1855 Plunkett St #406 · Hollywood, FL 33020

$229,000

2 bd · 2.0 ba · 840 sqft · Condo public records · 465 Days on market

Built 1966 $725/mo HOA · 23% 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 +15.8/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 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

Corner 2 bedroom 2 bathroom with balcony top floor apartment in great condition, fully remodeled kitchen, upgraded with new appliances, titles floors throughout, balcony, and assigned covered parking space. PERFECT LOCATION! Good for investors and also for owner occupants! Buyer have to pay $595 processing fee to Miami Dream Properties at closing - Available for occupancy. Easy to show.

Key facts

• Storage room
• Covered parking
• Walk-in closets

Tags

• UPGRADED OPEN KITCHEN
• WALK-IN CLOSETS
• STORAGE ROOM
• BALCONY IN MASTER BEDROOM
• SECURED ENTRY
• COVERED PARKING

Property features AI

Finance

• HOA & community: Quarterly association fee; Association fee covers common areas, hot water, insurance, laundry, grounds maintenance, structure maintenance, parking, sewer, trash and water; Building amenities include laundry, trash service and elevators

Exterior

• Parking: Attached carport; Assigned parking; Attached garage with 1 space; One covered space
• Security: Intercom
• Home design: Multi-story building (4 total stories); Unit on 4th floor; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Storage room
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living/dining room; Walk-in closet(s); Other; Blinds; Impact glass windows; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $229k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 30 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 $3,171/mo this rent would consume 67% 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 $2k of loan paydown is wiped out by about $7k 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 465 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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: HOA is 23% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 465 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 1966 — 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: 1.38% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 6.0

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: -17.3%
• Equity multiple: 0.41×
• Total profit: $-37,914
• Equity at exit: $34,145

10-year hold

• IRR: -18.6%
• Equity multiple: 0.17×
• Total profit: $-53,392
• Equity at exit: $19,800

Cash invested: $64,120 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,171 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$380 /mo · $4,557/yr
• Insurance: −$95
• HOA: −$725
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $104

Break-even live

Break-even rent $3,039

Max offer price $229,000

Occupancy floor 92%

Sensitivity live

Price	-10% $234	-5% $169	+0% $104	+5% $39	+10% $-25
Rent	-10% $-146	-5% $-21	+0% $104	+5% $229	+10% $355
Rate	-1.0pp $220	-0.5pp $162	base $104	+0.5pp $45	+1.0pp $-15

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,480	$3.46	2d	62	0.37mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	25d	9	0.55mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	3d	35	0.57mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	2d	42	0.62mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	16d	171	0.63mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	6d	1	0.67mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	25d	1	0.67mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	12d	1	0.67mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,135	$3.80	2d	17	0.70mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$2,765	$2.84	16d	48	0.77mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	2d	14	0.78mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	16d	25	0.85mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	16d	94	0.89mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	25d	1	1.10mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	15d	1	1.18mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	3d	1	1.18mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	4d	2	1.25mi
927 N 17th Ave Unit 1258729P Hollywood, FL	1.0	1.0	818	$5,128	$6.27	17d	1	1.31mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	8d	1	1.33mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	25d	1	1.34mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	25d	1	1.36mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	25d	1	1.36mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	8d	1	1.36mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	17d	1	1.36mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$2,700	$2.38	25d	5	1.43mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	8d	1	1.44mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	4d	1	1.44mi
1012 N 13th Ter Hollywood, FL	3.0	2.0	1003	$6,500	$6.48	25d	1	1.47mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	8d	1	1.49mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	25d	1	1.49mi

HOA detail condo

• Monthly dues: $725 · $8,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-18
   days on market $229,000 Active 465 DOM
2. 2026-06-17
   days on market $229,000 Active 464 DOM
3. 2026-06-16
   days on market $229,000 Active 463 DOM
4. 2026-06-15
   days on market $229,000 Active 462 DOM
5. 2026-06-13
   days on market $229,000 Active 460 DOM
6. 2026-06-09
   days on market $229,000 Active 456 DOM
7. 2026-06-07
   days on market $229,000 Active 454 DOM
8. 2026-06-04
   days on market $229,000 Active 451 DOM
9. 2026-06-03
   days on market $229,000 Active 450 DOM
10. 2026-06-02
    days on market $229,000 Active 449 DOM
11. 2026-06-01
    days on market $229,000 Active 448 DOM
12. 2026-05-31
    days on market $229,000 Active 447 DOM
13. 2025-09-22
    price $229,000
14. 2025-07-18
    price $234,500
15. 2025-03-10
    listed $238,500 Active
16. 2024-10-23
    historical $2,100
17. 2024-10-06
    price $2,100
18. 2024-09-30
    price $2,200
19. 2024-09-14
    listed $2,300
20. 2023-09-18
    historical $2,200
21. 2023-09-09
    price $2,200
22. 2023-08-29
    price $2,300
23. 2023-08-17
    listed $2,450
24. 2022-10-19
    soldstatus $228,000
25. 2022-10-05
    soldstatus $240,000 Closed 389-char remark

    Show marketing remark (389 chars)

    Corner 2 bedroom 2 bathroom with balcony top floor apartment in great condition, fully remodeled kitchen, upgraded with new appliances, titles floors throughout, balcony, and assigned covered parking space. PERFECT LOCATION! Good for investors and also for owner occupants! Buyer have to pay $595 processing fee to Miami Dream Properties at closing - Available for occupancy. Easy to show.

