5300 Washington St Unit F215 · Hollywood, FL 33021

$117,000

1 bd · 1.0 ba · 720 sqft · Condo · 75 Days on market

Built 1968 Good condition $475/mo HOA · 29% of rent

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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 +14.7/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 1 bed / 1 bath condo in the desirable Beverly Hills 55+ gated community, offering a perfect blend of comfort and convenience. This freshly painted, light-filled unit features neutral tile flooring throughout, an updated bathroom, ceiling fans, custom blinds, and a brand-new A/C for peace of mind. Unwind on your spacious screened-in porch with tranquil views of the pool and lush palm trees. Residents enjoy resort-style amenities including a clubhouse with library, fitness center, billiards room, full kitchen, and social/dining areas, plus a pool, BBQ area, petanque, bocce, shuffleboard, and courtesy bus service. Monthly HOA covers landscaping, water/sewer, trash, building insurance

Key facts

• $475 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $475; Association covers common areas, insurance, grounds maintenance, structure maintenance, parking, pest control, pool(s), sewer, trash, and water; Association amenities include clubhouse, fitness center, pool, billiard room, community kitchen, laundry, library, storage, barbecue/picnic areas, shuffleboard court, transportation service, and elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Key card entry; Complex fenced
• Utilities: Has cooling (central air); Has heating (central)
• Home design: Attached property; 3-story building; Entry on second level
• Construction: Block construction; Resale property
• Exterior features: Barbecue area; Courtyard; Enclosed porch; Porch (screened); Exterior lighting; Wall fencing; Complex fenced; Key card entry

Interior

• Kitchen: Built-in oven; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Partially furnished; Second-floor entry; Living/dining room; Family/dining room; Bedroom on main level; Tile flooring
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $117k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $30 ($361/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 rising (+2.4%/yr); 538 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $809 of loan paydown is wiped out by about $4k 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 75 days — a 6% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 7969% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: 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 $109,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.42% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 5.9

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-17,708
• Equity at exit: $17,445

10-year hold

• IRR: -7.8%
• Equity multiple: 0.52×
• Total profit: $-15,645
• Equity at exit: $10,116

Cash invested: $32,760 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$614
• Tax est. 1.5%: −$146 /mo · $1,755/yr
• Insurance: −$49
• HOA: −$475
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $30

Break-even live

Break-even rent $1,625

Max offer price $117,000

Occupancy floor 93%

Sensitivity live

Price	-10% $111	-5% $71	+0% $30	+5% $-10	+10% $-51
Rent	-10% $-101	-5% $-36	+0% $30	+5% $96	+10% $161
Rate	-1.0pp $89	-0.5pp $60	base $30	+0.5pp $0	+1.0pp $-31

