5300 Washington St Unit O224 · Hollywood, FL 33021

$112,000

1 bd · 1.0 ba · 720 sqft · Condo · 12 Days on market

Built 1970 Good condition $535/mo HOA · 32% of rent ↓ 14% since listing

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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 +14.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 1-bedroom, 1-bathroom condo in a well-maintained 55+ gated community in Hollywood. Features a screened porch with pool views, one assigned parking space, and a bright, comfortable layout. Excellent location close to shopping, dining, and major highways. Enjoy a secure and active community lifestyle.

Key facts

• Gated community
• Pool views
• Screened porch

Tags

• SCREENED PORCH
• POOL VIEWS
• ASSIGNED PARKING SPACE
• GATED COMMUNITY

Property features AI

Finance

• Other: Association pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities and common areas; Association amenities include business center, elevators, laundry, and pool; Senior community

Exterior

• Parking: Detached garage with 1 covered space
• Security: Phone entry
• Utilities: Central heating and cooling
• Home design: Attached property; 4-story building; Second-floor entry
• Construction: Block construction; Resale property
• Exterior features: Fenced complex; Porch; Open porch

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Second floor entry
• Laundry & utility: Shared laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $112k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $22 ($260/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Cap rate 6.5% 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 (+2.4%/yr); 529 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 of loan paydown is wiped out by about $3k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.50% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 5.5

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-17,410
• Equity at exit: $16,700

10-year hold

• IRR: -8.4%
• Equity multiple: 0.49×
• Total profit: $-15,977
• Equity at exit: $9,684

Cash invested: $31,360 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$535
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $22

Break-even live

Break-even rent $1,657

Max offer price $112,000

Occupancy floor 94%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$1,590	$1.59	4d	18	0.16mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	8d	1	0.24mi
5685 Flagler St Unit 2 Hollywood, FL	2.0	1.0	420	$1,900	$4.52	14d	1	0.40mi
5685 Flagler St Unit 2 Hollywood, FL	2.0	1.0	420	$1,900	$4.52	3d	1	0.40mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	24d	2	0.43mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,625	$2.50	11d	1	0.46mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	5d	1	0.46mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	24d	1	0.47mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,650	$2.54	8d	1	0.47mi
5740 Mayo St #4 Hollywood, FL	2.0	1.0	550	$1,895	$3.45	24d	1	0.48mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	21d	1	0.54mi
5981 Washington St #219 Hollywood, FL	1.0	1.0	450	$1,500	$3.33	24d	1	0.54mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.57mi
5849 Wiley St Hollywood, FL	1.0	1.0	350	$1,475	$4.21	24d	1	0.59mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,500	$1.57	24d	1	0.61mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$1,600	$2.20	19d	2	0.61mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	17d	1	0.61mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	4d	1	0.62mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	3d	1	0.62mi
5931 Wiley St Unit 5931 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	24d	1	0.66mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	3d	1	0.66mi
5141 Hollywood Blvd Apt 206 Hollywood, FL	1.0	1.0	700	$1,825	$2.61	3d	1	0.67mi
4933 Hollywood Blvd Unit 5420-202 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	22d	1	0.68mi
4933 Hollywood Blvd Unit 5141-206 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	24d	1	0.68mi
4130 SW 19th St Unit 3 West Park, FL	1.0	1.0	450	$1,400	$3.11	21d	1	0.87mi
5819 Polk St Unit 4 Hollywood, FL	1.0	1.0	602	$1,425	$2.37	15d	1	0.95mi
5819 Polk St Apt 2 Hollywood, FL	1.0	1.0	682	$1,559	$2.29	8d	1	0.95mi
532 S Crescent Dr Unit 106 Hollywood, FL	—	1.0	550	$1,425	$2.59	14d	1	0.99mi
5807 SW 25th St West Park, FL	—	1.0	500	$1,495	$2.99	8d	1	0.99mi
504 N 57th Ave Unit N Hollywood, FL	1.0	1.0	496	$1,575	$3.18	20d	1	0.99mi
315 S Crescent Dr Hollywood, FL	—	1.0	544	$1,425	$2.62	15d	1	1.01mi
1 Main St Miramar, FL	3.0	1.0–3.0	1023	$2,273	$2.22	1d	36	1.02mi
3711 Van Buren St #2 Hollywood, FL	1.0	1.0	660	$1,550	$2.35	24d	1	1.08mi
6025 Polk St Apt 8 Hollywood, FL	1.0	1.0	700	$1,400	$2.00	24d	1	1.12mi
6129 SW 22nd St Miramar, FL	2.0	1.0	674	$2,200	$3.26	15d	1	1.12mi
6129 SW 22nd St Miramar, FL	2.0	1.0	674	$2,200	$3.26	17d	1	1.12mi
3601 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	941	$1,725	$1.83	4d	3	1.14mi
6031 Polk St Unit 4 Hollywood, FL	1.0	1.0	644	$1,425	$2.21	24d	1	1.14mi
6014 Fillmore St Hollywood, FL	1.0	1.0	450	$1,425	$3.17	4d	1	1.17mi
6014 Fillmore St Hollywood, FL	1.0	1.0	420	$1,449	$3.45	14d	1	1.17mi

HOA detail condo

• Monthly dues: $535 · $6,420/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $112,000 Active 12 DOM
2. 2026-06-17
   days on market $112,000 Active 11 DOM
3. 2026-06-16
   days on market $112,000 Active 10 DOM
4. 2026-06-15
   days on market $112,000 Active 9 DOM
5. 2026-06-13
   days on market $112,000 Active 7 DOM
6. 2026-06-09
   days on market $112,000 Active 3 DOM
7. 2026-06-08
   days on market $112,000 Active 2 DOM
8. 2026-06-07
   remarks 314-char remark
9. 2026-06-07
   listed $112,000 Active 1 DOM

ⓘ 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 10/10 Extreme 6 d/yr ≥105°F today · 24 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: $20,212
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − HOA: −$6,420
• − Depreciation: −$3,258
• Taxable loss: −$1,213
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $551/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready 1-bedroom condo in a well-maintained 55+ gated community offers a bright and comfortable layout with a screened porch and pool views. Minor repairs to the kitchen and maintenance of interior walls and countertops would further enhance its value.

Repairs flagged

• Minor kitchen cabinets — Light scratches and wear visible on cabinet doors.
• Minor kitchen countertops — Light scratches and wear visible on countertops.

Value-add opportunities

• Both Paint kitchen cabinets — Fresh paint would improve the appearance and value of the kitchen.
• Both Replace kitchen countertops — New countertops would enhance the kitchen's functionality and aesthetic appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Light scratches and wear visible on cabinet doors.	Minor	$500–3,000
kitchen countertops · Light scratches and wear visible on countertops.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint kitchen cabinets — Fresh paint would improve the appearance and value of the kitchen. ↑
• Both Replace kitchen countertops — New countertops would enhance the kitchen's functionality and aesthetic appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-13.8% since first listed

9 events — show timeline

• 2026-06-06 Listed $112,000 MARMLS
• 2026-04-14 Listing Removed — MARMLS
• 2026-03-09 Price Changed $119,999 MARMLS
• 2025-10-20 Rental Removed $1,500 MARMLS
• 2025-10-06 Listed $124,999 MARMLS
• 2025-09-03 Listed for Rent $1,500 MARMLS
• 2025-09-02 Listing Removed — MARMLS
• 2025-04-11 Price Changed $125,999 MARMLS
• 2025-03-11 Listed $129,999 MARMLS