26. 2022-09-23
    status Pending 389-char remark

    Show marketing remark (389 chars)

    Corner 2 bedroom 2 bathroom with balcony top floor apartment in great condition, fully remodeled kitchen, upgraded with new appliances, titles floors throughout, balcony, and assigned covered parking space. PERFECT LOCATION! Good for investors and also for owner occupants! Buyer have to pay $595 processing fee to Miami Dream Properties at closing - Available for occupancy. Easy to show.

27. 2022-09-16
    status Active 389-char remark

    Show marketing remark (389 chars)

    Corner 2 bedroom 2 bathroom with balcony top floor apartment in great condition, fully remodeled kitchen, upgraded with new appliances, titles floors throughout, balcony, and assigned covered parking space. PERFECT LOCATION! Good for investors and also for owner occupants! Buyer have to pay $595 processing fee to Miami Dream Properties at closing - Available for occupancy. Easy to show.

28. 2022-09-15
    price $240,000 389-char remark

    Show marketing remark (389 chars)

    Corner 2 bedroom 2 bathroom with balcony top floor apartment in great condition, fully remodeled kitchen, upgraded with new appliances, titles floors throughout, balcony, and assigned covered parking space. PERFECT LOCATION! Good for investors and also for owner occupants! Buyer have to pay $595 processing fee to Miami Dream Properties at closing - Available for occupancy. Easy to show.

29. 2022-06-21
    listed $230,000 Active 389-char remark

    Show marketing remark (389 chars)

    Corner 2 bedroom 2 bathroom with balcony top floor apartment in great condition, fully remodeled kitchen, upgraded with new appliances, titles floors throughout, balcony, and assigned covered parking space. PERFECT LOCATION! Good for investors and also for owner occupants! Buyer have to pay $595 processing fee to Miami Dream Properties at closing - Available for occupancy. Easy to show.

30. 2022-06-21
    historical

    Show marketing remark (389 chars)

    Corner 2 bedroom 2 bathroom with balcony top floor apartment in great condition, fully remodeled kitchen, upgraded with new appliances, titles floors throughout, balcony, and assigned covered parking space. PERFECT LOCATION! Good for investors and also for owner occupants! Buyer have to pay $595 processing fee to Miami Dream Properties at closing - Available for occupancy. Easy to show.

31. 2022-06-14
    price $230,000
32. 2022-05-25
    price $240,000
33. 2022-04-08
    listed $250,000 Active
34. 2017-05-05
    historical
35. 2017-05-04
    price $144,000
36. 2017-02-16
    listed $142,000 Active
37. 2017-02-15
    historical
38. 2016-08-18
    price $144,000
39. 2016-06-24
    listed $149,000 Active
40. 2012-12-31
    soldstatus $45,500
41. 2012-12-16
    soldstatus $45,500
42. 2006-01-20
    soldstatus $175,000
43. 2001-04-10
    soldstatus $61,000
44. 1999-05-27
    soldstatus $44,000
45. 1979-11-01
    soldstatus $38,400

ⓘ 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: $4,557 · $380/mo
• Projected year-2 tax: $4,557 · $380/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,055
• − Mortgage interest: −$12,828
• − Property taxes: −$4,557
• − Insurance: −$1,145
• − Repairs & maintenance: −$3,044
• − Management: −$3,044
• − HOA: −$8,700
• − Depreciation: −$6,662
• Taxable loss: −$1,925
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $1,713/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

+496.4% since first listed

33 events — show timeline

• 2025-09-22 Price Changed $229,000 MARMLS
• 2025-07-18 Price Changed $234,500 MARMLS
• 2025-03-10 Listed $238,500 MARMLS
• 2024-10-23 Rental Removed $2,100 MARMLS
• 2024-10-06 Price Changed $2,100 MARMLS
• 2024-09-30 Price Changed $2,200 MARMLS
• 2024-09-14 Listed for Rent $2,300 MARMLS
• 2023-09-18 Rental Removed $2,200 MARMLS
• 2023-09-09 Price Changed $2,200 MARMLS
• 2023-08-29 Price Changed $2,300 MARMLS
• 2023-08-17 Listed for Rent $2,450 MARMLS
• 2022-10-19 Sold (Public Records) $228,000 Public Records
• 2022-10-05 Sold (MLS) $240,000 MARMLS
• 2022-09-23 Pending — MARMLS
• 2022-09-16 Relisted — MARMLS
• 2022-09-15 Price Changed $240,000 MARMLS
• 2022-06-21 Listing Removed — MARMLS
• 2022-06-21 Listed $230,000 MARMLS
• 2022-06-14 Price Changed $230,000 MARMLS
• 2022-05-25 Price Changed $240,000 MARMLS
• 2022-04-08 Listed $250,000 MARMLS
• 2017-05-05 Listing Removed — MARMLS
• 2017-05-04 Price Changed $144,000 MARMLS
• 2017-02-16 Listed $142,000 MARMLS
• 2017-02-15 Listing Removed — MARMLS
• 2016-08-18 Price Changed $144,000 MARMLS
• 2016-06-24 Listed $149,000 MARMLS
• 2012-12-31 Sold (Public Records) $45,500 Public Records
• 2012-12-16 Sold (MLS) $45,500 MARMLS
• 2006-01-20 Sold (Public Records) $175,000 Public Records
• 2001-04-10 Sold (Public Records) $61,000 Public Records
• 1999-05-27 Sold (Public Records) $44,000 Public Records
• 1979-11-01 Sold (Public Records) $38,400 Public Records

Property tax history

+10.6%/yr

Latest (2025): $4,557 · +0.8% YoY. Source: county tax records.