2206 Fillmore St #1-10 · Hollywood, FL 33020

$2,255,000

13 bd · 11.0 ba · 7,122 sqft · MultiFamily public records · 61 Days on market

Built 1959

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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 +14.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Rarely available 10-unit multifamily property in the heart of Hollywood, Florida — fully occupied, cash-flowing from day one, and priced extremely competitively. Comprising two well-maintained buildings totaling 7,445sq. ft. on a generous 20,060sq. ft. lot, this asset delivers immediate NOI of $158,414 annually, 7.03% Cap Rate and meaningful rent upside still on the table. The unit mix — seven 1BR/1BA, two 2BR/1BA and one 3BR/2BA — attracts a broad renter demographic, reducing vacancy risk across market cycles. Both buildings received a new roof and new wall AC units, dramatically reducing near-term capex exposure and making this a true turnkey acquisition. The location is

Key facts

• New wall ac units
• Exceptional location
• New roof

Tags

• 10 UNIT MULTIFAMILY PROPERTY
• TWO WELL MAINTAINED BUILDINGS
• NEW ROOF
• NEW WALL AC UNITS
• EXCEPTIONAL LOCATION
• BLOCKS FROM DOWNTOWN HOLLYWOOD

Property features AI

Finance

• Financial info: Rent includes trash collection and water

Exterior

• Parking: Twenty parking spaces (total)
• Utilities: Cable available; Septic tank sewer
• Home design: Single-story property; Resale
• Construction: Brick and block construction; Shingle roof
• Exterior features: Quarter- to half-acre lot; Zoned DH-2

Interior

• Flooring: Tile
• Heating & cooling: Wall furnace heating; Wall/window cooling units
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 13-bed/11.0-bath multifamily listed at $2.25M.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.09M (7.1% below list).
• Recommended offer: $2.09M (7.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL).
• Market conditions: Rents flat; 591 active listings in the ZIP; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $20,940/mo this rent would consume 445% 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 $16k of loan paydown is wiped out by about $68k 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 61 days — a 6% lower offer ($2.12M) is reasonable based on typical stale-listing flexibility.
• 12 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.
• Current owner paid $1.10M; list at $2.25M implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $2,094,000 (7.1% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.93% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.0

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: -18.4%
• Equity multiple: 0.37×
• Total profit: $-397,724
• Equity at exit: $336,228

10-year hold

• IRR: -17.1%
• Equity multiple: 0.17×
• Total profit: $-523,749
• Equity at exit: $194,971

Cash invested: $631,400 (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: 591
• Price-to-rent: 97.5×

Monthly cashflow live

• Estimated rent: $20,940 high
• Mortgage (P&I): −$11,825
• Tax from tax record: −$3,467 /mo · $41,607/yr
• Insurance: −$940
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,397
• Net cashflow: $310

Break-even live

Break-even rent $20,547

Max offer price $2,255,000

Occupancy floor 94%

Sensitivity live

Price	-10% $1,587	-5% $949	+0% $310	+5% $-328	+10% $-966
Rent	-10% $-1,344	-5% $-517	+0% $310	+5% $1,137	+10% $1,965
Rate	-1.0pp $1,446	-0.5pp $884	base $310	+0.5pp $-274	+1.0pp $-868

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

Units	Beds	Baths	Est. rent
▸ 7× units	1.0	1	$13,496
▸ 2× units	2.0	1	$4,456
1× unit	3.0	2	$2,990
Total (10 units)			$20,940

