1401 S 33 Rd · Hollywood, FL 33021

$54,900

2 bd · 2.0 ba · 1,274 sqft · Manufactured · 123 Days on market

Built 1972

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

Listing remarks

Located in the ORANGEBROOK Harbor community, this 2-bedroom, 2-bathroom home offers plenty of natural light. Adjacent to the Orangebrook Golf & Country Club, it is affordably priced and conveniently close to all services and amenities. Peace and tranquility await you.

Key facts

• Natural light
• Parking
• Built 1972

Tags

• ORANGEBROOK HARBOR COMMUNITY
• NATURAL LIGHT
• PEACE AND TRANQUILITY

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Senior community; Land lease of $1,300 monthly (lease expires 2027-03-01)

Exterior

• Parking: 1 open parking space
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Mobile home; Single-story; Faces west; Model: delo; Resale condition
• Construction: Modular construction
• Exterior features: Open patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; French doors
• Laundry & utility: Laundry closet inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 46.0% 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: Colbert Elementary School (math 35% / reading 29%, grade F, #1,797 of 2,144 statewide, top 86%, 611 students, 82% FRL); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 76% FRL vs 51% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-23 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 (+2.4%/yr); 538 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2,778/mo this rent would consume 47% of the median local household income ($71k/yr) (locally 2151% 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 $380 of loan paydown is wiped out by about $2k 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 + 2.4% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 5.06% ✓
• Cap rate: 45.97%
• Cash-on-cash: 141.70%
• DSCR: 7.30
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.84×
• Total profit: $105,116
• Equity at exit: $8,186

10-year hold

• IRR: —
• Equity multiple: 16.22×
• Total profit: $233,922
• Equity at exit: $4,747

Cash invested: $15,372 (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 33021

• Rents YoY: 2.4%
• Active inventory: 538
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $2,778 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $1,815

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 30%

Sensitivity live

Price	-10% $1,853	-5% $1,834	+0% $1,815	+5% $1,796	+10% $1,777
Rent	-10% $1,596	-5% $1,705	+0% $1,815	+5% $1,925	+10% $2,035
Rate	-1.0pp $1,843	-0.5pp $1,829	base $1,815	+0.5pp $1,801	+1.0pp $1,786

