None · Hollywood, FL 33024

$185,000

2 bd · 1.5 ba · 1,000 sqft · Condo · 99 Days on market

Built 1973 $728/mo HOA · 27% 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 +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful well maintained two bedrooms one and a half bath, granite countertops in the kitchen impact windows washer & dryer included, newer ac and water heater. The property is in a very quiet neighborhood close to schools shopping centers malls and entertainment . The condo is currently rented, the lease expires June 2025. The owner is ready to sell, please bring your buyers.

Key facts

• Newer ac
• Washer and dryer
• Newer water heater

Tags

• GRANITE COUNTERTOPS
• IMPACT WINDOWS
• WASHER AND DRYER
• NEWER AC
• NEWER WATER HEATER
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Financial info: Pets allowed with no restrictions
• HOA & community: Monthly association fee of 728; Association amenities include a pool; Association fee covers maintenance of grounds and structure, water, common areas, and roof repairs

Exterior

• Parking: Carport (1 space, covered)
• Security: Smoke detector(s); Other security features
• Utilities: Has heating and cooling; Electric service
• Home design: Condominium; Resale property; Two-story building; Second-floor entry; Entry level: 2
• Construction: Block construction
• Exterior features: Screened porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater; Tile floors; Smoke detector(s); Other security features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $168k (9.0% 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 rising (+1.0%/yr); 326 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 41% of the median local income ($80k/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 $1k of loan paydown is wiped out by about $6k 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 99 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.48% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.53×
• Total profit: $-24,454
• Equity at exit: $27,584

10-year hold

• IRR: -9.8%
• Equity multiple: 0.48×
• Total profit: $-27,146
• Equity at exit: $15,995

Cash invested: $51,800 (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 33024

• Rents YoY: 1.0%
• Active inventory: 326
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,747 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$728
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $164