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: $563,750
• Closing costs: $67,650
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-21
   days on market $2,255,000 Active 61 DOM
2. 2026-06-18
   days on market $2,255,000 Active 58 DOM
3. 2026-06-17
   days on market $2,255,000 Active 57 DOM
4. 2026-06-16
   days on market $2,255,000 Active 56 DOM
5. 2026-06-15
   days on market $2,255,000 Active 55 DOM
6. 2026-06-13
   days on market $2,255,000 Active 53 DOM
7. 2026-06-09
   days on market $2,255,000 Active 49 DOM
8. 2026-06-08
   days on market $2,255,000 Active 48 DOM
9. 2026-06-07
   days on market $2,255,000 Active 47 DOM
10. 2026-06-04
    days on market $2,255,000 Active 44 DOM
11. 2026-06-03
    days on market $2,255,000 Active 43 DOM
12. 2026-06-02
    days on market $2,255,000 Active 42 DOM
13. 2026-06-01
    days on market $2,255,000 Active 41 DOM
14. 2026-05-31
    days on market $2,255,000 Active 40 DOM
15. 2026-04-21
    listed $2,255,000 Active
16. 2025-11-21
    historical
17. 2025-05-27
    historical $1,299
18. 2025-05-27
    listed $2,299,000 Active
19. 2025-05-05
    listed $1,299
20. 2025-05-05
    historical $1,299
21. 2025-05-01
    historical $1,299
22. 2025-05-01
    listed $1,299
23. 2025-04-23
    listed $1,299
24. 2024-12-05
    historical
25. 2024-03-30
    historical $1,700
26. 2024-03-21
    price $2,450,000
27. 2024-02-28
    listed $2,700,000 Active
28. 2024-02-21
    listed $1,700
29. 2024-02-14
    historical $1,700
30. 2024-02-14
    listed $1,700
31. 2024-02-14
    historical $1,800
32. 2023-12-20
    status Active
33. 2023-12-01
    status Active
34. 2023-09-30
    listed $1,800
35. 2023-09-28
    price $2,800,000
36. 2022-11-10
    listed $3,200,000 Active
37. 2020-02-06
    soldstatus $1,100,000
38. 2012-12-28
    soldstatus $700,000
39. 2003-09-16
    soldstatus $475,000
40. 1998-10-14
    soldstatus $340,000
41. 1988-06-27
    soldstatus $295,000
42. 1986-01-01
    soldstatus $295,000

ⓘ 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: $41,607 · $3,467/mo
• Projected year-2 tax: $41,607 · $3,467/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) · 13% 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: $251,280
• − Mortgage interest: −$126,315
• − Property taxes: −$41,607
• − Insurance: −$11,275
• − Repairs & maintenance: −$20,102
• − Management: −$20,102
• − Depreciation: −$65,600
• Taxable loss: −$33,722
• Est. tax savings @ 24.0%: +$8,093
• After-tax cash flow: $11,817/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

+664.4% since first listed

28 events — show timeline

• 2026-04-21 Listed $2,255,000 MARMLS
• 2025-11-21 Listing Removed — MARMLS
• 2025-05-27 Rental Removed $1,299 SHOWMOJO
• 2025-05-27 Listed $2,299,000 MARMLS
• 2025-05-05 Listed for Rent $1,299 SHOWMOJO
• 2025-05-05 Rental Removed $1,299 SHOWMOJO2
• 2025-05-01 Rental Removed $1,299 SHOWMOJO
• 2025-05-01 Listed for Rent $1,299 SHOWMOJO2
• 2025-04-23 Listed for Rent $1,299 SHOWMOJO
• 2024-12-05 Listing Removed — MARMLS
• 2024-03-30 Rental Removed $1,700 VLS
• 2024-03-21 Price Changed $2,450,000 MARMLS
• 2024-02-28 Listed $2,700,000 MARMLS
• 2024-02-21 Listed for Rent $1,700 VLS
• 2024-02-14 Rental Removed $1,700 VLS
• 2024-02-14 Listed for Rent $1,700 VLS
• 2024-02-14 Rental Removed $1,800 VLS
• 2023-12-20 Relisted — MARMLS
• 2023-12-01 Relisted — MARMLS
• 2023-09-30 Listed for Rent $1,800 VLS
• 2023-09-28 Price Changed $2,800,000 MARMLS
• 2022-11-10 Listed $3,200,000 MARMLS
• 2020-02-06 Sold (Public Records) $1,100,000 Public Records
• 2012-12-28 Sold (Public Records) $700,000 Public Records
• 2003-09-16 Sold (Public Records) $475,000 Public Records
• 1998-10-14 Sold (Public Records) $340,000 Public Records
• 1988-06-27 Sold (Public Records) $295,000 Public Records
• 1986-01-01 Sold (Public Records) $295,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $41,607 · +4.7% YoY. Source: county tax records.