5300 Washington St Unit H137 · Hollywood, FL 33021

$98,500

1 bd · 1.5 ba · 720 sqft · Condo · 58 Days on market

Built 1969 Good condition $521/mo HOA · 31% of rent ↓ 6% since listing

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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 +20.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1-Bedroom, 1.5-Bathroom Condo with Garden & Pool View – A Rare Opportunity FIRST FLOOR! After years of enjoying this beautifully renovated. The sellers, who are avid snowbirds, have decided it's time to move on, they are ready to downsize and offer someone else the chance to call this place home. Why You’ll Love This Condo: WATER & INTERNET INCLUDED in HOA fees Fully Furnished, Bright and Spacious, Stunning Garden & Pool View, Prime Location: Conveniently close to everything you need! This condo is located near hospitals, doctors’ offices, restaurants, supermarket. This 55+ gated active community offers many amenities: Clubhouse, Library, Gym,

Key facts

• Stunning garden
• Clubhouse
• Pool view

Tags

• POOL VIEW
• FULLY FURNISHED
• STUNNING GARDEN
• PRIME LOCATION
• CLUBHOUSE
• LIBRARY

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association amenities: laundry, pool, elevators; Association fee covers common areas, internet, laundry, grounds maintenance, structure maintenance, pest control, pool(s), and water

Exterior

• Parking: 1 covered parking space; 1-car garage
• Security: Closed-circuit cameras; Complex fenced; Smoke detectors
• Utilities: Cable available
• Home design: Attached property; 3-story building; Entry level: 2
• Construction: Block construction; Effective year built
• Exterior features: Enclosed porch; Screened porch; Patio; Barbecue area; Fence; Exterior lighting; Association pool

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling; Ceiling fans
• Interior features: Handicap accessible; Ceramic tile flooring
• Laundry & utility: Community / common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 $681 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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: HOA is 31% of rent.

Recommended offer $95,545 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.71% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 4.9

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-8,323
• Equity at exit: $14,687

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $794
• Equity at exit: $8,516

Cash invested: $27,580 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$521
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $130

Break-even live

Break-even rent $1,521

Max offer price $98,500

Occupancy floor 87%

Sensitivity live

Price	-10% $198	-5% $164	+0% $130	+5% $96	+10% $62
Rent	-10% $-3	-5% $64	+0% $130	+5% $197	+10% $263
Rate	-1.0pp $180	-0.5pp $155	base $130	+0.5pp $105	+1.0pp $79

