1840 Dewey St #103 · Hollywood, FL 33020

$125,000

1 bd · 1.0 ba · 594 sqft · Condo public records · 125 Days on market

Built 1971 $375/mo HOA · 18% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

VERY NICE UNIT -FRESHLY PAINTED AND UPDATED - STAINLESS STEEL APPLIANCES - LARGE BALCONY - NEW FLOORS PORCELAIN - AND WOOD IN BEDROOM - TWO WALKING CLOSETS -THE MAINTENANCE IS 620 QUARTERLY - $ 210 X MONTH - TAX SIN HOMESTEAD IS LESS THAN 1200- THE PROPERTY PASS THE INSPECTION OF 40 YEARS AND THERE IS NOT SPECIAL ASSESTMENTS

Key facts

• Refreshing pool
• Spacious closets
• Brand-new kitchen

Tags

• FIRST-FLOOR APARTMENT
• BRAND-NEW KITCHEN
• SPACIOUS CLOSETS
• FUNCTIONAL BATHROOM
• REFRESHING POOL
• HIGHLY DESIRABLE NEIGHBORHOOD

Property features AI

Finance

• Financial info: Pets allowed (yes) with size limit — maximum 20 lbs
• HOA & community: Monthly association fee; Association amenities include pool, laundry, and elevator(s); Association covers common areas, hot water, laundry, grounds and structure maintenance, parking, pool(s), and recreation facilities; Senior community

Exterior

• Parking: Covered parking (1 space); 1-car garage
• Security: Phone entry; Smoke detector(s); Complex fenced
• Utilities: Association pool; Association laundry
• Home design: Attached property; 3-story building; Entry on level 1
• Construction: Block construction
• Exterior features: Balcony; Patio; Screened patio; Security/high-impact doors; Complex fenced; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Elevator; First-floor entry; Bedroom on main level; Intercom
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 590 active listings in the ZIP; 34 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).
• This rent runs 43% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $125k implies a 89% gain — meaningful room to come down on a strong offer.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1971 — 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: 1.64% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.78%
• DSCR: 1.75
• GRM: 5.1

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $5,948
• Equity at exit: $18,638

10-year hold

• IRR: 11.0%
• Equity multiple: 1.74×
• Total profit: $25,998
• Equity at exit: $10,808

Cash invested: $35,000 (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: 590
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$656
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$52
• HOA: −$375
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $489

Break-even live

Break-even rent $1,425

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $560	-5% $525	+0% $489	+5% $454	+10% $419
Rent	-10% $328	-5% $409	+0% $489	+5% $570	+10% $651
Rate	-1.0pp $552	-0.5pp $521	base $489	+0.5pp $457	+1.0pp $424

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	25d	9	0.41mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	3d	35	0.44mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,652	$4.15	2d	42	0.48mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,823	$2.81	0d	63	0.50mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	16d	171	0.50mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,822	$2.59	0d	26	0.57mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	0d	15	0.66mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	16d	25	0.72mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	16d	94	0.78mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	16d	48	0.91mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	25d	1	1.02mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	25d	1	1.02mi
836 NW 10th St Unit 4 Hallandale Beach, FL	—	1.0	423	$1,250	$2.96	25d	1	1.16mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,400	$3.17	25d	1	1.18mi
2815 Madison St Hollywood, FL	1.0	1.0	400	$1,200	$3.00	0d	1	1.25mi
2829 Van Buren St #208 Hollywood, FL	—	1.0	460	$1,300	$2.83	14d	1	1.36mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	4d	2	1.38mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	18d	1	1.38mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	8d	1	1.38mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	25d	1	1.39mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	5d	1	1.40mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	8d	1	1.40mi
2806 Taylor St Hollywood, FL	—	1.0	450	$1,449	$3.22	8d	1	1.42mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	25d	1	1.42mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	8d	1	1.42mi
2915 Jackson St Hollywood, FL	1.0	1.0	500	$1,399	$2.80	0d	1	1.42mi
2915 Jackson St Unit 12 Hollywood, FL	1.0	1.0	500	$1,425	$2.85	17d	1	1.42mi
1927 Cleveland St Unit 1542853P Hollywood, FL	—	1.0	570	$2,796	$4.91	0d	1	1.44mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	25d	1	1.46mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	20d	1	1.46mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	25d	1	1.46mi
1533 Cleveland St Hollywood, FL	1.0	1.0	512	$1,200	$2.34	25d	1	1.47mi
1425 Arthur St Unit 414B Hollywood, FL	1.0	1.5	597	$1,750	$2.93	20d	1	1.48mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	18d	1	1.49mi

