2411 Hayes St · Hollywood, FL 33020

$455,990

2 bd · 1.0 ba · 1,068 sqft · MultiFamily public records · 35 Days on market

Built 1952 7,500 sqft lot

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

• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Cash flow +3.5/30.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Great investment opportunity in the heart of Hollywood. This 3-bedroom, 2-bath single-family home offers over 1,500 sq ft of living space and is currently divided into two separate areas, with one side rented at $2,400/month and the other vacant. Ideal for investors seeking immediate income with added upside, or for end users looking to convert it back into a full single-family residence. The property features a roof replaced in 2021 and is located in a growing, high-demand area close to shopping, major highways, and public transportation. Strong potential for appreciation and value-add. Priced to sell.

Key facts

• 7,500 sq ft lot
• Garage
• Built 1952

Property features AI

Finance

• Other: Zoning: RM-9; Lot less than quarter acre (approx. 7,500 sq ft)
• HOA & community: Community laundry facilities

Exterior

• Parking: Attached or detached garage with 1 covered space (1-car garage)
• Utilities: Septic tank
• Home design: Single-story home; Faces south; Block construction
• Construction: Block construction; Effective year built
• Exterior features: Patio; Fruit trees; Canal front

Interior

• Kitchen: Refrigerator
• Bedrooms: Includes a bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric cooling
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Shared laundry facilities in the community

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $456k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (53.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (45.4% below list).
• Recommended offer: $211k (53.6% below list) — sets the bar for cash-flow.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,489/mo this rent would consume 53% 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 $3k of loan paydown is wiped out by about $14k 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 35 days — a 3% lower offer ($442k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $211,435 (53.6% 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 35 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — 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. 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?
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: 0.55% ✗
• Cap rate: 2.65%
• Cash-on-cash: -13.01%
• DSCR: 0.42
• GRM: 15.3

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: -43.6%
• Equity multiple: -0.32×
• Total profit: $-168,175
• Equity at exit: $67,990

10-year hold

• IRR: -96.3%
• Equity multiple: -1.22×
• Total profit: $-283,783
• Equity at exit: $39,426

Cash invested: $127,677 (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: 15.3×

Monthly cashflow live

• Estimated rent: $2,489 high
• Mortgage (P&I): −$2,391
• Tax from tax record: −$769 /mo · $9,229/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-1,384

Break-even live

Break-even rent $4,241

Max offer price $211,435

Occupancy floor —

Sensitivity live

Price	-10% $-1,126	-5% $-1,255	+0% $-1,384	+5% $-1,513	+10% $-1,642
Rent	-10% $-1,581	-5% $-1,483	+0% $-1,384	+5% $-1,286	+10% $-1,188
Rate	-1.0pp $-1,155	-0.5pp $-1,268	base $-1,384	+0.5pp $-1,503	+1.0pp $-1,623

