2702 Pierce St #5 · Hollywood, FL 33020

$160,000

2 bd · 1.0 ba · 900 sqft · Condo public records · 140 Days on market

Built 1959 $125/mo HOA · 6% of rent ↓ 35% since listing

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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 peaceful winter or full time condo getaway located in the 55 plus community of Colonial Gardens. This is an end unit with a new screened in back porch in addition to a newly renovated kitchen. Very clean property, currently rented below market value with a renewal rate $1,650 July 1st. One parking space. Close to restaurants, shops and Downtown Hollywood and only 10 minutes to beautiful beach and near both airports.

Key facts

• Laundry facilities
• Screened-in patio
• Corner unit

Tags

• CORNER UNIT
• SCREENED-IN PATIO
• LAUNDRY FACILITIES
• ABUNDANT STORAGE
• NEW ROOF

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $125; Association also has an annual fee; Association covers common areas, laundry, grounds maintenance, structure maintenance, roof, and trash; Community offers laundry and storage amenities; 12 units in the community; Senior community

Exterior

• Parking: Assigned parking (one space)
• Utilities: Central heating and cooling
• Home design: Single-story unit; Entry on first level; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Porch; Enclosed porch; Open screened porch; Awnings

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on main level
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Enclosed porch; Open screened porch; Awnings
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 22d 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 $1k of loan paydown is wiped out by about $5k 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 140 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1959 — 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: 1.27% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 6.6

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,036
• Equity at exit: $23,857

10-year hold

• IRR: 7.5%
• Equity multiple: 1.50×
• Total profit: $22,317
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$839
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$67
• HOA: −$125
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $503

Break-even live

Break-even rent $1,397

Max offer price $160,000

Occupancy floor 70%

Sensitivity live

Price	-10% $594	-5% $549	+0% $503	+5% $458	+10% $413
Rent	-10% $343	-5% $423	+0% $503	+5% $584	+10% $664
Rate	-1.0pp $584	-0.5pp $544	base $503	+0.5pp $462	+1.0pp $420

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	8d	1	0.20mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	25d	1	0.20mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	25d	1	0.21mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	8d	1	0.21mi
2910 Pierce St Unit P102 Hollywood, FL	1.0	1.0	700	$1,595	$2.28	25d	1	0.24mi
2910 Pierce St Unit F106 Hollywood, FL	2.0	1.0	850	$1,975	$2.32	2d	1	0.24mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$2,095	$2.62	25d	1	0.24mi
2847 Fillmore St Hollywood, FL	1.0	1.0	700	$1,600	$2.29	3d	1	0.26mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	25d	1	0.26mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	4d	1	0.60mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	8d	1	0.60mi
2443 Cleveland St Unit 2 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.60mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	16d	94	0.68mi
2741 Taft St #403 Hollywood, FL	2.0	2.0	1040	$2,100	$2.02	25d	1	0.72mi
2741 Taft St #404 Hollywood, FL	2.0	2.0	1040	$2,475	$2.38	25d	1	0.72mi
2761 Taft St #106 Hollywood, FL	1.0	1.0	780	$1,800	$2.31	14d	1	0.74mi
2781 Taft St #411 Hollywood, FL	1.0	1.0	780	$1,600	$2.05	25d	1	0.76mi
2781 Taft St #411 Hollywood, FL	1.0	1.0	780	$1,600	$2.05	8d	1	0.76mi
2751 Taft St #107 Hollywood, FL	1.0	1.5	780	$1,700	$2.18	21d	1	0.78mi
2731 Taft St #311 Hollywood, FL	1.0	1.0	780	$1,650	$2.12	3d	1	0.79mi
2731 Taft St #311 Hollywood, FL	1.0	1.0	780	$1,700	$2.18	25d	1	0.79mi
2731 Taft St #110 Hollywood, FL	2.0	2.0	1040	$2,400	$2.31	16d	1	0.79mi
2771 Taft St #409 Hollywood, FL	2.0	2.0	1040	$2,400	$2.31	25d	1	0.79mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	2d	14	0.80mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	25d	1	0.83mi
2435 Wilson St Unit 1 Hollywood, FL	2.0	1.0	1111	$2,600	$2.34	15d	1	0.83mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	2d	1	0.85mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	18d	1	0.85mi
2218 Roosevelt St Hollywood, FL	2.0	2.0	882	$2,600	$2.95	25d	1	0.87mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	15d	1	0.87mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	3d	1	0.87mi
2242 Taft St Unit N/A Hollywood, FL	2.0	1.0	980	$11,000	$11.22	25d	1	0.88mi
2111 Roosevelt St Unit 3 Hollywood, FL	1.0	1.0	600	$1,425	$2.38	25d	1	0.97mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	16d	171	1.02mi
410 S Park Rd Unit 1-204 Hollywood, FL	2.0	1.0	838	$2,100	$2.51	12d	1	1.04mi
1826 N 22nd Ave Unit 1826 Hollywood, FL	2.0	1.0	900	$1,900	$2.11	25d	1	1.04mi
2235 Coolidge St Unit 1 Hollywood, FL	2.0	2.0	990	$2,595	$2.62	25d	1	1.07mi
530 S Park Rd Unit 12-11 Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	16d	1	1.07mi
530 S Park Rd Unit 17-11 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	22d	1	1.07mi
2300 N 29th Ave Hollywood, FL	2.0	2.0	1097	$2,724	$2.48	25d	1	1.07mi

