515 S Crescent Dr #107 · Hollywood, FL 33021

$199,999

2 bd · 1.0 ba · 855 sqft · Condo public records · 91 Days on market

Built 1965 $314/mo HOA · 15% 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 +18.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +5.7/10.0
• 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

Key facts

• Low hoa fees
• Recently remodeled
• Ground floor

Tags

• GROUND FLOOR
• QUIET NEIGHBORHOOD
• LOW HOA FEES
• MODERN KITCHEN
• FULLY FURNISHED
• RECENTLY REMODELED

Property features AI

Finance

• Financial info: Tax information available (not included per instructions)
• HOA & community: Association with laundry amenity; Monthly HOA fee of $314; HOA fee includes water; Pets allowed (cats and dogs permitted); Senior community

Exterior

• Parking: Assigned parking (1 space); Open parking available (1 space total)
• Security: Building has a security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Single-level unit; West-facing
• Construction: Block and concrete construction; 3-story building
• Exterior features: No waterfront; Other roof type

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed; Accessible entrance; Security system; Furnished
• Laundry & utility: Common area laundry; Electric water heater (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (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.
• Zoned schools: Orange Brook Elementary School (math 27% / reading 34%, grade F, #1,862 of 2,144 statewide, top 88%, 679 students, 80% FRL); Olsen Middle School (math 18% / reading 24%, grade F, #555 of 571 statewide, top 97%, 633 students, 73% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL) — zoned schools average 71% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-18 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); 529 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).
• This rent runs 36% 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 $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 91 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $200k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $181,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 1965 — 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: 1.07% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 7.8

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-21,968
• Equity at exit: $29,821

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-8,876
• Equity at exit: $17,292

Cash invested: $56,000 (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 33021

• Rents YoY: 2.4%
• Active inventory: 529
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$83
• HOA: −$314
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $182

Break-even live

Break-even rent $1,916

Max offer price $199,999

Occupancy floor 87%

Sensitivity live

Price	-10% $295	-5% $239	+0% $182	+5% $125	+10% $69
Rent	-10% $12	-5% $97	+0% $182	+5% $267	+10% $352
Rate	-1.0pp $283	-0.5pp $233	base $182	+0.5pp $130	+1.0pp $77

