2238 Monroe St #111 · Hollywood, FL 33020

$150,000

2 bd · 2.0 ba · 840 sqft · Condo public records · 25 Days on market

Built 1969 $300/mo HOA · 11% 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

CORNER UNIT. 2 BDRM 2 BATH. HANDYMAN SPECIAL.

Key facts

• $300 HOA
• Parking
• Built 1969

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $804 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 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).
• At $2,644/mo this rent would consume 56% 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 $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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.76% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.97%
• DSCR: 2.02
• GRM: 4.7

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: 12.7%
• Equity multiple: 1.49×
• Total profit: $20,435
• Equity at exit: $22,365

10-year hold

• IRR: 19.2%
• Equity multiple: 2.39×
• Total profit: $58,544
• Equity at exit: $12,969

Cash invested: $42,000 (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: 589
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,644 high
• Mortgage (P&I): −$787
• Tax from tax record: −$135 /mo · $1,624/yr
• Insurance: −$62
• HOA: −$300
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $804

Break-even live

Break-even rent $1,626

Max offer price $150,000

Occupancy floor 65%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	2d	14	0.26mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	15d	94	0.31mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	15d	171	0.35mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,135	$3.80	2d	17	0.53mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	24d	9	0.56mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	2d	35	0.61mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	2d	42	0.63mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	2d	1	0.72mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	15d	1	0.72mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	15d	25	0.74mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,480	$3.46	2d	62	0.80mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	8d	1	0.85mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	24d	1	0.85mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	4d	1	0.86mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	8d	1	0.86mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	24d	1	0.89mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	8d	1	0.94mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	24d	1	0.94mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	24d	1	0.97mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	8d	1	0.97mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	17d	1	0.99mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$2,095	$2.62	24d	1	1.02mi
2910 Pierce St Unit F106 Hollywood, FL	2.0	1.0	850	$1,975	$2.32	2d	1	1.03mi
2910 Pierce St Unit P102 Hollywood, FL	1.0	1.0	700	$1,595	$2.28	24d	1	1.03mi
2847 Fillmore St Hollywood, FL	1.0	1.0	700	$1,600	$2.29	2d	1	1.04mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	8d	1	1.11mi
927 N 17th Ave Unit 1258729P Hollywood, FL	1.0	1.0	818	$5,128	$6.27	17d	1	1.12mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	24d	1	1.16mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	17d	1	1.17mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	1d	1	1.17mi
2443 Cleveland St Unit 2 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	24d	1	1.18mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	24d	1	1.23mi
2218 Roosevelt St Hollywood, FL	2.0	2.0	882	$2,600	$2.95	24d	1	1.24mi
1825 Cleveland St #12 Hollywood, FL	2.0	1.0	857	$2,000	$2.33	12d	1	1.25mi
2111 Roosevelt St Unit 3 Hollywood, FL	1.0	1.0	600	$1,425	$2.38	24d	1	1.28mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	24d	1	1.29mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	12d	1	1.29mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	1.29mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$2,765	$2.84	15d	48	1.30mi
2242 Taft St Unit N/A Hollywood, FL	2.0	1.0	980	$11,000	$11.22	24d	1	1.30mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-04-28
   status Pending
2. 2026-04-01
   listed $150,000 Active
3. 2000-09-19
   soldstatus $50,000
4. 1983-08-01
   soldstatus $18,000
5. 1969-10-01
   soldstatus $19,000

ⓘ 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: $1,624 · $135/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $31,725
• − Mortgage interest: −$8,402
• − Property taxes: −$1,624
• − Insurance: −$750
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − HOA: −$3,600
• − Depreciation: −$4,364
• Taxable income: $7,909
• Est. tax owed @ 24.0%: −$1,898
• After-tax cash flow: $7,751/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

+689.5% since first listed

5 events — show timeline

• 2026-04-28 Pending — MARMLS
• 2026-04-01 Listed $150,000 MARMLS
• 2000-09-19 Sold (Public Records) $50,000 Public Records
• 1983-08-01 Sold (Public Records) $18,000 Public Records
• 1969-10-01 Sold (Public Records) $19,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,624 · +8.1% YoY. Source: county tax records.