1	0.87mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	25d	1	0.94mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	9d	1	0.94mi
1555 SW 12th Ave Dania Beach, FL	2.0	1.0	929	$1,898	$2.04	15d	3	0.95mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	25d	1	0.96mi

HOA detail condo

• Monthly dues: $625 · $7,500/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $155,000 Active 102 DOM
2. 2026-06-18
   days on market $155,000 Active 99 DOM
3. 2026-06-17
   days on market $155,000 Active 98 DOM
4. 2026-06-16
   days on market $155,000 Active 97 DOM
5. 2026-06-15
   days on market $155,000 Active 96 DOM
6. 2026-06-13
   days on market $155,000 Active 94 DOM
7. 2026-06-09
   days on market $155,000 Active 90 DOM
8. 2026-06-07
   days on market $155,000 Active 88 DOM
9. 2026-06-04
   days on market $155,000 Active 85 DOM
10. 2026-06-03
    days on market $155,000 Active 84 DOM
11. 2026-06-02
    days on market $155,000 Active 83 DOM
12. 2026-06-01
    days on market $155,000 Active 82 DOM
13. 2026-05-31
    days on market $155,000 Active 81 DOM
14. 2026-02-23
    listed $155,000 Active
15. 1996-05-08
    soldstatus $30,000
16. 1995-03-23
    soldstatus $30,000
17. 1995-03-23
    soldstatus $30,000
18. 1980-07-01
    soldstatus $43,000

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$771/yr (+$64/mo · 149.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 21 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: $22,371
• − Mortgage interest: −$8,682
• − Property taxes: −$516
• − Insurance: −$775
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$7,500
• − Depreciation: −$4,509
• Taxable loss: −$3,191
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $-106/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

+260.5% since first listed

5 events — show timeline

• 2026-02-23 Listed $155,000 Beaches MLS
• 1996-05-08 Sold (Public Records) $30,000 Public Records
• 1995-03-23 Sold (Public Records) $30,000 Public Records
• 1995-03-23 Sold (Public Records) $30,000 Public Records
• 1980-07-01 Sold (Public Records) $43,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $516 · +3.7% YoY. Source: county tax records.