1701 Washington St #604 · Hollywood, FL 33020

$169,990

1 bd · 2.0 ba · 898 sqft · Condo public records · 42 Days on market

Built 1970 $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 +18.1/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 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

LARGE 898 SQ FT 1BR 1 & 1/2 BA, LOTS OF WINDOWS, 6th/TOP FLOOR CORNER UNIT. LARGEST FLOOR PLAN IN THE BLDG. BALCONY WITH GREAT VIEWS, LOTS OF CLOSET SPACE, NICE KITCHEN, TILED FLOORS THROUGHOUT. ONE ASSIGNED OVERSIZED COVERED PARKING SPACE, CENTRALLY LOCATED CLOSE DISTANCE TO DOWNTOWN, RESTAURANTS, SHOPPING, BEACHES, GULF STREAM PARK, CASINOS AND EASY ACCESS TO ALL MAJOR HYWS AND AIRPORT. YOU CAN LEASE RIGHT AWAY MIN 12 MONTH. LOW MONTHLY MAINTENANCE FEE, NO PETS ALLOWED!

Key facts

• Centrally located
• Lots of closet space
• $470 HOA

Tags

• BALCONY WITH GREAT VIEWS
• LOTS OF CLOSET SPACE
• CENTRALLY LOCATED
• EASY ACCESS TO ALL MAJOR HYWS

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee of $470; Association includes common areas, laundry, structural maintenance, and reserve fund; Community has 20 units; Association amenities include storage and elevator(s)

Exterior

• Parking: Assigned underground parking; 1 covered space; 1-car carport
• Security: Secured elevator; Fire alarm
• Utilities: Has cooling; Has heating
• Home design: Condominium unit in a 6-story building; Entry on 6th floor
• Construction: Block construction
• Exterior features: Open balcony

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Entry located on 6th floor
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning (electric); Electric heating
• Interior features: Blinds on windows; Accessible elevator installed; Unfurnished; Tub with shower; Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $83 ($997/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 42 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $119k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $164,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. 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. 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: 1.42% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 5.9

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-27,907
• Equity at exit: $25,346

10-year hold

• IRR: -18.6%
• Equity multiple: 0.17×
• Total profit: $-39,449
• Equity at exit: $14,698

Cash invested: $47,597 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,415 high
• Mortgage (P&I): −$891
• Tax from tax record: −$326 /mo · $3,915/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$470
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $83

Break-even live

Break-even rent $2,310

Max offer price $169,990

Occupancy floor 92%

Sensitivity live

Price	-10% $179	-5% $131	+0% $83	+5% $35	+10% $-13
Rent	-10% $-108	-5% $-12	+0% $83	+5% $179	+10% $274
Rate	-1.0pp $169	-0.5pp $126	base $83	+0.5pp $39	+1.0pp $-6

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: $42,498
• Closing costs: $5,100
• 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	25d	9	0.36mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	3d	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	16d	171	0.55mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	16d	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	16d	94	0.87mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	16d	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	25d	1	1.35mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	3d	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	25d	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	25d	1	1.39mi
1702 McKinley St #4 Hollywood, FL	2.0	2.0	1024	$2,100	$2.05	25d	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	4d	1	1.40mi
1520 McKinley St Unit 107E Hollywood, FL	1.0	1.5	665	$1,700	$2.56	18d	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
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $169,990 Active 42 DOM
2. 2026-06-17
   days on market $169,990 Active 41 DOM
3. 2026-06-16
   days on market $169,990 Active 40 DOM
4. 2026-06-15
   days on market $169,990 Active 39 DOM
5. 2026-06-13
   days on market $169,990 Active 37 DOM
6. 2026-06-09
   days on market $169,990 Active 33 DOM
7. 2026-06-08
   pricedays on market $169,990 Active 32 DOM
8. 2026-06-07
   days on market $185,000 Active 31 DOM
9. 2026-06-04
   days on market $185,000 Active 28 DOM
10. 2026-06-03
    days on market $185,000 Active 27 DOM
11. 2026-06-02
    days on market $185,000 Active 26 DOM
12. 2026-06-01
    days on market $185,000 Active 25 DOM
13. 2026-05-31
    days on market $185,000 Active 24 DOM
14. 2026-05-07
    listed $185,000 Active
15. 2018-02-08
    soldstatus $119,000
16. 2002-06-10
    soldstatus $51,600
17. 1978-02-01
    soldstatus $32,800
18. 1970-10-01
    soldstatus $22,300

ⓘ 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: $3,915 · $326/mo
• Projected year-2 tax: $3,915 · $326/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: −$9,522
• − Property taxes: −$3,915
• − Insurance: −$1,647
• − Repairs & maintenance: −$2,319
• − Management: −$2,319
• − HOA: −$5,640
• − Depreciation: −$4,945
• Taxable loss: −$1,324
• Est. tax savings @ 24.0%: +$318
• After-tax cash flow: $1,315/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

+729.6% since first listed

5 events — show timeline

• 2026-05-07 Listed $185,000 MARMLS
• 2018-02-08 Sold (Public Records) $119,000 Public Records
• 2002-06-10 Sold (Public Records) $51,600 Public Records
• 1978-02-01 Sold (Public Records) $32,800 Public Records
• 1970-10-01 Sold (Public Records) $22,300 Public Records

Property tax history

+10.6%/yr

Latest (2025): $3,915 · +5.4% YoY. Source: county tax records.