None · Hollywood, FL 33020

$425,000

3 bd · 2.0 ba · 1,438 sqft · Condo public records · 241 Days on market

Built 2007

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Cash flow +3.3/30.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarkable unit with incredible views of the ocean, golf course, & Arts Park at Young Circle. Floor to ceiling windows in the living room & a tremendous amount of natural light with a cinematic view of Ft. Laud. to Miami. 3 beds 2 baths in luxurious top of the line downtown Hollywood building. Private garage parking & full size washer/dryer in unit. Stupendous amenities with rooftop pool, gym, media room, clubhouse. Walking distance to downtown Hollywood and very close to Beaches & Airport!

Key facts

• Business center
• Valet
• Gym

Tags

• LARGE FLOOR TO CEILING WINDOWS
• 24 HOUR FRONT DESK SECURITY
• VALET
• GYM
• GAME ROOM
• BUSINESS CENTER

Property features AI

Finance

• Financial info: Pets allowed with size limit (more than 20 lbs permitted)
• HOA & community: Monthly association fee; Association fee includes management, common areas, cable TV, insurance, internet, grounds maintenance, parking, pool(s), sewer, security, trash, and water; Community amenities include billiard room, business center, clubhouse, fitness center, pool, sauna, and elevators; Community contains 311 units

Exterior

• Parking: Attached, covered garage parking with garage door opener; 1 covered garage space; Guest parking and valet
• Security: Secured elevator and lobby; Secured garage/parking; Fire sprinkler system; Smoke detectors
• Utilities: Cable available
• Home design: High-rise building with 15 total stories; Entry located on level 11; Property attached (multi-unit)
• Construction: Block construction
• Exterior features: Balcony (open); Heated pool

Interior

• Kitchen: Electric range; Self-cleaning oven; Microwave; Dishwasher; Garbage disposal; Icemaker; Refrigerator
• Bedrooms: Bedroom layout includes split bedrooms (main living area entry level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Dual sinks and separate shower
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Blinds and drapes on windows; High ceilings; Living/dining room combination; Main living area on entry level; Split bedroom layout; Separate shower; Dual sinks; Walk-in closet(s); Elevator installed; Furnishing negotiable
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $386k (9.3% below list).
• Recommended offer: $374k (12.0% below list) — sets the bar for market timing.
• Cap rate 2.5% vs local median 3.2% in Hollywood — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,855/mo this rent would consume 82% 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 $3k of loan paydown is wiped out by about $13k 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 241 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $143k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $318k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $374,000 (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 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 0.91% ✗
• Cap rate: 2.55%
• Cash-on-cash: -13.38%
• DSCR: 0.40
• GRM: 9.2

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: -46.2%
• Equity multiple: -0.36×
• Total profit: $-162,167
• Equity at exit: $63,369

10-year hold

• IRR: —
• Equity multiple: -1.39×
• Total profit: $-284,107
• Equity at exit: $36,746

Cash invested: $119,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $3,855 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$221 /mo · $2,651/yr
• Insurance: −$177
• HOA est. from 21 same-building comps: −$1,746
• Vacancy / Maint / Mgmt: −$810
• Net cashflow: $-1,327