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 S Luna Ct #2 Hollywood, FL	2.0	1.0	960	$2,300	$2.40	25d	1	0.06mi
3624 Jackson St Unit 21 Hollywood, FL	2.0	2.0	1100	$1,900	$1.73	3d	1	0.06mi
3600 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	1055	$2,350	$2.23	3d	4	0.14mi
555 S Luna Ct Hollywood, FL	2.0	2.0	1036	$2,120	$2.05	5d	2	0.14mi
3500 Jackson St Unit 203 Hollywood, FL	2.0	2.0	875	$1,995	$2.28	25d	1	0.14mi
3711 Van Buren St #2 Hollywood, FL	1.0	1.0	660	$1,550	$2.35	25d	1	0.14mi
3601 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	941	$2,195	$2.33	4d	3	0.16mi
570 S Park Rd Unit 13-6 Hollywood, FL	2.0	2.0	1060	$2,400	$2.26	25d	1	0.17mi
450 S Park Rd Unit 5-307 Hollywood, FL	3.0	2.0	1084	$2,800	$2.58	25d	1	0.22mi
470 S Park Rd Unit 7-110 Hollywood, FL	1.0	1.0	659	$1,800	$2.73	25d	1	0.22mi
470 S Park Rd Unit 7-203 Hollywood, FL	2.0	2.0	820	$2,050	$2.50	25d	1	0.22mi
470 S Park Rd Unit 7-307 Hollywood, FL	3.0	2.0	1084	$3,250	$3.00	25d	1	0.22mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	25d	1	0.25mi
550 S Park Rd Unit 14-8 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	8d	1	0.25mi
530 S Park Rd Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	19d	1	0.25mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,200	$2.08	17d	1	0.25mi
530 S Park Rd Hollywood, FL	1.0	1.0	841	$1,800	$2.14	25d	1	0.25mi
640 S Park Rd Unit 34-4 Hollywood, FL	2.0	2.0	1060	$2,250	$2.12	25d	1	0.25mi
460 S Park Rd Unit 6-304 Hollywood, FL	2.0	1.0	918	$1,950	$2.12	6d	1	0.26mi
460 S Park Rd Apt 109 Hollywood, FL	2.0	2.0	867	$2,100	$2.42	20d	1	0.26mi
460 S Park Rd Unit 6-203 Hollywood, FL	2.0	2.0	820	$2,400	$2.93	6d	1	0.26mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$2,424	$2.43	2d	24	0.31mi
410 S Park Rd Unit 1-204 Hollywood, FL	2.0	1.0	838	$2,100	$2.51	12d	1	0.31mi
530 S Park Rd Unit 17-11 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	22d	1	0.32mi
530 S Park Rd Unit 12-11 Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	16d	1	0.32mi
620 S Park Rd Unit 31-2 Hollywood, FL	1.0	1.0	841	$1,800	$2.14	25d	1	0.32mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$1,950	$2.32	4d	1	0.32mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$2,100	$2.50	25d	1	0.32mi
3525 Polk St #7 Hollywood, FL	1.0	1.0	700	$1,600	$2.29	25d	1	0.40mi
3610 Taylor St Unit 3 Hollywood, FL	2.0	2.0	950	$2,290	$2.41	25d	1	0.42mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	21d	1	0.51mi
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,619	$2.33	2d	24	0.52mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	4d	1	0.56mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	25d	1	0.56mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.57mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.57mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	25d	1	0.58mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.58mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	15d	2	0.68mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	13d	3	0.69mi

HOA detail condo

• Monthly dues: $314 · $3,768/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $199,999 Active 91 DOM
2. 2026-06-17
   days on market $199,999 Active 90 DOM
3. 2026-06-16
   days on market $199,999 Active 89 DOM
4. 2026-06-15
   days on market $199,999 Active 88 DOM
5. 2026-06-13
   days on market $199,999 Active 86 DOM
6. 2026-06-09
   days on market $199,999 Active 82 DOM
7. 2026-06-08
   days on market $199,999 Active 81 DOM
8. 2026-06-07
   days on market $199,999 Active 80 DOM
9. 2026-06-04
   days on market $199,999 Active 77 DOM
10. 2026-06-03
    days on market $199,999 Active 76 DOM
11. 2026-06-02
    days on market $199,999 Active 75 DOM
12. 2026-06-01
    days on market $199,999 Active 74 DOM
13. 2026-05-31
    days on market $199,999 Active 73 DOM
14. 2026-03-19
    listed $199,999 Active
15. 2019-09-19
    soldstatus $85,000
16. 2018-01-16
    soldstatus $88,000
17. 2007-02-20
    soldstatus $85,000
18. 1994-08-04
    soldstatus $33,000
19. 1985-08-01
    soldstatus $42,500

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$851/yr (+$71/mo · 105.3%)

ⓘ 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 (shaded) · 0% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,755
• − Mortgage interest: −$11,203
• − Property taxes: −$809
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − HOA: −$3,768
• − Depreciation: −$5,818
• Taxable loss: −$963
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $2,416/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

+370.6% since first listed

6 events — show timeline

• 2026-03-19 Listed $199,999 Beaches MLS
• 2019-09-19 Sold (Public Records) $85,000 Public Records
• 2018-01-16 Sold (Public Records) $88,000 Public Records
• 2007-02-20 Sold (Public Records) $85,000 Public Records
• 1994-08-04 Sold (Public Records) $33,000 Public Records
• 1985-08-01 Sold (Public Records) $42,500 Public Records

Property tax history

+10.9%/yr

Latest (2025): $809 · -28.9% YoY. Source: county tax records.