1734 N 16th Ct · Hollywood, FL 33020

$599,000

6 bd · 4.0 ba · 1,926 sqft · SingleFamily · 227 Days on market

Built 1986

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Why this score? — see what drove the C+ 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

Listing remarks

Spacious duplex featuring a 3 bed/2 bath unit and a 1 bed/1 bath unit located east of US-1—just minutes from the beach and downtown Hollywood! Both units offer ceramic tile flooring throughout, large kitchens, and are in excellent, move-in condition. Enjoy central A/C, generous layouts, and in-unit washer and dryer. Conveniently situated within walking distance to A-rated schools, shops, and public transportation. The property also offers two parking spaces and a large backyard, providing a quiet and comfortable setting in a desirable neighborhood.

Key facts

• Large kitchens
• Two parking spaces
• Large backyard

Tags

• CERAMIC TILE FLOORING
• LARGE KITCHENS
• CENTRAL A/C
• IN-UNIT WASHER AND DRYER
• TWO PARKING SPACES
• LARGE BACKYARD

Property features AI

Finance

• Financial info: Rent includes gardener, sewer, trash collection, and water; One unit currently leased at $1,450/month

Exterior

• Parking: 2 parking spaces; Open parking
• Utilities: Public sewer; Cable available
• Home design: Single-story; Resale property; Tar and gravel roof; Block construction
• Construction: Block construction; Tar/Gravel roof
• Exterior features: Less than quarter acre lot; Zoned RM-12

Interior

• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Tile flooring; Ceiling fans

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $599k).
• Recommended offer: $527k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• Market conditions: Rents flat; 589 active listings in the ZIP; 6 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 $7,432/mo this rent would consume 158% 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 $4k of loan paydown is wiped out by about $18k 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 227 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $527,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 6.7

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: -5.3%
• Equity multiple: 0.81×
• Total profit: $-32,315
• Equity at exit: $89,313

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $7,372
• Equity at exit: $51,791

Cash invested: $167,720 (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: 6.7×

Monthly cashflow live

• Estimated rent: $7,432 high
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,561
• Net cashflow: $1,305

Break-even live

Break-even rent $5,780

Max offer price $599,000

Occupancy floor 77%

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1162 Hayes St Hollywood, FL	5.0	3.0	1318	$7,500	$5.69	24d	1	0.75mi
1228 Johnson St Hollywood, FL	5.0	3.0	1880	$8,500	$4.52	14d	1	0.76mi
39 SE 7th St Dania, FL	5.0	3.0	1654	$12,000	$7.26	24d	1	0.99mi
218 SE 4th St Dania, FL	5.0	3.0	2000	$6,750	$3.38	8d	1	1.19mi
1223 Jackson St Unit 1223 Hollywood, FL	5.0	3.0	2020	$12,000	$5.94	8d	1	1.33mi
1640 Jefferson St Hollywood, FL	5.0	2.0	1750	$8,995	$5.14	24d	1	1.46mi

Listing history 30 events

1. 2026-06-18
   days on market $599,000 Active 227 DOM
2. 2026-06-17
   days on market $599,000 Active 226 DOM
3. 2026-06-16
   days on market $599,000 Active 225 DOM
4. 2026-06-15
   days on market $599,000 Active 224 DOM
5. 2026-06-13
   days on market $599,000 Active 222 DOM
6. 2026-06-09
   days on market $599,000 Active 218 DOM
7. 2026-06-07
   days on market $599,000 Active 216 DOM
8. 2026-06-04
   days on market $599,000 Active 213 DOM
9. 2026-06-03
   days on market $599,000 Active 212 DOM
10. 2026-06-02
    days on market $599,000 Active 211 DOM
11. 2026-06-01
    days on market $599,000 Active 210 DOM
12. 2026-05-31
    days on market $599,000 Active 209 DOM
13. 2025-10-31
    listed $599,000 Active
14. 2024-12-26
    status Active
15. 2024-09-26
    status Active
16. 2024-09-26
    historical
17. 2024-09-26
    historical
18. 2024-09-26
    historical
19. 2024-06-25
    listed $695,000 Active
20. 2024-06-25
    historical
21. 2024-02-21
    listed $695,000 Active
22. 2023-07-03
    historical
23. 2022-07-04
    listed $750,000 Active
24. 2018-06-23
    status Pending
25. 2018-06-20
    historical
26. 2018-05-01
    status Active
27. 2018-04-15
    status Backup Contract
28. 2018-04-08
    price $375,000
29. 2018-01-09
    price $385,000
30. 2018-01-06
    listed $410,000 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 7/10 Severe FEMA zone AE · 87% 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: $89,180
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$8,114
• − Repairs & maintenance: −$7,134
• − Management: −$7,134
• − Depreciation: −$17,425
• Taxable income: $6,834
• Est. tax owed @ 24.0%: −$1,640
• After-tax cash flow: $14,019/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

+46.1% since first listed

18 events — show timeline

• 2025-10-31 Listed $599,000 MARMLS
• 2024-12-26 Relisted — MARMLS
• 2024-09-26 Relisted — MARMLS
• 2024-09-26 Listing Removed — MARMLS
• 2024-09-26 Listing Removed — MARMLS
• 2024-09-26 Listing Removed — MARMLS
• 2024-06-25 Listing Removed — MARMLS
• 2024-06-25 Listed $695,000 MARMLS
• 2024-02-21 Listed $695,000 MARMLS
• 2023-07-03 Listing Removed — MARMLS
• 2022-07-04 Listed $750,000 MARMLS
• 2018-06-23 Pending — MARMLS
• 2018-06-20 Listing Removed — MARMLS
• 2018-05-01 Relisted — MARMLS
• 2018-04-15 Pending — MARMLS
• 2018-04-08 Price Changed $375,000 MARMLS
• 2018-01-09 Price Changed $385,000 MARMLS
• 2018-01-06 Listed $410,000 MARMLS