Break-even live

Break-even rent $5,535

Max offer price $190,576

Occupancy floor —

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	15d	25	0.10mi
1912 Taylor St Hollywood, FL	2.0	2.0	1440	$3,500	$2.43	24d	1	0.12mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$5,506	$5.06	2d	17	0.14mi
1720 Harrison St Unit 1523019P Hollywood, FL	2.0	1.5	1313	$5,129	$3.91	3d	1	0.22mi
1720 Harrison St #1725 Hollywood, FL	2.0	1.5	1320	$4,400	$3.33	11d	1	0.23mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	2d	42	0.24mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	2d	1	0.25mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	15d	1	0.25mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$3,690	$3.72	2d	35	0.27mi
1619 Hollywood Blvd Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	24d	1	0.28mi
1619 Hollywood Blvd Unit 1619 Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	8d	1	0.28mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	24d	9	0.29mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	15d	171	0.30mi
1639 Van Buren St Hollywood, FL	3.0	3.0	1669	$5,300	$3.18	24d	1	0.32mi
1938 Jackson St Hollywood, FL	2.0	2.0	1170	$3,600	$3.08	24d	1	0.35mi
1630 Van Buren St Hollywood, FL	4.0	3.0	1564	$4,000	$2.56	24d	1	0.35mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$4,420	$4.12	2d	14	0.44mi
1715 Jefferson St Hollywood, FL	3.0	2.0	1479	$4,200	$2.84	22d	1	0.49mi
706 S 19th Ave Unit 706 Hollywood, FL	3.0	2.0	1727	$4,350	$2.52	17d	1	0.51mi
706 S 19th Ave Hollywood, FL	3.0	2.0	1727	$3,950	$2.29	8d	1	0.51mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	15d	94	0.53mi
1435 Grant St Unit N/A Hollywood, FL	4.0	2.0	1685	$12,000	$7.12	24d	1	0.68mi
1201 N 16th Ave Hollywood, FL	3.0	2.0	1250	$3,500	$2.80	24d	1	0.69mi
1507 Garfield St Hollywood, FL	2.0	2.0	1287	$5,000	$3.89	15d	1	0.74mi
1855 Cleveland St Unit A Hollywood, FL	2.0	1.0	1370	$2,300	$1.68	8d	1	0.74mi
1855 Cleveland St Unit A Hollywood, FL	2.0	1.0	1370	$2,300	$1.68	24d	1	0.74mi
1907 Cleveland St Unit rear Hollywood, FL	3.0	2.0	1300	$2,500	$1.92	24d	1	0.75mi
1240 Pierce St Unit 1240 Hollywood, FL	3.0	2.0	1673	$6,500	$3.89	24d	1	0.75mi
1240 Pierce St Unit 1240 Hollywood, FL	3.0	2.0	1673	$5,500	$3.29	5d	1	0.75mi
923 N 14th Ave Hollywood, FL	2.0	2.0	1354	$4,500	$3.32	24d	1	0.75mi
1403 Adams St Hollywood, FL	3.0	2.0	1459	$4,500	$3.08	24d	1	0.76mi
1403 Adams St Unit 1403 Hollywood, FL	3.0	2.0	1459	$4,200	$2.88	24d	1	0.76mi
1521 Arthur St Hollywood, FL	3.0	2.0	1140	$4,450	$3.90	20d	1	0.77mi
1313 Madison St Hollywood, FL	2.0	2.0	1740	$4,900	$2.82	24d	1	0.78mi
1012 N 13th Ter Hollywood, FL	3.0	2.0	1003	$6,500	$6.48	24d	1	0.78mi
1423 Garfield St Hollywood, FL	4.0	2.0	1328	$3,950	$2.97	3d	1	0.79mi
1702 McKinley St #4 Hollywood, FL	2.0	2.0	1024	$2,100	$2.05	24d	1	0.79mi
1251 Lincoln St Hollywood, FL	3.0	2.0	1590	$3,700	$2.33	24d	1	0.81mi
915 N 14th Way Hollywood, FL	3.0	2.0	1554	$4,400	$2.83	24d	1	0.81mi
1448 Dewey St Unit 1448 Hollywood, FL	4.0	2.0	1459	$4,999	$3.43	24d	1	0.82mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $425,000 Active 241 DOM
2. 2026-06-17
   days on market $425,000 Active 240 DOM
3. 2026-06-16
   days on market $425,000 Active 239 DOM
4. 2026-06-15
   days on market $425,000 Active 238 DOM
5. 2026-06-13
   days on market $425,000 Active 236 DOM
6. 2026-06-09
   days on market $425,000 Active 232 DOM
7. 2026-06-07
   days on market $425,000 Active 230 DOM
8. 2026-06-04
   days on market $425,000 Active 227 DOM
9. 2026-06-03
   days on market $425,000 Active 226 DOM
10. 2026-06-02
    days on market $425,000 Active 225 DOM
11. 2026-06-01
    days on market $425,000 Active 224 DOM
12. 2026-05-31
    days on market $425,000 Active 223 DOM
13. 2026-02-03
    price $425,000
14. 2025-12-22
    price $495,000
15. 2025-10-20
    listed $568,000 Active
16. 2016-07-16
    soldstatus $318,000 Sold 518-char remark

    Show marketing remark (518 chars)

    Remarkable unit with incredible views of the ocean, golf course, & Arts Park at Young Circle. Floor to ceiling windows in the living room & a tremendous amount of natural light with a cinematic view of Ft. Laud. to Miami. 3 beds 2 baths in luxurious top of the line downtown Hollywood building. Private garage parking & full size washer/dryer in unit. Stupendous amenities with rooftop pool, gym, media room, clubhouse. Walking distance to downtown Hollywood and very close to Beaches & Airport!

