2010 Fillmore St #303 · Hollywood, FL 33020

$127,000

1 bd · 2.0 ba · 696 sqft · Condo public records · 80 Days on market

Built 1971 $258/mo HOA · 13% of rent

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

Listing remarks

Move-in ready! 1br 1.5 bath condo in a quiet 55+ community. Near everything! shops, bank, restaurants, entertainment, golf course, FLL airport, main routes, within walking distance to vibrant downtown Hollywood and just a short drive from world-famous Hollywood Beach Broadwalk! Refreshed in 2019, new kitchen, granite countertops, new baths, new hurricane-impact windows and doors, flat ceilings, crown moldings, new a/c, tile throughout, two walking-closets plus additional storage space, 1 assigned, covered parking space, washer & dryer in every floor, courtyard, furnishing included at no charge, or can be removed upon request. Bldg. has passed the 40/50 years inspections, well-funded

Key facts

• Flat ceilings
• New kitchen
• New baths

Tags

• NEW KITCHEN
• GRANITE COUNTERTOPS
• NEW BATHS
• HURRICANE PROOF WINDOWS
• CROWN MOLDINGS
• FLAT CEILINGS

Property features AI

Finance

• Other: Senior community
• Financial info: Not a land lease; Pets not allowed
• HOA & community: Association: Fillmore Condo Apartments, Inc.; Monthly HOA fee; Association amenities: Car wash area, Elevator(s), Laundry, Parking, Storage, Trash chute, Lobby; HOA fees cover: Insurance, Grounds maintenance, Structure maintenance, Pest control, Sewer, Trash, Water, Common areas, Elevator, Legal/Accounting, Reserve funds, Roof repairs

Exterior

• Parking: Assigned covered parking; Detached garage available
• Security: Closed circuit cameras; Smoke detectors; Security system; Entry phone/intercom
• Utilities: Has heating and cooling
• Home design: Condominium; One level; Faces north; Resale property
• Construction: CBS construction; Flat roof; 4 total stories
• Exterior features: Chain link fence; Not waterfront; Road frontage west of US-1

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Main level bedrooms not indicated
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Intercom; Furnished; Single-hung metal windows
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $127k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $119k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: Dania Elementary School (math 37% / reading 52%, grade F, #1,288 of 2,144 statewide, top 62%, 414 students, 76% FRL); Olsen Middle School (math 18% / reading 24%, grade F, #555 of 571 statewide, top 97%, 633 students, 73% 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 69% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 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; 589 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $878 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $28k; list at $127k implies a 355% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $119,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 11.29%
• Cash-on-cash: 17.84%
• DSCR: 1.79
• GRM: 5.3

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: 6.1%
• Equity multiple: 1.23×
• Total profit: $8,233
• Equity at exit: $18,936

10-year hold

• IRR: 12.8%
• Equity multiple: 1.89×
• Total profit: $31,592
• Equity at exit: $10,981

Cash invested: $35,560 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$666
• Tax from tax record: −$58 /mo · $702/yr
• Insurance: −$53
• HOA: −$258
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $529