HOA detail condo

• Monthly dues: $125 · $1,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $160,000 Active 140 DOM
2. 2026-06-17
   days on market $160,000 Active 139 DOM
3. 2026-06-16
   days on market $160,000 Active 138 DOM
4. 2026-06-15
   days on market $160,000 Active 137 DOM
5. 2026-06-13
   days on market $160,000 Active 135 DOM
6. 2026-06-09
   days on market $160,000 Active 131 DOM
7. 2026-06-07
   days on market $160,000 Active 129 DOM
8. 2026-06-04
   days on market $160,000 Active 126 DOM
9. 2026-06-03
   days on market $160,000 Active 125 DOM
10. 2026-06-02
    days on market $160,000 Active 124 DOM
11. 2026-06-01
    days on market $160,000 Active 123 DOM
12. 2026-05-31
    days on market $160,000 Active 122 DOM
13. 2026-01-29
    listed $160,000 Active
14. 2022-09-13
    soldstatus $192,000 Closed 424-char remark

    Show marketing remark (424 chars)

    Very peaceful winter or full time condo getaway located in the 55 plus community of Colonial Gardens. This is an end unit with a new screened in back porch in addition to a newly renovated kitchen. Very clean property, currently rented below market value with a renewal rate $1,650 July 1st. One parking space. Close to restaurants, shops and Downtown Hollywood and only 10 minutes to beautiful beach and near both airports.

15. 2022-09-06
    status Pending 424-char remark

    Show marketing remark (424 chars)

    Very peaceful winter or full time condo getaway located in the 55 plus community of Colonial Gardens. This is an end unit with a new screened in back porch in addition to a newly renovated kitchen. Very clean property, currently rented below market value with a renewal rate $1,650 July 1st. One parking space. Close to restaurants, shops and Downtown Hollywood and only 10 minutes to beautiful beach and near both airports.

16. 2022-08-27
    historical Active Under Contract 424-char remark

    Show marketing remark (424 chars)

    Very peaceful winter or full time condo getaway located in the 55 plus community of Colonial Gardens. This is an end unit with a new screened in back porch in addition to a newly renovated kitchen. Very clean property, currently rented below market value with a renewal rate $1,650 July 1st. One parking space. Close to restaurants, shops and Downtown Hollywood and only 10 minutes to beautiful beach and near both airports.

17. 2022-08-01
    status Active 424-char remark

    Show marketing remark (424 chars)

    Very peaceful winter or full time condo getaway located in the 55 plus community of Colonial Gardens. This is an end unit with a new screened in back porch in addition to a newly renovated kitchen. Very clean property, currently rented below market value with a renewal rate $1,650 July 1st. One parking space. Close to restaurants, shops and Downtown Hollywood and only 10 minutes to beautiful beach and near both airports.

18. 2022-08-01
    price $199,000 424-char remark

    Show marketing remark (424 chars)

    Very peaceful winter or full time condo getaway located in the 55 plus community of Colonial Gardens. This is an end unit with a new screened in back porch in addition to a newly renovated kitchen. Very clean property, currently rented below market value with a renewal rate $1,650 July 1st. One parking space. Close to restaurants, shops and Downtown Hollywood and only 10 minutes to beautiful beach and near both airports.

19. 2022-07-05
    historical 424-char remark

    Show marketing remark (424 chars)

    Very peaceful winter or full time condo getaway located in the 55 plus community of Colonial Gardens. This is an end unit with a new screened in back porch in addition to a newly renovated kitchen. Very clean property, currently rented below market value with a renewal rate $1,650 July 1st. One parking space. Close to restaurants, shops and Downtown Hollywood and only 10 minutes to beautiful beach and near both airports.

20. 2022-06-10
    price $228,000 424-char remark

    Show marketing remark (424 chars)

    Very peaceful winter or full time condo getaway located in the 55 plus community of Colonial Gardens. This is an end unit with a new screened in back porch in addition to a newly renovated kitchen. Very clean property, currently rented below market value with a renewal rate $1,650 July 1st. One parking space. Close to restaurants, shops and Downtown Hollywood and only 10 minutes to beautiful beach and near both airports.

21. 2022-05-11
    listed $248,000 Active 424-char remark

    Show marketing remark (424 chars)

    Very peaceful winter or full time condo getaway located in the 55 plus community of Colonial Gardens. This is an end unit with a new screened in back porch in addition to a newly renovated kitchen. Very clean property, currently rented below market value with a renewal rate $1,650 July 1st. One parking space. Close to restaurants, shops and Downtown Hollywood and only 10 minutes to beautiful beach and near both airports.

ⓘ 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: $877 · $73/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$451/yr (+$38/mo · 51.4%)

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

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: $24,414
• − Mortgage interest: −$8,962
• − Property taxes: −$877
• − Insurance: −$800
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − HOA: −$1,500
• − Depreciation: −$4,655
• Taxable income: $3,713
• Est. tax owed @ 24.0%: −$891
• After-tax cash flow: $5,150/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

-35.5% since first listed

9 events — show timeline

• 2026-01-29 Listed $160,000 MARMLS
• 2022-09-13 Sold (MLS) $192,000 MARMLS
• 2022-09-06 Pending — MARMLS
• 2022-08-27 Contingent — MARMLS
• 2022-08-01 Relisted — MARMLS
• 2022-08-01 Price Changed $199,000 MARMLS
• 2022-07-05 Listing Removed — MARMLS
• 2022-06-10 Price Changed $228,000 MARMLS
• 2022-05-11 Listed $248,000 MARMLS

Property tax history

+9.0%/yr

Latest (2025): $877 · +2.3% YoY. Source: county tax records.