17. 2016-07-14
    soldstatus $318,000
18. 2016-06-14
    status Pending 518-char remark

    Show marketing remark (518 chars)

    Remarkable unit with incredible views of the ocean, golf course, & Arts Park at Young Circle. Floor to ceiling windows in the living room & a tremendous amount of natural light with a cinematic view of Ft. Laud. to Miami. 3 beds 2 baths in luxurious top of the line downtown Hollywood building. Private garage parking & full size washer/dryer in unit. Stupendous amenities with rooftop pool, gym, media room, clubhouse. Walking distance to downtown Hollywood and very close to Beaches & Airport!

19. 2016-05-28
    price $328,500 518-char remark

    Show marketing remark (518 chars)

    Remarkable unit with incredible views of the ocean, golf course, & Arts Park at Young Circle. Floor to ceiling windows in the living room & a tremendous amount of natural light with a cinematic view of Ft. Laud. to Miami. 3 beds 2 baths in luxurious top of the line downtown Hollywood building. Private garage parking & full size washer/dryer in unit. Stupendous amenities with rooftop pool, gym, media room, clubhouse. Walking distance to downtown Hollywood and very close to Beaches & Airport!

20. 2016-05-09
    price $335,000 518-char remark

    Show marketing remark (518 chars)

    Remarkable unit with incredible views of the ocean, golf course, & Arts Park at Young Circle. Floor to ceiling windows in the living room & a tremendous amount of natural light with a cinematic view of Ft. Laud. to Miami. 3 beds 2 baths in luxurious top of the line downtown Hollywood building. Private garage parking & full size washer/dryer in unit. Stupendous amenities with rooftop pool, gym, media room, clubhouse. Walking distance to downtown Hollywood and very close to Beaches & Airport!

21. 2016-03-06
    listed $345,000 Active 518-char remark

    Show marketing remark (518 chars)

    Remarkable unit with incredible views of the ocean, golf course, & Arts Park at Young Circle. Floor to ceiling windows in the living room & a tremendous amount of natural light with a cinematic view of Ft. Laud. to Miami. 3 beds 2 baths in luxurious top of the line downtown Hollywood building. Private garage parking & full size washer/dryer in unit. Stupendous amenities with rooftop pool, gym, media room, clubhouse. Walking distance to downtown Hollywood and very close to Beaches & Airport!

ⓘ 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: $2,651 · $221/mo
• Projected year-2 tax: $3,528 · $294/mo
• Expected delta: +$877/yr (+$73/mo · 33.1%)

ⓘ 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) · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $46,264
• − Mortgage interest: −$23,807
• − Property taxes: −$2,651
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,701
• − Management: −$3,701
• − HOA: −$20,952
• − Depreciation: −$12,364
• Taxable loss: −$23,036
• Est. tax savings @ 24.0%: +$5,529
• After-tax cash flow: $-10,396/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

+23.2% since first listed

9 events — show timeline

• 2026-02-03 Price Changed $425,000 MARMLS
• 2025-12-22 Price Changed $495,000 MARMLS
• 2025-10-20 Listed $568,000 MARMLS
• 2016-07-16 Sold (MLS) $318,000 MARMLS
• 2016-07-14 Sold (Public Records) $318,000 Public Records
• 2016-06-14 Pending — MARMLS
• 2016-05-28 Price Changed $328,500 MARMLS
• 2016-05-09 Price Changed $335,000 MARMLS
• 2016-03-06 Listed $345,000 MARMLS

Property tax history

-3.4%/yr

Latest (2025): $2,651 · +3.3% YoY. Source: county tax records.