2145 Pierce St #326 · Hollywood, FL 33020

$89,900

1 bd · 1.0 ba · 510 sqft · Condo public records · 142 Days on market

Built 1970 $346/mo HOA · 19% 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

This bright and inviting residence features brand-new hurricane impact windows, tile flooring throughout, a beautifully updated kitchen with modern white shaker cabinets, sleek countertops, matching appliances, and a spacious bedroom closet. The building has successfully passed all required inspections, showcasing strong association management and pride of ownership. Just a 10-minute drive from Hollywood Beach in this beautifully maintained 1-bedroom, 1-bath condo located in a well-kept 55+ community with low maintenance fees. Only 4 minutes from the heart of Downtown Hollywood, where you can enjoy trendy restaurants, waterfront dining, bars, live music, cafés, and vibrant nightlife.

Key facts

• Low maintenance fees
• Impact windows
• $346 HOA

Tags

• IMPACT WINDOWS
• LOW MAINTENANCE FEES
• ASSIGNED PARKING SPACE

Property features AI

Finance

• Other: Pets not allowed or restrictions apply
• HOA & community: Monthly association fee of $346; HOA covers pool(s), roof, trash, water, and reserve fund; Community amenities include a pool and elevators; Senior community

Exterior

• Parking: Guest parking available; One assigned space
• Home design: Attached property; 4-story building; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Association pool; No additional exterior features listed

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Sliding windows; Bedroom on main level; First-floor entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 590 active listings in the ZIP; 40 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 39% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 5188% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $20k; list at $90k implies a 350% gain — meaningful room to come down on a strong offer.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1970 — 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: 2.02% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.24%
• DSCR: 1.86
• GRM: 4.1

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: 7.2%
• Equity multiple: 1.27×
• Total profit: $6,839
• Equity at exit: $13,404

10-year hold

• IRR: 13.3%
• Equity multiple: 1.89×
• Total profit: $22,359
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$471
• Tax from tax record: −$174 /mo · $2,088/yr
• Insurance: −$37
• HOA: −$346
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $404

Break-even live

Break-even rent $1,302

Max offer price $89,900

Occupancy floor 73%

Sensitivity live

Price	-10% $454	-5% $429	+0% $404	+5% $378	+10% $353
Rent	-10% $260	-5% $332	+0% $404	+5% $475	+10% $547
Rate	-1.0pp $449	-0.5pp $426	base $404	+0.5pp $380	+1.0pp $357

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	16d	94	0.39mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	0d	15	0.44mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	2d	1	0.49mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	18d	1	0.49mi
1927 Cleveland St Unit 1542853P Hollywood, FL	—	1.0	570	$2,796	$4.91	0d	1	0.55mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,822	$2.59	0d	26	0.56mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	16d	171	0.56mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	25d	1	0.56mi
2443 Cleveland St Unit 2 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.58mi
2111 Roosevelt St Unit 3 Hollywood, FL	1.0	1.0	600	$1,425	$2.38	25d	1	0.58mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	16d	25	0.59mi
2526 McKinley St Unit C Hollywood, FL	—	1.0	350	$1,300	$3.71	3d	1	0.66mi
2526 McKinley St Unit 1 Hollywood, FL	—	1.0	350	$1,300	$3.71	15d	1	0.66mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	9d	1	0.67mi
2619 Arthur St Unit 3 Hollywood, FL	1.0	1.0	450	$1,280	$2.84	25d	1	0.69mi
1947 Taft St Unit 0 Hollywood, FL	2.0	2.0	650	$1,900	$2.92	25d	1	0.69mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	18d	1	0.70mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,652	$4.15	3d	42	0.73mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	25d	9	0.74mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	3d	35	0.75mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	25d	1	0.75mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	20d	1	0.75mi
1816 Taft St Unit 8 Hollywood, FL	1.0	1.0	500	$1,399	$2.80	4d	1	0.76mi
2806 Taylor St Hollywood, FL	—	1.0	450	$1,449	$3.22	9d	1	0.83mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	9d	1	0.83mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	25d	1	0.83mi
1916 Coolidge St Unit 1 Hollywood, FL	—	1.0	550	$1,250	$2.27	25d	1	0.86mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	9d	1	0.87mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	25d	1	0.87mi
1533 Cleveland St Hollywood, FL	1.0	1.0	512	$1,200	$2.34	25d	1	0.89mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	25d	1	0.90mi
1560 McKinley St Unit 115w Hollywood, FL	1.0	1.5	665	$1,500	$2.26	4d	1	0.91mi
2910 Pierce St Unit P102 Hollywood, FL	1.0	1.0	700	$1,595	$2.28	25d	1	0.93mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$1,595	$1.99	25d	1	0.93mi
2847 Fillmore St Hollywood, FL	1.0	1.0	700	$1,600	$2.29	3d	1	0.95mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	25d	1	0.95mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	25d	1	0.95mi
2829 Van Buren St #208 Hollywood, FL	—	1.0	460	$1,300	$2.83	14d	1	0.95mi
1958 Liberty St Hollywood, FL	1.0	1.0	3837	$1,469	$0.38	4d	2	0.96mi
2851 Fillmore St Unit 507 Hollywood, FL	1.0	1.0	600	$1,600	$2.67	0d	1	0.96mi

