1701 Washington St #504 · Hollywood, FL 33020

$169,000

1 bd · 2.0 ba · 898 sqft · Condo public records · 126 Days on market

Built 1971 $470/mo HOA · 19% 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 +18.5/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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

INVESTOR OPPORTUNITY IN THE HEART OF HOLLYWOOD - PURCHASE ONE OR ALL THREE. ALL THREE UNITS FOR $495,000. THIS IS A RARE CHANCE TO CONTROL MULTIPLE CONDOS WITHIN THE SAME BUILDING - A STRATEGIC ADVANTAGE NOT OFTEN AVAILABLE. THIS OWNER IS SELLING 3 INDIVIDUAL UNITS ALL 1BR/1 & 1/2 BA, GENEROUS FLOOR PLAN, UBUNDANT CLOSET SPACE. ASSIGNED PARKING. CREATING AN EXCEPTIONAL OPPORTUNITY AND ALL E OF US1.. LAUNDRY ROOM IS IN THE BUILDING. ANNUALLY RENT RIGHT AWAY. NO PETS! LOW MONTHLY MAINTENANCE FEE!

Key facts

• Balcony
• Centrally located
• Lots of closet space

Tags

• 5TH FLOOR CORNER UNIT
• BALCONY
• LOTS OF CLOSET SPACE
• OPEN LIVING SPACE
• CENTRALLY LOCATED

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee of $470; HOA covers insurance and building structure maintenance; Community amenities include laundry and elevators

Exterior

• Parking: Assigned deeded parking space (one space)
• Security: Secured elevator
• Home design: Condominium in a 6-story building; Entry on 5th level
• Construction: Block construction; Resale property
• Exterior features: Balcony; Storm/security shutters; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Accessible elevator installed; Living/dining room; Tub with shower; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Market conditions: Rents flat; 589 active listings in the ZIP; 28 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 $2,415/mo this rent would consume 51% 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 $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 126 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 9035% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $110k; list at $169k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.43% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 5.8

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: -16.8%
• Equity multiple: 0.43×
• Total profit: $-27,125
• Equity at exit: $25,198

10-year hold

• IRR: -17.8%
• Equity multiple: 0.20×
• Total profit: $-37,973
• Equity at exit: $14,612

Cash invested: $47,320 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,415 high
• Mortgage (P&I): −$886
• Tax from tax record: −$322 /mo · $3,865/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$470
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $93

Break-even live

Break-even rent $2,298

Max offer price $169,000

Occupancy floor 91%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	24d	9	0.36mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	2d	35	0.37mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,652	$4.15	2d	42	0.41mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,764	$2.54	2d	17	0.55mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	15d	171	0.55mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	15d	25	0.65mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	2d	62	0.65mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	2d	14	0.75mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	15d	94	0.87mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	0.99mi
927 N 17th Ave Unit 1258729P Hollywood, FL	1.0	1.0	818	$5,128	$6.27	17d	1	1.09mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	24d	1	1.35mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	2d	1	1.36mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	15d	1	1.36mi
1425 Arthur St Unit 414B Hollywood, FL	1.0	1.5	597	$1,750	$2.93	19d	1	1.36mi
1825 Cleveland St #12 Hollywood, FL	2.0	1.0	857	$2,000	$2.33	12d	1	1.38mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	24d	1	1.39mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	19d	1	1.39mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	4d	2	1.39mi
101 Diplomat Pkwy Hallandale Beach, FL	1.0	1.0	859	$3,740	$4.35	24d	1	1.39mi
1702 McKinley St #4 Hollywood, FL	2.0	2.0	1024	$2,100	$2.05	24d	1	1.40mi
1560 McKinley St Unit 101W Hollywood, FL	2.0	2.0	800	$1,800	$2.25	21d	1	1.40mi
1927 Cleveland St Unit 1542853P Hollywood, FL	—	1.0	570	$2,722	$4.78	3d	1	1.40mi
1560 McKinley St Unit 115w Hollywood, FL	1.0	1.5	665	$1,500	$2.26	3d	1	1.40mi
1520 McKinley St Unit 107E Hollywood, FL	1.0	1.5	665	$1,700	$2.56	17d	1	1.41mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	17d	1	1.44mi
809 S Ocean Dr Unit 1227349P Hollywood, FL	2.0	1.0	990	$3,768	$3.81	14d	1	1.46mi
1816 Roosevelt St Hollywood, FL	2.0	1.0	1010	$2,590	$2.56	8d	1	1.47mi

HOA detail condo

• Monthly dues: $470 · $5,640/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $169,000 Active 126 DOM
2. 2026-06-17
   days on market $169,000 Active 125 DOM
3. 2026-06-16
   days on market $169,000 Active 124 DOM
4. 2026-06-15
   days on market $169,000 Active 123 DOM
5. 2026-06-13
   days on market $169,000 Active 121 DOM
6. 2026-06-09
   pricedays on market $169,000 Active 117 DOM
7. 2026-06-07
   days on market $175,000 Active 115 DOM
8. 2026-06-04
   days on market $175,000 Active 112 DOM
9. 2026-06-03
   days on market $175,000 Active 111 DOM
10. 2026-06-02
    days on market $175,000 Active 110 DOM
11. 2026-06-02
    remarks 501-char remark
12. 2026-06-01
    remarks 467-char remark
13. 2026-06-01
    days on market $175,000 Active 109 DOM
14. 2026-05-31
    days on market $175,000 Active 108 DOM
15. 2026-05-02
    price $1,750
16. 2026-05-01
    price $175,000
17. 2026-03-12
    price $1,790
18. 2026-02-19
    listed $1,850
19. 2026-02-12
    listed $185,000 Active
20. 2017-02-21
    soldstatus $110,000
21. 1994-10-26
    soldstatus $32,000
22. 1993-12-17
    soldstatus $36,800

ⓘ 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: $3,865 · $322/mo
• Projected year-2 tax: $3,865 · $322/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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,984
• − Mortgage interest: −$9,467
• − Property taxes: −$3,865
• − Insurance: −$1,642
• − Repairs & maintenance: −$2,319
• − Management: −$2,319
• − HOA: −$5,640
• − Depreciation: −$4,916
• Taxable loss: −$1,184
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $1,399/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

-95.2% since first listed

8 events — show timeline

• 2026-05-02 Price Changed $1,750 MARMLS
• 2026-05-01 Price Changed $175,000 MARMLS
• 2026-03-12 Price Changed $1,790 MARMLS
• 2026-02-19 Listed for Rent $1,850 MARMLS
• 2026-02-12 Listed $185,000 MARMLS
• 2017-02-21 Sold (Public Records) $110,000 Public Records
• 1994-10-26 Sold (Public Records) $32,000 Public Records
• 1993-12-17 Sold (Public Records) $36,800 Public Records

Property tax history

+17.9%/yr

Latest (2025): $3,865 · +5.4% YoY. Source: county tax records.