2200 Monroe St #24 · Hollywood, FL 33020

$289,000

2 bd · 3.0 ba · 1,420 sqft · Condo public records · 44 Days on market

Built 1973 $600/mo HOA · 18% of rent

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Why this score? — see what drove the D+ 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 +16.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.1/10.0
• 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

Spacious corner unit featuring 2 primary suites, each with private bathrooms, updated showers & walk in closets. Wood staircase and the first floor is tiled throughout with living room filled with natural light, enhanced by plantation shutters and tropical courtyard & pool views. Major updates include a new roof (2021), impact windows & storm doors [2024], A/C (2019), water heater (2018), and in-unit washer/dryer. The kitchen offers wood cabinetry with plenty of counter space, stainless steel appliances & rear door leading to a shaded BBQ area. Ideally located in the heart of Hollywood, just a short walk to downtown restaurants, shopping, playgrounds & parks an

Key facts

• Updated showers
• Private bathrooms
• Wood staircase

Tags

• CORNER UNIT
• PRIVATE BATHROOMS
• UPDATED SHOWERS
• WALK IN CLOSETS
• WOOD STAIRCASE
• TILED THROUGHOUT

Property features AI

Finance

• Other: Pets allowed with breed restrictions; Directions: East of I-95 on Hollywood Blvd just past roundabout, go south on S 24th Ave, then east on Monroe
• Financial info: No land lease
• HOA & community: HOA (association) present — Patterson Home Improvement & Management; HOA amenities include pool, picnic area, and parking; HOA fee $600 per month; HOA covers insurance, grounds and structure maintenance, sewer, trash, water, common areas, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned parking and guest spaces; 2 open parking spaces (1 assigned parking total indicated)
• Security: Security fence
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Condominium; Two levels (2-story); First-floor entry; Faces east
• Construction: CBS construction; Rolled/hot mop roof; Slab foundation; Built as part of Palm Townhouse Condo; Living area approx. 1,300 (public records)
• Exterior features: Open patio; Patio; Fenced yard; Asphalt road frontage; Publicly maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator; Electric water heater
• Bedrooms: No main-level bedrooms (all bedrooms on upper level)
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling (air conditioning)
• Interior features: Walk-in closets; Split bedroom layout; Unfurnished
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $289k.

Deal economics

• At list price, monthly cash flow is $11 ($128/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $280k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Colbert Elementary School (math 35% / reading 29%, grade F, #1,797 of 2,144 statewide, top 86%, 611 students, 82% 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 (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% 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 flat; 591 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $3,399/mo this rent would consume 72% 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 $2k of loan paydown is wiped out by about $9k 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 44 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $170k; list at $289k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1973 — 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. 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: 1.18% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 7.1

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-54,255
• Equity at exit: $43,091

10-year hold

• IRR: -22.3%
• Equity multiple: 0.04×
• Total profit: $-77,874
• Equity at exit: $24,987

Cash invested: $80,920 (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: 591
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,399 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$287 /mo · $3,439/yr
• Insurance: −$120
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$600
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $11

Break-even live

Break-even rent $3,386

Max offer price $289,000

Occupancy floor 95%

Sensitivity live

Price	-10% $174	-5% $92	+0% $11	+5% $-71	+10% $-153
Rent	-10% $-258	-5% $-124	+0% $11	+5% $145	+10% $279
Rate	-1.0pp $156	-0.5pp $84	base $11	+0.5pp $-64	+1.0pp $-140

