1733 Mayo St #2 · Hollywood, FL 33020

$195,000

1 bd · 1.0 ba · 540 sqft · Condo public records · 179 Days on market

Built 1965 $350/mo HOA · 16% of rent

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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 +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very Nice unit , first floor , all new tiles and also kitchen updated (very modern look ). Quiet building and very nice area near the beach , ONE PARKING ASSIGNED . Unit rented

Key facts

• All new tiles
• Quiet building
• Kitchen updated

Tags

• FIRST FLOOR
• ALL NEW TILES
• KITCHEN UPDATED
• QUIET BUILDING
• NEAR THE BEACH
• ONE PARKING ASSIGNED

Property features AI

Finance

• Financial info: Lease considered; Pets not allowed
• HOA & community: HOA fee $350 monthly; HOA includes maintenance of structure

Exterior

• Parking: 1 covered parking space; Garage with 1 space
• Security: Complex fenced
• Utilities: Has cooling (central air)
• Home design: Attached property; 2-story building; Resale property
• Construction: Block construction
• Exterior features: None listed; Complex is fenced

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: First-floor entry; Other interior features
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-76 ($-914/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (6.9% below list).
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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; 21 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).
• At $2,172/mo this rent would consume 46% 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 $1k of loan paydown is wiped out by about $6k 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 179 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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 $165k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $171,600 (12.0% 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 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.11% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 7.5

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-41,618
• Equity at exit: $29,075

10-year hold

• IRR: -29.7%
• Equity multiple: -0.15×
• Total profit: $-62,584
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$272 /mo · $3,259/yr
• Insurance: −$81
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$350
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-76

Break-even live

Break-even rent $2,268

Max offer price $181,550

Occupancy floor 99%

Sensitivity live

Price	-10% $34	-5% $-21	+0% $-76	+5% $-131	+10% $-187
Rent	-10% $-248	-5% $-162	+0% $-76	+5% $10	+10% $95
Rate	-1.0pp $22	-0.5pp $-27	base $-76	+0.5pp $-127	+1.0pp $-178

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,823	$2.81	1d	63	0.36mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	17d	48	0.64mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	26d	9	0.69mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	4d	35	0.71mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,644	$4.14	0d	42	0.75mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	17d	171	0.80mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,822	$2.59	1d	26	0.86mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	0d	15	0.96mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	17d	25	0.98mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	5d	2	1.07mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	17d	94	1.07mi
836 NW 10th St Unit 4 Hallandale Beach, FL	—	1.0	423	$1,250	$2.96	26d	1	1.18mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,400	$3.17	26d	1	1.20mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	26d	1	1.22mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	26d	1	1.22mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	26d	1	1.41mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	9d	1	1.42mi
2815 Madison St Hollywood, FL	1.0	1.0	400	$1,200	$3.00	1d	1	1.44mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	4d	2	1.48mi
2602 E Hallandale Beach Blvd Unit 1227270P Hallandale Beach, FL	2.0	1.0–2.0	640	$3,224	$5.04	0d	3	1.49mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	19d	1	1.49mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-09
   days on market $195,000 Active 179 DOM
2. 2026-06-07
   days on market $195,000 Active 177 DOM
3. 2026-06-04
   days on market $195,000 Active 174 DOM
4. 2026-06-03
   days on market $195,000 Active 173 DOM
5. 2026-06-02
   days on market $195,000 Active 172 DOM
6. 2026-06-01
   days on market $195,000 Active 171 DOM
7. 2026-05-31
   days on market $195,000 Active 170 DOM
8. 2025-12-12
   listed $195,000 Active
9. 2025-06-20
   historical
10. 2025-06-03
    price $195,000
11. 2025-05-13
    status Active
12. 2025-05-13
    price $200,000
13. 2025-02-13
    historical $1,650
14. 2025-01-23
    price $1,650
15. 2025-01-22
    historical
16. 2025-01-16
    price $1,680
17. 2025-01-16
    price $1,750
18. 2025-01-16
    price $1,680
19. 2024-12-29
    price $1,750
20. 2024-12-16
    listed $195,000 Active
21. 2024-12-03
    listed $1,700
22. 2024-09-18
    historical
23. 2024-06-27
    price $210,000
24. 2024-06-26
    listed $205,000 Active
25. 2023-12-13
    historical $1,550
26. 2023-12-01
    price $1,550
27. 2023-11-30
    price $1,650
28. 2023-11-08
    price $1,680
29. 2023-10-31
    price $1,700
30. 2023-10-27
    price $1,725
31. 2023-10-22
    price $1,750
32. 2023-10-20
    price $1,800
33. 2023-10-17
    price $1,825
34. 2023-10-16
    soldstatus $165,000
35. 2023-10-13
    listed $1,850
36. 2023-10-12
    soldstatus $165,000 Closed
37. 2023-09-18
    status Pending
38. 2023-09-11
    listed $165,000 Active
39. 2016-03-03
    soldstatus $92,000 Sold
40. 2016-02-29
    soldstatus $92,000
41. 2016-02-02
    status Pending
42. 2016-01-09
    listed $92,000 Active
43. 2014-06-11
    soldstatus $85,000
44. 2014-06-02
    historical
45. 2014-02-05
    listed $85,000 Active
46. 2013-05-17
    soldstatus $60,000
47. 2013-04-08
    soldstatus $52,500
48. 1983-04-01
    soldstatus $29,300

