4350 Hillcrest Dr #704 · Hollywood, FL 33021

$96,990

1 bd · 2.0 ba · 896 sqft · Condo public records · 41 Days on market

Built 1970 $569/mo HOA · 29% of rent

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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 +24.5/30.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Hillcrest is one of the more sought after 55+ communities. Super spacious and clean, 1 bedroom and 1.5 bath Vacant and ready for new loving owner. This well-maintained building has already passed its 50-year inspection. Secure entry with doorman. South Florida living at its best with access to scenic walk paths, pickleball, tennis courts, heated pool. Conveniently located minutes from shopping, restaurants, Hard Rock Hotel & Casino, major highways and airport. No leasing permitted. Priced to sell immediately!!! Owner must sell!!!Please bring offer

Key facts

• Secure entry
• Pickleball
• Tennis courts

Tags

• SECURE ENTRY
• SCENIC WALK PATHS
• PICKLEBALL
• TENNIS COURTS
• HEATED POOL
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Not in a land-lease community; Private pool available in the community; Pets not allowed; Senior community
• HOA & community: Monthly association fee (included items): maintenance (grounds & structure), sewer, trash, elevator, legal/accounting; Association amenities include jogging path, parking, pool, storage, tennis courts, trash chute; Has association (HOA fee listed)

Exterior

• Parking: Assigned parking; Guest parking; Open parking (1 space)
• Security: Closed-circuit cameras; Security guard; Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; Resale unit; Faces north; 12-story building
• Construction: CBS construction; Flat roof
• Exterior features: Screened porch; Porch; Community pool

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile; Tile; Vinyl
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Electric heating; Electric cooling; Ceiling fans
• Interior features: Walk-in closets; Closet cabinetry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $97k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Zoned schools: Orange Brook Elementary School (math 27% / reading 34%, grade F, #1,862 of 2,144 statewide, top 88%, 679 students, 80% FRL); Mcnicol Middle School (math 25% / reading 31%, grade F, #486 of 571 statewide, top 86%, 643 students, 80% FRL); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 77% FRL vs 51% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 48% district-wide (-22 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• 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 18d 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 33% of the median local income ($71k/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 $670 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 41 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.02% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 4.1

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,740
• Equity at exit: $14,462

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $10,204
• Equity at exit: $8,386

Cash invested: $27,157 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$509
• Tax from tax record: −$228 /mo · $2,739/yr
• Insurance: −$40
• HOA: −$569
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $199

Break-even live

Break-even rent $1,704

Max offer price $96,990

Occupancy floor 85%

Sensitivity live

Price	-10% $254	-5% $227	+0% $199	+5% $172	+10% $144
Rent	-10% $45	-5% $122	+0% $199	+5% $276	+10% $354
Rate	-1.0pp $248	-0.5pp $224	base $199	+0.5pp $174	+1.0pp $148

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: $24,248
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	4d	1	0.17mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	25d	1	0.17mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.23mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.23mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	22d	1	0.26mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.29mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	25d	1	0.29mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	0d	2	0.30mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	16d	2	0.30mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	0d	4	0.39mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	14d	3	0.39mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	25d	1	0.42mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	25d	1	0.43mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	20d	1	0.45mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	9d	1	0.45mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	18d	1	0.48mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	4d	1	0.48mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	14d	1	0.48mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	9d	1	0.50mi
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,377	$2.12	0d	25	0.57mi
532 S Crescent Dr Unit 106 Hollywood, FL	—	1.0	550	$1,425	$2.59	15d	1	0.59mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,795	$1.83	0d	3	0.64mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,832	$1.87	6d	3	0.64mi
555 S Luna Ct Hollywood, FL	2.0	2.0	1036	$2,120	$2.05	6d	2	0.67mi
315 S Crescent Dr Hollywood, FL	—	1.0	544	$1,425	$2.62	16d	1	0.67mi
400 S Luna Ct #2 Hollywood, FL	2.0	1.0	960	$2,300	$2.40	25d	1	0.68mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$1,719	$1.72	0d	23	0.68mi
3624 Jackson St Unit 21 Hollywood, FL	2.0	2.0	1100	$1,900	$1.73	4d	1	0.69mi
570 S Park Rd Unit 13-6 Hollywood, FL	2.0	2.0	1060	$2,400	$2.26	25d	1	0.72mi
3500 Jackson St Unit 203 Hollywood, FL	2.0	2.0	875	$1,995	$2.28	25d	1	0.75mi
530 S Park Rd Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	20d	1	0.75mi
550 S Park Rd Unit 14-8 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	9d	1	0.75mi
640 S Park Rd Unit 34-4 Hollywood, FL	2.0	2.0	1060	$2,250	$2.12	25d	1	0.75mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	25d	1	0.75mi
530 S Park Rd Hollywood, FL	1.0	1.0	841	$1,800	$2.14	25d	1	0.75mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,200	$2.08	18d	1	0.75mi
3711 Van Buren St #2 Hollywood, FL	1.0	1.0	660	$1,550	$2.35	25d	1	0.76mi
3600 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	1055	$1,950	$1.85	4d	4	0.77mi
620 S Park Rd Unit 31-2 Hollywood, FL	1.0	1.0	841	$1,800	$2.14	25d	1	0.77mi
470 S Park Rd Unit 7-203 Hollywood, FL	2.0	2.0	820	$2,050	$2.50	25d	1	0.79mi

HOA detail condo

• Monthly dues: $569 · $6,828/yr
• Likely covers: pooldoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $96,990 Active 41 DOM
2. 2026-06-18
   days on market $96,990 Active 38 DOM
3. 2026-06-17
   days on market $96,990 Active 37 DOM
4. 2026-06-16
   days on market $96,990 Active 36 DOM
5. 2026-06-15
   days on market $96,990 Active 35 DOM
6. 2026-06-13
   days on market $96,990 Active 33 DOM
7. 2026-06-09
   days on market $96,990 Active 29 DOM
8. 2026-06-08
   days on market $96,990 Active 28 DOM
9. 2026-06-07
   days on market $96,990 Active 27 DOM
10. 2026-06-04
    days on market $96,990 Active 24 DOM
11. 2026-06-03
    days on market $96,990 Active 23 DOM
12. 2026-06-02
    days on market $96,990 Active 22 DOM
13. 2026-06-01
    days on market $96,990 Active 21 DOM
14. 2026-05-31
    days on market $96,990 Active 20 DOM
15. 2026-05-11
    listed $96,990 Active
16. 2005-05-27
    soldstatus $115,000
17. 2002-05-09
    soldstatus $62,000
18. 1971-09-01
    soldstatus $26,200

ⓘ 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: $2,739 · $228/mo
• Projected year-2 tax: $2,739 · $228/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $23,476
• − Mortgage interest: −$5,433
• − Property taxes: −$2,739
• − Insurance: −$485
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − HOA: −$6,828
• − Depreciation: −$2,822
• Taxable income: $1,413
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $2,051/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): 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

+270.2% since first listed

4 events — show timeline

• 2026-05-11 Listed $96,990 Beaches MLS
• 2005-05-27 Sold (Public Records) $115,000 Public Records
• 2002-05-09 Sold (Public Records) $62,000 Public Records
• 1971-09-01 Sold (Public Records) $26,200 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,739 · -0.3% YoY. Source: county tax records.