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: $113,998
• Closing costs: $13,680
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2434 McKinley St Hollywood, FL	3.0	2.0	1215	$3,700	$3.05	5d	1	0.23mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	25d	1	0.29mi
1427 N 26th Ave Hollywood, FL	3.0	1.0	1297	$2,500	$1.93	25d	1	0.32mi
2218 Roosevelt St Hollywood, FL	2.0	2.0	882	$2,600	$2.95	25d	1	0.33mi
2127 McKinley St Unit back Hollywood, FL	3.0	2.0	1450	$2,700	$1.86	25d	1	0.35mi
2242 Taft St Unit N/A Hollywood, FL	2.0	1.0	980	$11,000	$11.22	25d	1	0.36mi
2511 Pierce St #1 Hollywood, FL	3.0	2.5	1500	$3,800	$2.53	25d	1	0.36mi
1720 N 25th Ave Hollywood, FL	2.0	2.0	1166	$1,750	$1.50	20d	1	0.40mi
2435 Wilson St Unit 1 Hollywood, FL	2.0	1.0	1111	$2,600	$2.34	15d	1	0.43mi
2447 Wilson St Hollywood, FL	3.0	2.0	1126	$3,400	$3.02	8d	1	0.45mi
1826 N 22nd Ave Unit 1826 Hollywood, FL	2.0	1.0	900	$1,900	$2.11	25d	1	0.51mi
2538 Harding St Hollywood, FL	2.0	1.0	1282	$2,500	$1.95	25d	1	0.51mi
2746 Johnson St Unit W Hollywood, FL	3.0	2.0	1200	$2,600	$2.17	25d	1	0.55mi
2746 Johnson St Unit W Hollywood, FL	3.0	2.0	1200	$2,600	$2.17	2d	1	0.55mi
2206 Coolidge St Unit A Hollywood, FL	2.0	1.0	763	$3,100	$4.06	8d	1	0.57mi
2235 Coolidge St Unit 1 Hollywood, FL	2.0	2.0	990	$2,595	$2.62	25d	1	0.57mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	8d	1	0.61mi
1907 Cleveland St Unit rear Hollywood, FL	3.0	2.0	1300	$2,500	$1.92	25d	1	0.61mi
2830 Johnson St #1 Hollywood, FL	3.0	2.0	1246	$2,999	$2.41	25d	1	0.63mi
1855 Cleveland St Unit A Hollywood, FL	2.0	1.0	1370	$2,300	$1.68	25d	1	0.64mi
1855 Cleveland St Unit A Hollywood, FL	2.0	1.0	1370	$2,300	$1.68	8d	1	0.64mi
2741 Taft St #404 Hollywood, FL	2.0	2.0	1040	$2,475	$2.38	25d	1	0.66mi
2741 Taft St #403 Hollywood, FL	2.0	2.0	1040	$2,100	$2.02	25d	1	0.66mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	16d	94	0.67mi
2831 Pierce St #106 Hollywood, FL	2.0	1.5	1300	$2,300	$1.77	16d	1	0.68mi
1825 Cleveland St #12 Hollywood, FL	2.0	1.0	857	$2,000	$2.33	12d	1	0.68mi
2309 Liberty St Unit A Hollywood, FL	3.0	2.0	1180	$2,800	$2.37	25d	1	0.69mi
2731 Taft St #311 Hollywood, FL	1.0	1.0	780	$1,650	$2.12	3d	1	0.69mi
2731 Taft St #311 Hollywood, FL	1.0	1.0	780	$1,700	$2.18	25d	1	0.69mi
2731 Taft St #110 Hollywood, FL	2.0	2.0	1040	$2,400	$2.31	16d	1	0.69mi
2761 Taft St #106 Hollywood, FL	1.0	1.0	780	$1,800	$2.31	14d	1	0.70mi
2751 Taft St #107 Hollywood, FL	1.0	1.5	780	$1,700	$2.18	21d	1	0.71mi
2650 Scott St Hollywood, FL	3.0	2.0	1400	$5,500	$3.93	25d	1	0.72mi
2917 McKinley St Hollywood, FL	3.0	2.0	1492	$3,650	$2.45	25d	1	0.73mi
2781 Taft St #411 Hollywood, FL	1.0	1.0	780	$1,600	$2.05	25d	1	0.74mi
2781 Taft St #411 Hollywood, FL	1.0	1.0	780	$1,600	$2.05	8d	1	0.74mi
1816 Roosevelt St Hollywood, FL	2.0	1.0	1010	$2,590	$2.56	8d	1	0.74mi
2645 Scott St Hollywood, FL	3.0	2.0	1320	$4,199	$3.18	6d	1	0.74mi
2771 Taft St #409 Hollywood, FL	2.0	2.0	1040	$2,400	$2.31	25d	1	0.74mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	8d	1	0.75mi

Listing history 15 events

1. 2026-06-04
   days on market $455,990 Active 35 DOM
2. 2026-06-03
   days on market $455,990 Active 34 DOM
3. 2026-06-02
   days on market $455,990 Active 33 DOM
4. 2026-06-01
   days on market $455,990 Active 32 DOM
5. 2026-05-31
   days on market $455,990 Active 31 DOM
6. 2026-05-19
   price $459,990
7. 2026-04-30
   listed $465,000 Active
8. 2026-03-19
   historical
9. 2025-10-16
   price $489,000
10. 2025-08-29
    listed $515,000 Active
11. 2022-06-16
    soldstatus $470,000
12. 2022-03-18
    historical
13. 2022-03-08
    listed $460,000 Active
14. 1994-06-13
    soldstatus $55,000
15. 1989-09-22
    soldstatus $75,000

ⓘ 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: $9,229 · $769/mo
• Projected year-2 tax: $9,229 · $769/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 1/10 Low FEMA zone X (shaded) · 0% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,862
• − Mortgage interest: −$25,543
• − Property taxes: −$9,229
• − Insurance: −$2,280
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$13,265
• Taxable loss: −$25,232
• Est. tax savings @ 24.0%: +$6,056
• After-tax cash flow: $-10,557/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

+513.3% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $459,990 MARMLS
• 2026-04-30 Listed $465,000 MARMLS
• 2026-03-19 Listing Removed — MARMLS
• 2025-10-16 Price Changed $489,000 MARMLS
• 2025-08-29 Listed $515,000 MARMLS
• 2022-06-16 Sold (Public Records) $470,000 Public Records
• 2022-03-18 Listing Removed — MARMLS
• 2022-03-08 Listed $460,000 MARMLS
• 1994-06-13 Sold (Public Records) $55,000 Public Records
• 1989-09-22 Sold (Public Records) $75,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $9,229 · -11.7% YoY. Source: county tax records.