ⓘ 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: $3,259 · $272/mo
• Projected year-2 tax: $3,259 · $272/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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $26,063
• − Mortgage interest: −$10,923
• − Property taxes: −$3,259
• − Insurance: −$1,772
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − HOA: −$4,200
• − Depreciation: −$5,673
• Taxable loss: −$3,935
• Est. tax savings @ 24.0%: +$944
• After-tax cash flow: $31/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

+565.5% since first listed

41 events — show timeline

• 2025-12-12 Listed $195,000 MARMLS
• 2025-06-20 Listing Removed — MARMLS
• 2025-06-03 Price Changed $195,000 MARMLS
• 2025-05-13 Relisted — MARMLS
• 2025-05-13 Price Changed $200,000 MARMLS
• 2025-02-13 Rental Removed $1,650 MARMLS
• 2025-01-23 Price Changed $1,650 MARMLS
• 2025-01-22 Listing Removed — MARMLS
• 2025-01-16 Price Changed $1,680 MARMLS
• 2025-01-16 Price Changed $1,750 MARMLS
• 2025-01-16 Price Changed $1,680 MARMLS
• 2024-12-29 Price Changed $1,750 MARMLS
• 2024-12-16 Listed $195,000 MARMLS
• 2024-12-03 Listed for Rent $1,700 MARMLS
• 2024-09-18 Listing Removed — MARMLS
• 2024-06-27 Price Changed $210,000 MARMLS
• 2024-06-26 Listed $205,000 MARMLS
• 2023-12-13 Rental Removed $1,550 MARMLS
• 2023-12-01 Price Changed $1,550 MARMLS
• 2023-11-30 Price Changed $1,650 MARMLS
• 2023-11-08 Price Changed $1,680 MARMLS
• 2023-10-31 Price Changed $1,700 MARMLS
• 2023-10-27 Price Changed $1,725 MARMLS
• 2023-10-22 Price Changed $1,750 MARMLS
• 2023-10-20 Price Changed $1,800 MARMLS
• 2023-10-17 Price Changed $1,825 MARMLS
• 2023-10-16 Sold (Public Records) $165,000 Public Records
• 2023-10-13 Listed for Rent $1,850 MARMLS
• 2023-10-12 Sold (MLS) $165,000 MARMLS
• 2023-09-18 Pending — MARMLS
• 2023-09-11 Listed $165,000 MARMLS
• 2016-03-03 Sold (MLS) $92,000 MARMLS
• 2016-02-29 Sold (Public Records) $92,000 Public Records
• 2016-02-02 Pending — MARMLS
• 2016-01-09 Listed $92,000 MARMLS
• 2014-06-11 Sold (Public Records) $85,000 Public Records
• 2014-06-02 Listing Removed — MARMLS
• 2014-02-05 Listed $85,000 MARMLS
• 2013-05-17 Sold (Public Records) $60,000 Public Records
• 2013-04-08 Sold (Public Records) $52,500 Public Records
• 1983-04-01 Sold (Public Records) $29,300 Public Records

Property tax history

+10.7%/yr

Latest (2025): $3,259 · -1.7% YoY. Source: county tax records.