2033 Dewey St · Hollywood, FL 33020

$759,000

8 bd · 8.0 ba · 2,034 sqft · MultiFamily · 285 Days on market

Built 1977 ↓ 4% since listing

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Opportunity in the heart of Hollywood! This beautiful duplex with 2 bed & 2 baths each unit offers an excellent return on investment. Ideal for living in one unit and renting out the other, or generating income from both. Features separate entrance and water and electrical meter, 2 parking spaces per unit, private patio, open kitchen, ceramic/laminate wood floors, stainless steel appliances, and central air conditioning and private backyard. Located minutes from beaches, shopping, schools, major highways and walking distance to historic downtown Hollywood. Don't miss this opportunity to own a multi-family property in a high-demand area! Perfect for investors or owner-occupants. Unit A

Key facts

• Separate entrance
• Private patio
• Open kitchen

Tags

• SEPARATE ENTRANCE
• PRIVATE PATIO
• OPEN KITCHEN
• CERAMIC LAMINATE WOOD FLOORS
• STAINLESS STEEL APPLIANCES
• CENTRAL AIR CONDITIONING

Property features AI

Finance

• Other: Property listed as resale
• Financial info: Rent includes gardener and trash collection; One unit listed as month-to-month; One unit currently shows $2,000 actual rent

Exterior

• Parking: 4 parking spaces; Parking spaces for units
• Security: Storm/security shutters
• Utilities: Cable available; Public sewer
• Home design: Single-story building; DH-3 zoning
• Construction: Block construction; Shingle and wood roof
• Exterior features: Less than quarter acre lot; Storm/security shutters

Interior

• Bedrooms: Two 2-bedroom units
• Flooring: Ceramic tile
• Bathrooms: Each unit has 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile flooring; Storm/security shutters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $759k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative. Per door: $-77/mo.
• To cash-flow at today's rent, offer at most $737k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $644k (15.1% below list).
• Recommended offer: $644k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Market conditions: Rents flat; 589 active listings in the ZIP; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $6,445/mo this rent would consume 137% 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 $5k of loan paydown is wiped out by about $23k 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 285 days — a 12% lower offer ($668k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $644,500 (15.1% 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 285 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 9.8

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: -20.6%
• Equity multiple: 0.30×
• Total profit: $-148,934
• Equity at exit: $113,169

10-year hold

• IRR: -21.0%
• Equity multiple: 0.03×
• Total profit: $-205,233
• Equity at exit: $65,624

Cash invested: $212,520 (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: 19.6×

Monthly cashflow live

• Estimated rent: $6,445 high
• Mortgage (P&I): −$3,980
• Tax est. 1.5%: −$949 /mo · $11,385/yr
• Insurance: −$316
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,353
• Net cashflow: $-154

Break-even live

Break-even rent $6,640

Max offer price $736,755

Occupancy floor 97%

Sensitivity live

Price	-10% $371	-5% $109	+0% $-154	+5% $-416	+10% $-678
Rent	-10% $-663	-5% $-408	+0% $-154	+5% $101	+10% $355
Rate	-1.0pp $229	-0.5pp $39	base $-154	+0.5pp $-350	+1.0pp $-550

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,444
Total (2 units)			$6,445

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: $189,750
• Closing costs: $22,770
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $759,000 Active 285 DOM
2. 2026-06-17
   days on market $759,000 Active 284 DOM
3. 2026-06-16
   days on market $759,000 Active 283 DOM
4. 2026-06-15
   days on market $759,000 Active 282 DOM
5. 2026-06-13
   days on market $759,000 Active 280 DOM
6. 2026-06-09
   days on market $759,000 Active 276 DOM
7. 2026-06-07
   days on market $759,000 Active 274 DOM
8. 2026-06-04
   days on market $759,000 Active 271 DOM
9. 2026-06-03
   days on market $759,000 Active 270 DOM
10. 2026-06-02
    days on market $759,000 Active 269 DOM
11. 2026-06-01
    days on market $759,000 Active 268 DOM
12. 2026-05-31
    days on market $759,000 Active 267 DOM
13. 2025-11-11
    price $759,000
14. 2025-09-06
    listed $790,000 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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $77,340
• − Mortgage interest: −$42,516
• − Property taxes: −$11,385
• − Insurance: −$3,795
• − Repairs & maintenance: −$6,187
• − Management: −$6,187
• − Depreciation: −$22,080
• Taxable loss: −$14,810
• Est. tax savings @ 24.0%: +$3,554
• After-tax cash flow: $1,710/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

-3.9% since first listed

2 events — show timeline

• 2025-11-11 Price Changed $759,000 MARMLS
• 2025-09-06 Listed $790,000 MARMLS