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $125,000 Active 125 DOM
2. 2026-06-18
   days on market $125,000 Active 122 DOM
3. 2026-06-17
   days on market $125,000 Active 121 DOM
4. 2026-06-16
   days on market $125,000 Active 120 DOM
5. 2026-06-15
   days on market $125,000 Active 119 DOM
6. 2026-06-13
   days on market $125,000 Active 117 DOM
7. 2026-06-09
   days on market $125,000 Active 113 DOM
8. 2026-06-07
   days on market $125,000 Active 111 DOM
9. 2026-06-04
   days on market $125,000 Active 108 DOM
10. 2026-06-03
    days on market $125,000 Active 107 DOM
11. 2026-06-02
    days on market $125,000 Active 106 DOM
12. 2026-06-01
    days on market $125,000 Active 105 DOM
13. 2026-05-31
    days on market $125,000 Active 104 DOM
14. 2026-04-29
    price $125,000
15. 2026-02-16
    listed $135,000 Active
16. 2024-09-27
    historical
17. 2024-05-15
    status Active
18. 2024-04-02
    status Pending
19. 2024-03-27
    listed $155,000 Active
20. 2017-07-13
    soldstatus $66,300
21. 2017-07-05
    soldstatus $66,250 Sold 326-char remark

    Show marketing remark (326 chars)

    VERY NICE UNIT -FRESHLY PAINTED AND UPDATED - STAINLESS STEEL APPLIANCES - LARGE BALCONY - NEW FLOORS PORCELAIN - AND WOOD IN BEDROOM - TWO WALKING CLOSETS -THE MAINTENANCE IS 620 QUARTERLY - $ 210 X MONTH - TAX SIN HOMESTEAD IS LESS THAN 1200- THE PROPERTY PASS THE INSPECTION OF 40 YEARS AND THERE IS NOT SPECIAL ASSESTMENTS

22. 2017-06-07
    status Pending 326-char remark

    Show marketing remark (326 chars)

    VERY NICE UNIT -FRESHLY PAINTED AND UPDATED - STAINLESS STEEL APPLIANCES - LARGE BALCONY - NEW FLOORS PORCELAIN - AND WOOD IN BEDROOM - TWO WALKING CLOSETS -THE MAINTENANCE IS 620 QUARTERLY - $ 210 X MONTH - TAX SIN HOMESTEAD IS LESS THAN 1200- THE PROPERTY PASS THE INSPECTION OF 40 YEARS AND THERE IS NOT SPECIAL ASSESTMENTS

23. 2017-05-17
    listed $70,000 Active 326-char remark

    Show marketing remark (326 chars)

    VERY NICE UNIT -FRESHLY PAINTED AND UPDATED - STAINLESS STEEL APPLIANCES - LARGE BALCONY - NEW FLOORS PORCELAIN - AND WOOD IN BEDROOM - TWO WALKING CLOSETS -THE MAINTENANCE IS 620 QUARTERLY - $ 210 X MONTH - TAX SIN HOMESTEAD IS LESS THAN 1200- THE PROPERTY PASS THE INSPECTION OF 40 YEARS AND THERE IS NOT SPECIAL ASSESTMENTS

24. 2017-04-01
    historical
25. 2017-03-01
    price $78,000
26. 2016-11-30
    listed $82,000 Active
27. 2013-11-12
    soldstatus $67,500
28. 2003-03-13
    soldstatus $45,000
29. 2003-01-07
    soldstatus $34,500
30. 1996-03-25
    soldstatus $26,000

ⓘ 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: $522 · $44/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$515/yr (+$43/mo · 98.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,539
• − Mortgage interest: −$7,002
• − Property taxes: −$522
• − Insurance: −$625
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − HOA: −$4,500
• − Depreciation: −$3,636
• Taxable income: $4,327
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $4,834/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

+380.8% since first listed

17 events — show timeline

• 2026-04-29 Price Changed $125,000 MARMLS
• 2026-02-16 Listed $135,000 MARMLS
• 2024-09-27 Listing Removed — MARMLS
• 2024-05-15 Relisted — MARMLS
• 2024-04-02 Pending — MARMLS
• 2024-03-27 Listed $155,000 MARMLS
• 2017-07-13 Sold (Public Records) $66,300 Public Records
• 2017-07-05 Sold (MLS) $66,250 MARMLS
• 2017-06-07 Pending — MARMLS
• 2017-05-17 Listed $70,000 MARMLS
• 2017-04-01 Listing Removed — MARMLS
• 2017-03-01 Price Changed $78,000 MARMLS
• 2016-11-30 Listed $82,000 MARMLS
• 2013-11-12 Sold (Public Records) $67,500 Public Records
• 2003-03-13 Sold (Public Records) $45,000 Public Records
• 2003-01-07 Sold (Public Records) $34,500 Public Records
• 1996-03-25 Sold (Public Records) $26,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $522 · +3.7% YoY. Source: county tax records.