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: $24,625
• Closing costs: $2,955
• 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	0.11mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	9d	1	0.30mi
5685 Flagler St Unit 2 Hollywood, FL	2.0	1.0	420	$1,900	$4.52	4d	1	0.36mi
5685 Flagler St Unit 2 Hollywood, FL	2.0	1.0	420	$1,900	$4.52	15d	1	0.36mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	25d	2	0.37mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,575	$2.42	0d	1	0.40mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,625	$2.50	12d	1	0.40mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	25d	1	0.41mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,650	$2.54	9d	1	0.41mi
5740 Mayo St #4 Hollywood, FL	2.0	1.0	550	$1,895	$3.45	25d	1	0.43mi
5981 Washington St #219 Hollywood, FL	1.0	1.0	450	$1,500	$3.33	25d	1	0.48mi
5849 Wiley St Hollywood, FL	1.0	1.0	350	$1,475	$4.21	25d	1	0.53mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.57mi
5931 Wiley St Unit 5931 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	25d	1	0.60mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	22d	1	0.60mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,500	$1.57	25d	1	0.61mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	5d	1	0.61mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	4d	1	0.61mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	18d	1	0.62mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$1,600	$2.20	20d	2	0.62mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	4d	1	0.67mi
5141 Hollywood Blvd Apt 206 Hollywood, FL	1.0	1.0	700	$1,825	$2.61	4d	1	0.67mi
4933 Hollywood Blvd Unit 5141-206 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	25d	1	0.70mi
4933 Hollywood Blvd Unit 5420-202 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	23d	1	0.70mi
5819 Polk St Unit 4 Hollywood, FL	1.0	1.0	602	$1,425	$2.37	16d	1	0.91mi
5819 Polk St Apt 2 Hollywood, FL	1.0	1.0	682	$1,559	$2.29	9d	1	0.91mi
4130 SW 19th St Unit 3 West Park, FL	1.0	1.0	450	$1,400	$3.11	22d	1	0.92mi
4130 SW 19th St Unit 3 West Park, FL	1.0	1.0	450	$1,375	$3.06	0d	1	0.92mi
1 Main St Miramar, FL	3.0	1.0–3.0	1051	$2,661	$2.53	0d	36	0.96mi
5807 SW 25th St West Park, FL	—	1.0	500	$1,495	$2.99	9d	1	0.97mi
504 N 57th Ave Unit N Hollywood, FL	1.0	1.0	496	$1,575	$3.18	21d	1	0.97mi
504 N 57th Ave Unit N Hollywood, FL	1.0	1.0	496	$1,550	$3.12	0d	1	0.97mi
519 S Rainbow Dr Hollywood, FL	—	1.0	450	$1,475	$3.28	0d	1	1.00mi
6244 Dewey St Unit 3 Hollywood, FL	1.0	1.0	600	$1,395	$2.33	0d	1	1.01mi
532 S Crescent Dr Unit 106 Hollywood, FL	—	1.0	550	$1,425	$2.59	15d	1	1.05mi
315 S Crescent Dr Hollywood, FL	—	1.0	544	$1,425	$2.62	16d	1	1.06mi
6021 Polk St Unit 4 Hollywood, FL	1.0	1.0	700	$1,400	$2.00	0d	1	1.07mi
6129 SW 22nd St Miramar, FL	2.0	1.0	674	$2,200	$3.26	18d	1	1.07mi
6129 SW 22nd St Miramar, FL	2.0	1.0	674	$2,200	$3.26	16d	1	1.07mi
6025 Polk St Apt 8 Hollywood, FL	1.0	1.0	700	$1,400	$2.00	25d	1	1.08mi

HOA detail condo

• Monthly dues: $521 · $6,252/yr
• Likely covers: waterinternetpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $98,500 Active 58 DOM
2. 2026-06-18
   days on market $98,500 Active 55 DOM
3. 2026-06-17
   days on market $98,500 Active 54 DOM
4. 2026-06-16
   days on market $98,500 Active 53 DOM
5. 2026-06-15
   days on market $98,500 Active 52 DOM
6. 2026-06-13
   days on market $98,500 Active 50 DOM
7. 2026-06-09
   days on market $98,500 Active 46 DOM
8. 2026-06-08
   days on market $98,500 Active 45 DOM
9. 2026-06-07
   days on market $98,500 Active 44 DOM
10. 2026-06-04
    days on market $98,500 Active 41 DOM
11. 2026-06-03
    days on market $98,500 Active 40 DOM
12. 2026-06-02
    days on market $98,500 Active 39 DOM
13. 2026-06-01
    days on market $98,500 Active 38 DOM
14. 2026-05-31
    days on market $98,500 Active 37 DOM
15. 2026-04-20
    listed $98,500 Active
16. 2026-04-18
    historical
17. 2026-04-17
    status Active
18. 2026-04-08
    historical Active Under Contract
19. 2025-10-25
    listed $105,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,230
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − HOA: −$6,252
• − Depreciation: −$2,865
• Taxable income: $389
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $1,468/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 · 11 photos

Good 80/100 Cosmetic rehab

This charming 1-bedroom, 1.5-bathroom condo is in excellent condition with a good location and amenities. It's ready for a new owner to move in and enjoy the community's offerings.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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

-6.2% since first listed

5 events — show timeline

• 2026-04-20 Listed $98,500 MARMLS
• 2026-04-18 Listing Removed — MARMLS
• 2026-04-17 Relisted — MARMLS
• 2026-04-08 Contingent — MARMLS
• 2025-10-25 Listed $105,000 MARMLS