2621 Grant St Unit 10a · Hollywood, FL 33020

$129,000

1 bd · 1.0 ba · 580 sqft · Condo public records · 154 Days on market

Built 1965 $404/mo HOA · 24% 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 +11.8/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wonderful unit, Fantastic location, the unit has vinyl floor, stainless steel appliances, excelent opportunity for living. Come and see it in person.

Key facts

• Vinyl floor
• $404 HOA
• Built 1965

Tags

• VINYL FLOOR
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Monthly HOA fee of $404; HOA covers insurance, sewer, trash and water; Association has amenities: None listed; Pets allowed (restrictions possible)

Exterior

• Parking: Open parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Condominium; Multi/split levels; 2 total stories; Faces east; Resale condition
• Construction: Concrete construction
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Window/wall heating; Wall/window air conditioning units
• Interior features: Built-in features; Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $-35 ($-421/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (4.8% below list).
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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: Oakridge Elementary School (math 17% / reading 26%, grade F, #2,091 of 2,144 statewide, top 98%, 449 students, 82% FRL); Olsen Middle School (math 18% / reading 24%, grade F, #555 of 571 statewide, top 97%, 633 students, 73% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL) — zoned schools average 71% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 48% district-wide (-21 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 591 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 35% 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 $892 of loan paydown is wiped out by about $4k 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 154 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $24k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $129k implies a 303% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.29% ✓
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 6.5

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: -22.5%
• Equity multiple: 0.25×
• Total profit: $-27,017
• Equity at exit: $19,234

10-year hold

• IRR: -31.3%
• Equity multiple: -0.15×
• Total profit: $-41,472
• Equity at exit: $11,154

Cash invested: $36,120 (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: 591
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$676
• Tax from tax record: −$212 /mo · $2,543/yr
• Insurance: −$54
• HOA: −$404
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-35

Break-even live

Break-even rent $1,704

Max offer price $122,806

Occupancy floor 97%

Sensitivity live

Price	-10% $38	-5% $1	+0% $-35	+5% $-72	+10% $-108
Rent	-10% $-166	-5% $-101	+0% $-35	+5% $30	+10% $96
Rate	-1.0pp $30	-0.5pp $-2	base $-35	+0.5pp $-68	+1.0pp $-102

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2619 Arthur St Unit 3 Hollywood, FL	1.0	1.0	450	$1,280	$2.84	26d	1	0.17mi
2526 McKinley St Unit C Hollywood, FL	—	1.0	350	$1,300	$3.71	4d	1	0.29mi
2526 McKinley St Unit 1 Hollywood, FL	—	1.0	350	$1,300	$3.71	15d	1	0.29mi
2443 Cleveland St Unit 2 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.30mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	9d	1	0.48mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	26d	1	0.48mi
2910 Pierce St Unit P102 Hollywood, FL	1.0	1.0	700	$1,595	$2.28	26d	1	0.48mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$1,595	$1.99	26d	1	0.49mi
2847 Fillmore St Hollywood, FL	1.0	1.0	700	$1,600	$2.29	4d	1	0.51mi
2851 Fillmore St Unit 507 Hollywood, FL	1.0	1.0	600	$1,600	$2.67	0d	1	0.51mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	9d	1	0.52mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	26d	1	0.52mi
2806 Taylor St Hollywood, FL	—	1.0	450	$1,449	$3.22	9d	1	0.52mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	26d	1	0.55mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	26d	1	0.56mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	3d	1	0.59mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	19d	1	0.59mi
2111 Roosevelt St Unit 3 Hollywood, FL	1.0	1.0	600	$1,425	$2.38	26d	1	0.71mi
2829 Van Buren St #208 Hollywood, FL	—	1.0	460	$1,300	$2.83	15d	1	0.73mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	17d	94	0.75mi
2915 Jackson St Hollywood, FL	1.0	1.0	500	$1,399	$2.80	0d	1	0.86mi
2915 Jackson St Unit 12 Hollywood, FL	1.0	1.0	500	$1,425	$2.85	17d	1	0.86mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	0d	15	0.87mi
1927 Cleveland St Unit 1542853P Hollywood, FL	—	1.0	570	$2,796	$4.91	0d	1	0.89mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	5d	1	0.90mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	9d	1	0.90mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	9d	1	0.92mi
1947 Taft St Unit 0 Hollywood, FL	2.0	2.0	650	$1,900	$2.92	26d	1	0.92mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	26d	1	0.97mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	26d	1	0.97mi
2815 Madison St Hollywood, FL	1.0	1.0	400	$1,200	$3.00	0d	1	0.98mi
1916 Coolidge St Unit 1 Hollywood, FL	—	1.0	550	$1,250	$2.27	26d	1	1.05mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	18d	1	1.06mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	17d	171	1.07mi
1958 Liberty St Hollywood, FL	1.0	1.0	3837	$1,469	$0.38	4d	2	1.08mi
1816 Taft St Unit 8 Hollywood, FL	1.0	1.0	500	$1,399	$2.80	4d	1	1.09mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,822	$2.59	0d	26	1.12mi
2223 Park Ln #306 Hollywood, FL	1.0	1.0	703	$1,825	$2.60	26d	1	1.14mi
2118 N 19th Ave Unit 1-4 Hollywood, FL	2.0	1.0	650	$1,690	$2.60	4d	1	1.16mi
1930 Thomas St Unit 1930 Hollywood, FL	1.0	1.0	600	$1,450	$2.42	26d	1	1.16mi

