1301 N 12th Ct Unit 2A · Hollywood, FL 33019

$159,900

1 bd · 1.0 ba · 450 sqft · Condo public records · 106 Days on market

Built 1965 $335/mo HOA · 18% of rent

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Why this score? — see what drove the D+ 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 +13.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BOUTIQUE-STYLE CONDO WITH VERY LOW MAINTENANCE IN HOLLYWOOD, FL, ONLY $410/MONTH! MINUTES FROM HOLLYWOOD BEACH AND BROADWALK. CURRENTLY RENTED FOR $1,550/MONTH WITH STEADY TENANT, LEASE EXPIRING 10/31. UNIT FEATURES CENTRAL A/C, EXTRA STORAGE SPACE, AND 1-CAR ASSIGNED PARKING. NO AGE RESTRICTIONS. QUIET WELL KEPT COMMUNITY EAST OF US1. SUBDIVISION OFFERS COMMUNITY SWIMMING POOL AND CLUBHOUSE. CONDO ASSOCIATION WITH HEALTHY FINANCIALS AND INSURANCE, FREE OF DEBTS, LIENS, OR VIOLATIONS. CONTACT LISITNG AGENT TO GET A VIRTUAL WALK-THRU VIDEO!

Key facts

• Central ac
• Extra storage space
• Clubhouse

Tags

• CENTRAL AC
• EXTRA STORAGE SPACE
• ASSIGNED PARKING
• COMMUNITY SWIMMING POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Pets allowed with restrictions or conditional rules
• HOA & community: Monthly association fee of $335; Association covers hot water, laundry, grounds maintenance, structure maintenance and parking; Community amenities include clubhouse, laundry facilities and pool

Exterior

• Parking: Assigned parking (one space)
• Security: Closed-circuit cameras
• Utilities: Has cooling and heating
• Home design: Attached property; 2 stories; Entry on level 1
• Construction: Block construction; Effective year built
• Exterior features: Association pool; No notable private exterior features listed

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; First-floor entry; Living/dining room; Main level primary bedroom; Main living area on entry level; Walk-in closet(s); Handicap access; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $19 ($223/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: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL).
• Market conditions: Rents rising (+2.9%/yr); 839 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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 106 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 10560% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $130k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.92% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-24,633
• Equity at exit: $23,842

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-19,557
• Equity at exit: $13,825

Cash invested: $44,772 (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 33019

• Rents YoY: 2.9%
• Active inventory: 839
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$839
• Tax from tax record: −$212 /mo · $2,540/yr
• Insurance: −$67
• HOA: −$335
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $19

Break-even live

Break-even rent $1,838

Max offer price $159,900

Occupancy floor 94%

Sensitivity live

Price	-10% $109	-5% $64	+0% $19	+5% $-27	+10% $-72
Rent	-10% $-128	-5% $-55	+0% $19	+5% $92	+10% $166
Rate	-1.0pp $99	-0.5pp $59	base $19	+0.5pp $-23	+1.0pp $-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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1822 Cleveland St Hollywood, FL	—	1.0	200	$1,050	$5.25	9d	1	0.82mi
1908 N Ocean Dr Unit 3A Hollywood, FL	—	1.0	260	$1,400	$5.38	26d	1	0.89mi
1727 Liberty St Hollywood, FL	1.0	1.0	285	$1,587	$5.56	0d	2	0.91mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,822	$2.59	0d	26	1.18mi
322 Oregon St Unit 1077064P Hollywood, FL	1.0–3.0	1.0–2.0	780	$2,352	$3.02	0d	2	1.32mi
2206 Coolidge St Unit B Hollywood, FL	2.0	1.0	300	$1,300	$4.33	9d	1	1.34mi

HOA detail condo

• Monthly dues: $335 · $4,020/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $159,900 Active 106 DOM
2. 2026-06-18
   days on market $159,900 Active 103 DOM
3. 2026-06-17
   days on market $159,900 Active 102 DOM
4. 2026-06-16
   days on market $159,900 Active 101 DOM
5. 2026-06-15
   days on market $159,900 Active 100 DOM
6. 2026-06-13
   days on market $159,900 Active 98 DOM
7. 2026-06-09
   days on market $159,900 Active 94 DOM
8. 2026-06-07
   days on market $159,900 Active 92 DOM
9. 2026-06-04
   days on market $159,900 Active 89 DOM
10. 2026-06-03
    days on market $159,900 Active 88 DOM
11. 2026-06-02
    days on market $159,900 Active 87 DOM
12. 2026-06-01
    days on market $159,900 Active 86 DOM
13. 2026-05-31
    days on market $159,900 Active 85 DOM
14. 2026-05-20
    listed $1,500
15. 2026-03-07
    listed $159,900 Active
16. 2022-05-06
    soldstatus $130,000
17. 2000-06-23
    soldstatus $39,000
18. 1993-03-12
    soldstatus $24,500

ⓘ 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: $2,540 · $212/mo
• Projected year-2 tax: $2,540 · $212/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: $22,336
• − Mortgage interest: −$8,957
• − Property taxes: −$2,540
• − Insurance: −$800
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − HOA: −$4,020
• − Depreciation: −$4,652
• Taxable loss: −$2,206
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $753/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): 14,293
• Household income: $96,497
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 563.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 25% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 6% Salvadoran 2%
• Common ancestry: Scotch-Irish 7% Romanian 4% Lithuanian 4%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 53% English-only · Spanish 30% Russian/Polish/Slavic 6% Other Indo-European 4%

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: ▼ -434.82%
• Current HPI: 307.2922
• Rent YoY: ▲ 2.92%
• 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

-93.9% since first listed

5 events — show timeline

• 2026-05-20 Listed for Rent $1,500 MARMLS
• 2026-03-07 Listed $159,900 MARMLS
• 2022-05-06 Sold (Public Records) $130,000 Public Records
• 2000-06-23 Sold (Public Records) $39,000 Public Records
• 1993-03-12 Sold (Public Records) $24,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,540 · +9.1% YoY. Source: county tax records.