Break-even live

Break-even rent $2,540

Max offer price $185,000

Occupancy floor 89%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6761 Branch St Hollywood, FL	3.0	2.0	1182	$1,500	$1.27	22d	1	0.18mi
6741 Johnson St Hollywood, FL	1.0–3.0	1.0–1.5	770	$2,230	$2.89	1d	15	0.18mi
1121 N 66th Ter Hollywood, FL	3.0	2.0	1495	$3,500	$2.34	18d	1	0.22mi
6610 Johnson St Hollywood, FL	3.0	2.0	1026	$3,200	$3.12	24d	1	0.25mi
6610 Johnson St Unit 6610 Hollywood, FL	3.0	2.0	1026	$3,200	$3.12	3d	1	0.25mi
1630 N 68th Ave Hollywood, FL	3.0	2.0	1140	$3,200	$2.81	7d	1	0.29mi
1400 N 70th Ave Unit 1 Hollywood, FL	3.0	2.0	1306	$4,000	$3.06	24d	1	0.31mi
710 N 65th Ter Hollywood, FL	3.0	2.0	1080	$3,250	$3.01	24d	1	0.37mi
1310 N 70th Way Unit 1 Hollywood, FL	1.0	2.0	920	$1,790	$1.95	10d	1	0.39mi
1310 N 70th Way Unit 1 Hollywood, FL	1.0	2.0	920	$1,850	$2.01	7d	1	0.39mi
510 N 69th Ave Hollywood, FL	3.0	2.0	998	$3,000	$3.01	24d	1	0.45mi
6431 Hayes St Hollywood, FL	2.0	1.0	1328	$2,500	$1.88	13d	1	0.45mi
6431 Hayes St Hollywood, FL	2.0	1.0	1328	$2,500	$1.88	7d	1	0.45mi
6332 Garfield St Hollywood, FL	3.0	2.0	1064	$3,000	$2.82	24d	1	0.52mi
1621 N 71st Ter Hollywood, FL	3.0	1.0	1148	$1,150	$1.00	24d	1	0.52mi
720 N 64th Ave Hollywood, FL	3.0	2.0	1305	$3,300	$2.53	22d	1	0.54mi
6740 Park St Unit 1 Hollywood, FL	3.0	2.0	1228	$2,750	$2.24	24d	1	0.55mi
6791 Scott St Unit 6791 Hollywood, FL	3.0	2.0	886	$3,400	$3.84	24d	1	0.62mi
6791 Scott St Hollywood, FL	3.0	2.0	886	$3,300	$3.72	1d	1	0.62mi
6238 Hayes St Unit 1 Hollywood, FL	1.0	1.0	1340	$1,800	$1.34	7d	1	0.64mi
6234 Hayes St Hollywood, FL	3.0	2.0	1210	$3,000	$2.48	22d	1	0.65mi
7150 Coolidge St Unit No Hollywood, FL	3.0	2.0	1450	$5,000	$3.45	24d	1	0.67mi
251 N 71st Ave Unit 251 Hollywood, FL	3.0	2.0	1018	$6,000	$5.89	24d	1	0.71mi
3011 N 74th Way Unit B Hollywood, FL	1.0	1.0	1384	$1,599	$1.16	24d	1	0.82mi
3011 N 74th Way Hollywood, FL	3.0	2.0	1384	$3,599	$2.60	24d	1	0.82mi
931 N 74th Way Unit Na Hollywood, FL	2.0	1.0	1400	$2,550	$1.82	16d	1	0.83mi
931 N 74th Way Hollywood, FL	2.0	1.0	1400	$2,550	$1.82	17d	1	0.83mi
1810 N 62nd Ave Hollywood, FL	3.0	2.0	1130	$3,250	$2.88	24d	1	0.84mi
1010 N 74th Way Hollywood, FL	3.0	2.0	1274	$3,200	$2.51	24d	1	0.85mi
525 NW 62 Ave Unit 7 Hollywood, FL	1.0	1.0	700	$1,500	$2.14	24d	1	0.87mi
1116 N 61st Ave Unit 1 Hollywood, FL	3.0	2.0	1014	$3,300	$3.25	7d	1	0.89mi
200 SW 64th Way Pembroke Pines, FL	3.0	2.0	1333	$2,800	$2.10	24d	1	0.89mi
6051 Arthur St Hollywood, FL	2.0	2.0	750	$2,200	$2.93	24d	1	0.90mi
1910 N 61st Ter Hollywood, FL	3.0	2.0	1150	$2,700	$2.35	24d	1	0.92mi
101 SW 64th Ave Pembroke Pines, FL	3.0	2.0	1490	$3,300	$2.21	14d	1	0.93mi
101 SW 64th Ave Pembroke Pines, FL	3.0	2.0	1490	$3,200	$2.15	10d	1	0.93mi
7110 Hope St Hollywood, FL	1.0	1.0	1161	$950	$0.82	24d	1	0.93mi
304 N 61st Ter Unit 324 Hollywood, FL	3.0	2.0	1420	$2,700	$1.90	24d	1	0.95mi
6500 SW 4th St Pembroke Pines, FL	3.0	1.5	1200	$3,000	$2.50	24d	1	0.97mi
506 NW 60th Way Hollywood, FL	3.0	1.0	949	$2,600	$2.74	24d	1	0.98mi

HOA detail condo

• Monthly dues: $728 · $8,736/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $185,000 Active 99 DOM
2. 2026-06-17
   days on market $185,000 Active 98 DOM
3. 2026-06-16
   days on market $185,000 Active 97 DOM
4. 2026-06-15
   days on market $185,000 Active 96 DOM
5. 2026-06-13
   days on market $185,000 Active 94 DOM
6. 2026-06-09
   days on market $185,000 Active 90 DOM
7. 2026-06-07
   days on market $185,000 Active 88 DOM
8. 2026-06-04
   days on market $185,000 Active 85 DOM
9. 2026-06-03
   days on market $185,000 Active 84 DOM
10. 2026-06-02
    days on market $185,000 Active 83 DOM
11. 2026-06-01
    days on market $185,000 Active 82 DOM
12. 2026-05-31
    days on market $185,000 Active 81 DOM
13. 2024-10-31
    listed $185,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥105°F today · 18 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: $32,966
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,637
• − Management: −$2,637
• − HOA: −$8,736
• − Depreciation: −$5,382
• Taxable loss: −$490
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $2,082/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): 76,585
• Household income: $80,061
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 2813.0

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: Hispanic / Latino 52% Two or more races 23% White 22% Black 17% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 13% Dominican 5%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 44% English-only · Spanish 46% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -442.20%
• Current HPI: 464.3405
• Rent YoY: ▲ 1.01%
• 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

1 event — show timeline

• 2024-10-31 Listed $185,000 Beaches MLS