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	0d	15	0.25mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	17d	171	0.30mi
1938 Jackson St Hollywood, FL	2.0	2.0	1170	$3,600	$3.08	26d	1	0.31mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	17d	94	0.32mi
706 S 19th Ave Hollywood, FL	3.0	2.0	1727	$3,950	$2.29	9d	1	0.38mi
706 S 19th Ave Unit 706 Hollywood, FL	3.0	2.0	1727	$4,350	$2.52	19d	1	0.38mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,166	$3.83	0d	26	0.48mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	26d	9	0.50mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	4d	35	0.55mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	0d	42	0.57mi
1912 Taylor St Hollywood, FL	2.0	2.0	1440	$3,500	$2.43	26d	1	0.59mi
1715 Jefferson St Hollywood, FL	3.0	2.0	1479	$4,200	$2.84	24d	1	0.60mi
1720 Harrison St #1725 Hollywood, FL	2.0	1.5	1320	$4,400	$3.33	12d	1	0.61mi
1720 Harrison St Unit 1523019P Hollywood, FL	2.0	1.5	1313	$5,107	$3.89	0d	1	0.62mi
2648 Washington St Hollywood, FL	2.0	1.0	1193	$2,800	$2.35	26d	1	0.66mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	17d	25	0.69mi
1639 Van Buren St Hollywood, FL	3.0	3.0	1669	$5,300	$3.18	26d	1	0.70mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	4d	1	0.75mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	16d	1	0.75mi
2511 Pierce St #1 Hollywood, FL	3.0	2.5	1500	$3,800	$2.53	26d	1	0.76mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	4d	1	0.78mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	16d	1	0.78mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,472	$3.45	0d	63	0.78mi
2740 Dewey St Hollywood, FL	3.0	1.0	1191	$2,900	$2.43	14d	1	0.78mi
1619 Hollywood Blvd Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	26d	1	0.78mi
1619 Hollywood Blvd Unit 1619 Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	9d	1	0.78mi
2620 Pierce St Unit A3 Hollywood, FL	3.0	2.5	1556	$3,750	$2.41	20d	1	0.83mi
2823 Polk St Hollywood, FL	3.0	2.0	1480	$3,495	$2.36	26d	1	0.91mi
2911 Monroe St Hollywood, FL	3.0	2.0	1645	$5,200	$3.16	26d	1	0.91mi
2849 Dewey St Unit 2849 Hollywood, FL	2.0	2.0	1265	$2,600	$2.06	12d	1	0.91mi
2849 Dewey St Unit 2849 Hollywood, FL	2.0	2.0	1265	$2,600	$2.06	9d	1	0.91mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	26d	1	0.97mi
841 NW 10th St Unit 841C Hallandale Beach, FL	3.0	2.0	1585	$3,200	$2.02	21d	1	0.99mi
841 NW 10th St Hallandale Beach, FL	3.0	2.0	1485	$3,100	$2.09	9d	1	0.99mi
1403 Adams St Hollywood, FL	3.0	2.0	1459	$4,500	$3.08	26d	1	1.00mi
1403 Adams St Unit 1403 Hollywood, FL	3.0	2.0	1459	$4,200	$2.88	26d	1	1.00mi
2832 Fillmore St #18 Hollywood, FL	2.0	2.0	1055	$2,050	$1.94	0d	1	1.00mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	9d	1	1.03mi
1306 S 29th Ave Hollywood, FL	3.0	2.0	1500	$3,300	$2.20	20d	1	1.03mi
2831 Pierce St #106 Hollywood, FL	2.0	1.5	1300	$2,300	$1.77	17d	1	1.07mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $289,000 Active 44 DOM
2. 2026-06-18
   days on market $289,000 Active 41 DOM
3. 2026-06-17
   days on market $289,000 Active 40 DOM
4. 2026-06-16
   days on market $289,000 Active 39 DOM
5. 2026-06-15
   days on market $289,000 Active 38 DOM
6. 2026-06-13
   days on market $289,000 Active 36 DOM
7. 2026-06-09
   days on market $289,000 Active 32 DOM
8. 2026-06-08
   days on market $289,000 Active 31 DOM
9. 2026-06-07
   days on market $289,000 Active 30 DOM
10. 2026-06-04
    days on market $289,000 Active 27 DOM
11. 2026-06-03
    days on market $289,000 Active 26 DOM
12. 2026-06-02
    days on market $289,000 Active 25 DOM
13. 2026-06-01
    days on market $289,000 Active 24 DOM
14. 2026-05-31
    days on market $289,000 Active 23 DOM
15. 2026-05-04
    listed $289,000 Active
16. 2021-02-19
    soldstatus $170,000
17. 1994-02-03
    soldstatus $45,000
18. 1990-12-04
    soldstatus $42,000

ⓘ 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: $3,439 · $287/mo
• Projected year-2 tax: $3,439 · $287/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 5/10 Major FEMA zone AH · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $40,789
• − Mortgage interest: −$16,188
• − Property taxes: −$3,439
• − Insurance: −$3,270
• − Repairs & maintenance: −$3,263
• − Management: −$3,263
• − HOA: −$7,200
• − Depreciation: −$8,407
• Taxable loss: −$4,242
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $1,146/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

+588.1% since first listed

4 events — show timeline

• 2026-05-04 Listed $289,000 Beaches MLS
• 2021-02-19 Sold (Public Records) $170,000 Public Records
• 1994-02-03 Sold (Public Records) $45,000 Public Records
• 1990-12-04 Sold (Public Records) $42,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $3,439 · +0.1% YoY. Source: county tax records.