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$1,590	$1.59	0d	17	0.15mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	8d	1	0.21mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	25d	2	0.41mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,575	$2.42	0d	1	0.44mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,625	$2.50	12d	1	0.44mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	25d	1	0.45mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,650	$2.54	8d	1	0.45mi
5685 Flagler St Unit 2 Hollywood, FL	2.0	1.0	420	$1,900	$4.52	15d	1	0.45mi
5685 Flagler St Unit 2 Hollywood, FL	2.0	1.0	420	$1,900	$4.52	4d	1	0.45mi
5740 Mayo St #4 Hollywood, FL	2.0	1.0	550	$1,895	$3.45	25d	1	0.52mi
5981 Washington St #219 Hollywood, FL	1.0	1.0	450	$1,500	$3.33	25d	1	0.52mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	21d	1	0.53mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,500	$1.57	25d	1	0.54mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$1,600	$2.20	20d	2	0.54mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	17d	1	0.54mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	4d	1	0.56mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	5d	1	0.56mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	4d	1	0.59mi
5141 Hollywood Blvd Apt 206 Hollywood, FL	1.0	1.0	700	$1,825	$2.61	4d	1	0.60mi
4933 Hollywood Blvd Unit 5141-206 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	25d	1	0.61mi
4933 Hollywood Blvd Unit 5420-202 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	23d	1	0.61mi
5849 Wiley St Hollywood, FL	1.0	1.0	350	$1,475	$4.21	25d	1	0.61mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.64mi
5931 Wiley St Unit 5931 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	25d	1	0.68mi
5819 Polk St Apt 2 Hollywood, FL	1.0	1.0	682	$1,559	$2.29	8d	1	0.89mi
5819 Polk St Unit 4 Hollywood, FL	1.0	1.0	602	$1,425	$2.37	16d	1	0.89mi
4130 SW 19th St Unit 3 West Park, FL	1.0	1.0	450	$1,400	$3.11	21d	1	0.91mi
4130 SW 19th St Unit 3 West Park, FL	1.0	1.0	450	$1,375	$3.06	0d	1	0.91mi
519 S Rainbow Dr Hollywood, FL	—	1.0	450	$1,475	$3.28	0d	1	0.92mi
504 N 57th Ave Unit N Hollywood, FL	1.0	1.0	496	$1,575	$3.18	21d	1	0.93mi
504 N 57th Ave Unit N Hollywood, FL	1.0	1.0	496	$1,550	$3.12	0d	1	0.93mi
532 S Crescent Dr Unit 106 Hollywood, FL	—	1.0	550	$1,425	$2.59	15d	1	0.96mi
315 S Crescent Dr Hollywood, FL	—	1.0	544	$1,425	$2.62	16d	1	0.98mi
1 Main St Miramar, FL	3.0	1.0–3.0	1051	$2,661	$2.53	0d	36	1.00mi
3711 Van Buren St #2 Hollywood, FL	1.0	1.0	660	$1,550	$2.35	25d	1	1.04mi
5807 SW 25th St West Park, FL	—	1.0	500	$1,495	$2.99	8d	1	1.05mi
6021 Polk St Unit 4 Hollywood, FL	1.0	1.0	700	$1,400	$2.00	0d	1	1.06mi
6244 Dewey St Unit 3 Hollywood, FL	1.0	1.0	600	$1,395	$2.33	0d	1	1.07mi
6025 Polk St Apt 8 Hollywood, FL	1.0	1.0	700	$1,400	$2.00	25d	1	1.07mi
6031 Polk St Unit 4 Hollywood, FL	1.0	1.0	644	$1,425	$2.21	25d	1	1.09mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Likely covers: watersewertrashlandscapinginsurancepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $117,000 Active 75 DOM
2. 2026-06-18
   days on market $117,000 Active 72 DOM
3. 2026-06-17
   days on market $117,000 Active 71 DOM
4. 2026-06-16
   days on market $117,000 Active 70 DOM
5. 2026-06-15
   days on market $117,000 Active 69 DOM
6. 2026-06-13
   days on market $117,000 Active 67 DOM
7. 2026-06-09
   days on market $117,000 Active 63 DOM
8. 2026-06-08
   days on market $117,000 Active 62 DOM
9. 2026-06-07
   days on market $117,000 Active 61 DOM
10. 2026-06-04
    days on market $117,000 Active 58 DOM
11. 2026-06-03
    days on market $117,000 Active 57 DOM
12. 2026-06-02
    days on market $117,000 Active 56 DOM
13. 2026-06-01
    days on market $117,000 Active 55 DOM
14. 2026-05-31
    days on market $117,000 Active 54 DOM
15. 2026-05-15
    listed $1,450
16. 2026-04-08
    listed $117,000 Active
17. 2025-11-07
    historical
18. 2025-05-30
    listed $110,000 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 1/10 Low FEMA zone X (shaded) · 0% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,954
• − Mortgage interest: −$6,554
• − Property taxes: −$1,755
• − Insurance: −$585
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − HOA: −$5,700
• − Depreciation: −$3,404
• Taxable loss: −$1,236
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $658/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 1-bedroom/1-bath condo in the Beverly Hills 55+ gated community is in good condition with neutral tile flooring and updated appliances. The exterior is well-maintained with lush landscaping. The property is move-in ready and offers a perfect blend of comfort and convenience.

Value-add opportunities

• Resale Paint the exterior walls — Painting the exterior walls can enhance the curb appeal and make the property more attractive to potential buyers.
• Rental Replace the curtains — Fresh curtains can make the interior more inviting and can be a selling point for renters.
• Both Clean and organize the interior — A clean and organized interior can make the property more appealing to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls — Painting the exterior walls can enhance the curb appeal and make the property more attractive to potential buyers. ↑
• Rental Replace the curtains — Fresh curtains can make the interior more inviting and can be a selling point for renters. ↑
• Both Clean and organize the interior — A clean and organized interior can make the property more appealing to both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-98.7% since first listed

4 events — show timeline

• 2026-05-15 Listed for Rent $1,450 MARMLS
• 2026-04-08 Listed $117,000 MARMLS
• 2025-11-07 Listing Removed — MARMLS
• 2025-05-30 Listed $110,000 MARMLS