HOA detail condo

• Monthly dues: $346 · $4,152/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $89,900 Active 142 DOM
2. 2026-06-18
   days on market $89,900 Active 139 DOM
3. 2026-06-17
   days on market $89,900 Active 138 DOM
4. 2026-06-16
   days on market $89,900 Active 137 DOM
5. 2026-06-15
   days on market $89,900 Active 136 DOM
6. 2026-06-13
   days on market $89,900 Active 134 DOM
7. 2026-06-09
   days on market $89,900 Active 130 DOM
8. 2026-06-07
   days on market $89,900 Active 128 DOM
9. 2026-06-04
   days on market $89,900 Active 125 DOM
10. 2026-06-03
    days on market $89,900 Active 124 DOM
11. 2026-06-02
    days on market $89,900 Active 123 DOM
12. 2026-06-01
    days on market $89,900 Active 122 DOM
13. 2026-05-31
    days on market $89,900 Active 121 DOM
14. 2026-05-07
    price $89,900
15. 2026-04-15
    listed $1,700
16. 2026-03-16
    price $94,500
17. 2026-01-30
    listed $99,000 Active
18. 2025-11-16
    historical
19. 2025-11-11
    price $99,500
20. 2025-10-30
    price $103,000
21. 2025-10-22
    price $106,900
22. 2025-10-13
    price $109,900
23. 2025-10-03
    price $114,900
24. 2025-09-24
    listed $119,000 Active
25. 2025-08-02
    historical
26. 2025-04-09
    price $124,900
27. 2025-03-03
    price $129,900
28. 2024-10-27
    listed $139,900 Active
29. 1994-06-24
    soldstatus $20,000
30. 1979-09-01
    soldstatus $25,000

ⓘ 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: $2,088 · $174/mo
• Projected year-2 tax: $2,088 · $174/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: $21,758
• − Mortgage interest: −$5,036
• − Property taxes: −$2,088
• − Insurance: −$450
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − HOA: −$4,152
• − Depreciation: −$2,615
• Taxable income: $3,936
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $3,897/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

+259.6% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $89,900 MARMLS
• 2026-04-15 Listed for Rent $1,700 MARMLS
• 2026-03-16 Price Changed $94,500 MARMLS
• 2026-01-30 Listed $99,000 MARMLS
• 2025-11-16 Listing Removed — Beaches MLS
• 2025-11-11 Price Changed $99,500 Beaches MLS
• 2025-10-30 Price Changed $103,000 Beaches MLS
• 2025-10-22 Price Changed $106,900 Beaches MLS
• 2025-10-13 Price Changed $109,900 Beaches MLS
• 2025-10-03 Price Changed $114,900 Beaches MLS
• 2025-09-24 Listed $119,000 Beaches MLS
• 2025-08-02 Listing Removed — Beaches MLS
• 2025-04-09 Price Changed $124,900 Beaches MLS
• 2025-03-03 Price Changed $129,900 Beaches MLS
• 2024-10-27 Listed $139,900 Beaches MLS
• 1994-06-24 Sold (Public Records) $20,000 Public Records
• 1979-09-01 Sold (Public Records) $25,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,088 · +4.7% YoY. Source: county tax records.