HOA detail condo

• Monthly dues: $404 · $4,848/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $129,000 Active 154 DOM
2. 2026-06-18
   days on market $129,000 Active 151 DOM
3. 2026-06-17
   days on market $129,000 Active 150 DOM
4. 2026-06-16
   days on market $129,000 Active 149 DOM
5. 2026-06-15
   days on market $129,000 Active 148 DOM
6. 2026-06-13
   days on market $129,000 Active 146 DOM
7. 2026-06-09
   days on market $129,000 Active 142 DOM
8. 2026-06-07
   days on market $129,000 Active 140 DOM
9. 2026-06-04
   days on market $129,000 Active 137 DOM
10. 2026-06-03
    days on market $129,000 Active 136 DOM
11. 2026-06-02
    days on market $129,000 Active 135 DOM
12. 2026-06-01
    days on market $129,000 Active 134 DOM
13. 2026-05-31
    days on market $129,000 Active 133 DOM
14. 2026-04-16
    status Active
15. 2026-04-13
    historical Active Under Contract
16. 2026-02-06
    price $129,000
17. 2026-01-18
    listed $153,000 Active
18. 2026-01-13
    historical $1,500
19. 2025-11-11
    price $1,500
20. 2025-09-18
    listed $1,600
21. 2024-09-07
    historical $1,500
22. 2024-08-19
    price $1,500
23. 2024-07-30
    listed $1,600
24. 2023-07-24
    historical
25. 2021-07-10
    historical
26. 2021-05-27
    listed $106,000 Active
27. 2011-11-07
    soldstatus $32,000
28. 1977-03-01
    soldstatus $17,000
29. 1974-04-01
    soldstatus $16,300

ⓘ 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: $2,543 · $212/mo
• Projected year-2 tax: $2,543 · $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: $19,915
• − Mortgage interest: −$7,226
• − Property taxes: −$2,543
• − Insurance: −$645
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − HOA: −$4,848
• − Depreciation: −$3,753
• Taxable loss: −$2,286
• Est. tax savings @ 24.0%: +$549
• After-tax cash flow: $128/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

+691.4% since first listed

16 events — show timeline

• 2026-04-16 Relisted — Beaches MLS
• 2026-04-13 Contingent — Beaches MLS
• 2026-02-06 Price Changed $129,000 Beaches MLS
• 2026-01-18 Listed $153,000 Beaches MLS
• 2026-01-13 Rental Removed $1,500 MARMLS
• 2025-11-11 Price Changed $1,500 MARMLS
• 2025-09-18 Listed for Rent $1,600 MARMLS
• 2024-09-07 Rental Removed $1,500 MARMLS
• 2024-08-19 Price Changed $1,500 MARMLS
• 2024-07-30 Listed for Rent $1,600 MARMLS
• 2023-07-24 Rental Removed — MARMLS
• 2021-07-10 Listing Removed — MARMLS
• 2021-05-27 Listed $106,000 MARMLS
• 2011-11-07 Sold (Public Records) $32,000 Public Records
• 1977-03-01 Sold (Public Records) $17,000 Public Records
• 1974-04-01 Sold (Public Records) $16,300 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,543 · +3.2% YoY. Source: county tax records.