Break-even live

Break-even rent $1,311

Max offer price $127,000

Occupancy floor 68%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,764	$2.54	1d	17	0.30mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	15d	25	0.31mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	15d	171	0.36mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	1d	14	0.37mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	15d	94	0.41mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,652	$4.15	1d	42	0.46mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	2d	35	0.48mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	24d	9	0.48mi
1927 Cleveland St Unit 1542853P Hollywood, FL	—	1.0	570	$2,722	$4.78	2d	1	0.61mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	17d	1	0.69mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	1d	1	0.69mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	16d	1	0.70mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	18d	1	0.70mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	24d	1	0.70mi
2111 Roosevelt St Unit 3 Hollywood, FL	1.0	1.0	600	$1,425	$2.38	24d	1	0.75mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	7d	1	0.75mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	24d	1	0.78mi
1947 Taft St Unit 0 Hollywood, FL	2.0	2.0	650	$1,900	$2.92	24d	1	0.78mi
1816 Taft St Unit 8 Hollywood, FL	1.0	1.0	500	$1,399	$2.80	2d	1	0.78mi
1533 Cleveland St Hollywood, FL	1.0	1.0	512	$1,200	$2.34	24d	1	0.79mi
1560 McKinley St Unit 115w Hollywood, FL	1.0	1.5	665	$1,500	$2.26	3d	1	0.82mi
2443 Cleveland St Unit 2 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.85mi
1520 McKinley St Unit 107E Hollywood, FL	1.0	1.5	665	$1,700	$2.56	17d	1	0.87mi
1425 Arthur St Unit 414B Hollywood, FL	1.0	1.5	597	$1,750	$2.93	18d	1	0.87mi
2526 McKinley St Unit 1 Hollywood, FL	—	1.0	350	$1,300	$3.71	13d	1	0.94mi
2526 McKinley St Unit C Hollywood, FL	—	1.0	350	$1,300	$3.71	2d	1	0.94mi
1916 Coolidge St Unit 1 Hollywood, FL	—	1.0	550	$1,250	$2.27	24d	1	0.94mi
2619 Arthur St Unit 3 Hollywood, FL	1.0	1.0	450	$1,280	$2.84	24d	1	0.97mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	24d	1	1.03mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	24d	1	1.03mi
2806 Taylor St Hollywood, FL	—	1.0	450	$1,449	$3.22	7d	1	1.05mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	7d	1	1.05mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	24d	1	1.05mi
1958 Liberty St Hollywood, FL	1.0	1.0	3837	$1,469	$0.38	2d	2	1.07mi
2118 N 19th Ave Unit 1-4 Hollywood, FL	2.0	1.0	650	$1,690	$2.60	2d	1	1.07mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	7d	1	1.10mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	24d	1	1.10mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	24d	1	1.11mi
1301 N 12th Ct Hollywood, FL	1.0	1.0	465	$1,588	$3.41	12d	2	1.11mi
1930 Thomas St Unit 1930 Hollywood, FL	1.0	1.0	600	$1,450	$2.42	24d	1	1.13mi

HOA detail condo

• Monthly dues: $258 · $3,096/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $127,000 Active 80 DOM
2. 2026-06-17
   days on market $127,000 Active 79 DOM
3. 2026-06-16
   days on market $127,000 Active 78 DOM
4. 2026-06-15
   days on market $127,000 Active 77 DOM
5. 2026-06-13
   days on market $127,000 Active 75 DOM
6. 2026-06-09
   days on market $127,000 Active 71 DOM
7. 2026-06-08
   days on market $127,000 Active 70 DOM
8. 2026-06-07
   days on market $127,000 Active 69 DOM
9. 2026-06-04
   days on market $127,000 Active 66 DOM
10. 2026-06-03
    days on market $127,000 Active 65 DOM
11. 2026-06-02
    days on market $127,000 Active 64 DOM
12. 2026-06-01
    days on market $127,000 Active 63 DOM
13. 2026-05-31
    days on market $127,000 Active 62 DOM
14. 2026-03-30
    status Active
15. 2026-03-30
    price $127,000
16. 2025-11-10
    historical
17. 2025-10-01
    listed $133,000 Active
18. 1997-08-13
    soldstatus $27,900
19. 1980-08-01
    soldstatus $38,500

ⓘ 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: $702 · $58/mo
• Projected year-2 tax: $1,054 · $88/mo
• Expected delta: +$352/yr (+$29/mo · 50.2%)

ⓘ 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) · 23% 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: $23,759
• − Mortgage interest: −$7,114
• − Property taxes: −$702
• − Insurance: −$635
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − HOA: −$3,096
• − Depreciation: −$3,695
• Taxable income: $4,717
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $5,213/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

+229.9% since first listed

6 events — show timeline

• 2026-03-30 Relisted — Beaches MLS
• 2026-03-30 Price Changed $127,000 Beaches MLS
• 2025-11-10 Listing Removed — Beaches MLS
• 2025-10-01 Listed $133,000 Beaches MLS
• 1997-08-13 Sold (Public Records) $27,900 Public Records
• 1980-08-01 Sold (Public Records) $38,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $702 · +3.7% YoY. Source: county tax records.