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,715	$2.42	0d	25	0.17mi
839 S Highland Dr Hollywood, FL	2.0	2.0	1748	$2,500	$1.43	8d	1	0.43mi
839 S Highland Dr Hollywood, FL	2.0	2.0	1748	$3,000	$1.72	25d	1	0.43mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$2,353	$2.36	0d	23	0.45mi
4200 Hillcrest Dr #503 Hollywood, FL	2.0	2.0	1132	$2,300	$2.03	25d	1	0.45mi
632 S Crescent Dr Hollywood, FL	3.0	2.0	1744	$6,500	$3.73	25d	1	0.52mi
632 S Crescent Dr Unit 1533630P Hollywood, FL	3.0	2.0	1743	$7,380	$4.23	8d	1	0.52mi
3932 Long Leaf Ln #1 Hollywood, FL	3.0	2.5	1675	$3,400	$2.03	25d	1	0.56mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	25d	1	0.58mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,200	$2.08	18d	1	0.58mi
530 S Park Rd Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	20d	1	0.58mi
640 S Park Rd Unit 34-4 Hollywood, FL	2.0	2.0	1060	$2,250	$2.12	25d	1	0.58mi
640 S Park Rd Unit 12-4 Hollywood, FL	3.0	2.0	1236	$2,950	$2.39	25d	1	0.58mi
1101 Banyan Dr Hollywood, FL	3.0	2.0	1768	$4,100	$2.32	25d	1	0.59mi
555 S Luna Ct Hollywood, FL	2.0	2.0	1036	$2,120	$2.05	6d	2	0.60mi
530 S Park Rd Unit 12-11 Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	16d	1	0.61mi
530 S Park Rd Unit 17-11 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	23d	1	0.61mi
570 S Park Rd Unit 13-6 Hollywood, FL	2.0	2.0	1060	$2,400	$2.26	25d	1	0.62mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	8d	1	0.65mi
460 S Park Rd Unit 6-304 Hollywood, FL	2.0	1.0	918	$1,950	$2.12	6d	1	0.65mi
450 S Park Rd Unit 5-307 Hollywood, FL	3.0	2.0	1084	$2,800	$2.58	25d	1	0.66mi
470 S Park Rd Unit 7-307 Hollywood, FL	3.0	2.0	1084	$3,250	$3.00	25d	1	0.66mi
1306 S 29th Ave Hollywood, FL	3.0	2.0	1500	$3,300	$2.20	20d	1	0.67mi
3500 Jackson St Unit 203 Hollywood, FL	2.0	2.0	875	$1,995	$2.28	25d	1	0.69mi
3624 Jackson St Unit 21 Hollywood, FL	2.0	2.0	1100	$1,900	$1.73	4d	1	0.72mi
3501 Jackson St #309 Hollywood, FL	2.0	2.0	1170	$2,500	$2.14	25d	1	0.73mi
400 S Luna Ct #2 Hollywood, FL	2.0	1.0	960	$2,300	$2.40	25d	1	0.75mi
3600 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	1055	$2,350	$2.23	4d	4	0.75mi
4220 SW 21st St Unit 1 West Park, FL	1.0	1.0	1500	$1,550	$1.03	0d	1	0.76mi
4209 Jefferson St Unit 4209 Hollywood, FL	3.0	2.0	1697	$7,200	$4.24	3d	1	0.76mi
2849 Dewey St Unit 2849 Hollywood, FL	2.0	2.0	1265	$2,600	$2.06	8d	1	0.77mi
2849 Dewey St Unit 2849 Hollywood, FL	2.0	2.0	1265	$2,600	$2.06	12d	1	0.77mi
3810 SW 25th St Unit 1 West Park, FL	2.0	1.0	1826	$2,300	$1.26	25d	1	0.77mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.79mi
3601 Van Buren St Hollywood, FL	2.0	2.0	1107	$2,195	$1.98	0d	2	0.81mi
4420 SW 21st St West Park, FL	3.0	2.0	1020	$2,700	$2.65	25d	1	0.86mi
2740 Dewey St Hollywood, FL	3.0	1.0	1191	$2,900	$2.43	14d	1	0.89mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	3d	1	0.90mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	16d	1	0.90mi
4764 Eucalyptus Dr Hollywood, FL	3.0	2.5	1780	$3,950	$2.22	25d	1	0.91mi

Listing history 14 events

1. 2026-06-21
   statusdays on market $54,900 Pending 123 DOM
2. 2026-06-18
   days on market $54,900 Active 121 DOM
3. 2026-06-17
   days on market $54,900 Active 120 DOM
4. 2026-06-16
   days on market $54,900 Active 119 DOM
5. 2026-06-15
   days on market $54,900 Active 118 DOM
6. 2026-06-13
   days on market $54,900 Active 116 DOM
7. 2026-06-09
   days on market $54,900 Active 112 DOM
8. 2026-06-07
   days on market $54,900 Active 110 DOM
9. 2026-06-04
   days on market $54,900 Active 107 DOM
10. 2026-06-03
    days on market $54,900 Active 106 DOM
11. 2026-06-02
    days on market $54,900 Active 105 DOM
12. 2026-06-01
    days on market $54,900 Active 104 DOM
13. 2026-05-31
    days on market $54,900 Active 103 DOM
14. 2026-02-17
    listed $54,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥105°F today · 19 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: $33,336
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − Depreciation: −$1,597
• Taxable income: $22,231
• Est. tax owed @ 24.0%: −$5,336
• After-tax cash flow: $16,447/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): 48,464
• Household income: $71,318
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 2151.0

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: White 45% Hispanic / Latino 37% Two or more races 17% Black 13% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Cuban 10% Dominican 2%
• Common ancestry: Romanian 3% Scotch-Irish 2% Hispanic 2%
• Foreign-born: 35% · Canada, Jamaica, Dominican Republic
• Languages at home: 53% English-only · Spanish 33% French/Haitian/Cajun 4% 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: ▼ -404.28%
• Current HPI: 429.7129
• Rent YoY: ▲ 2.41%
• 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

1 event — show timeline

• 2026-02-17 Listed $54,900 Beaches MLS