4900 Cleveland St · Hollywood, FL 33021

$390,000

3 bd · 2.0 ba · 2,050 sqft · SingleFamily public records · 21 Days on market

Built 1967 Est $758k · 49% under

---

Why this score? — see what drove the B- 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 +22.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +7.4/10.0
• 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

Listing remarks

Well kept 4/2 single family home in the Hollywood Hills Neighborhood for sale. Click on MESSAGE to contact the seller directly. My email address is christian. [email protected]

Key facts

• Garage
• Built 1967
• Listed 20 days

Property features AI

Exterior

• Parking: 1-car garage
• Home design: Built in 1967
• Construction: Single-family property
• Exterior features: Located in the Hollywood Hills subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $390k).
• Recommended offer: $384k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (+2.4%/yr); 529 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $4,818/mo this rent would consume 81% of the median local household income ($71k/yr) (locally 2151% 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 $12k 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 21 days — a 2% lower offer ($384k) is reasonable based on typical stale-listing flexibility.
• 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: property tax is 2.8% of price.
• 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 $384,150 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $758,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4807 Cleveland St	0.06mi	3/2.0	2,268 (+11%)	2mo	$765,000	$337	78
1516 N 47th Ave	0.18mi	4/3.0 (+1)	2,213 (+8%)	3mo	$1,020,000	$461	67
1655 N 50th Ave	0.19mi	4/3.0 (+1)	2,215 (+8%)	4mo	$950,000	$429	65
1800 N 54th Ave	0.43mi	3/2.0	2,230 (+9%)	1mo	$835,000	$374	64
1600 Yale Dr	0.52mi	4/3.0 (+1)	2,146 (+5%)	3mo	$795,000	$370	56
2110 N 54th Ave	0.60mi	3/2.0	1,905 (-7%)	6mo	$675,000	$354	55
1918 N 39th Ave	0.71mi	4/2.0 (+1)	1,965 (-4%)	3mo	$635,000	$323	52
4104 Garfield St	0.50mi	3/2.0	1,823 (-11%)	19mo	$605,000	$332	42
5420 Lincoln St	0.52mi	4/3.0 (+1)	2,310 (+13%)	5mo	$1,045,000	$452	41
4003 Lincoln St	0.65mi	4/3.0 (+1)	2,284 (+11%)	2mo	$975,000	$427	40
5735 Hayes St	0.65mi	3/3.0	2,357 (+15%)	3mo	$445,250	$189	38
5510 Pierce St	0.65mi	3/2.0	1,795 (-12%)	22mo	$580,000	$323	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-22,000
• Equity at exit: $58,150

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $26,948
• Equity at exit: $33,720

Cash invested: $109,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $4,818 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$913 /mo · $10,951/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,012
• Net cashflow: $686

Break-even live

Break-even rent $3,950

Max offer price $390,000

Occupancy floor 81%

Sensitivity live

Price	-10% $907	-5% $797	+0% $686	+5% $576	+10% $465
Rent	-10% $306	-5% $496	+0% $686	+5% $877	+10% $1,067
Rate	-1.0pp $883	-0.5pp $785	base $686	+0.5pp $585	+1.0pp $482

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4900 Cleveland St Hollywood, FL	4.0	2.0	2050	$4,100	$2.00	14d	1	0.02mi
4815 Cleveland St Hollywood, FL	4.0	3.0	2440	$8,900	$3.65	25d	1	0.07mi
4815 Cleveland St Hollywood, FL	4.0	3.0	2440	$8,900	$3.65	5d	1	0.07mi
4815 Johnson St Hollywood, FL	3.0	2.0	1635	$4,000	$2.45	25d	1	0.26mi
4815 Johnson St Hollywood, FL	3.0	2.0	1635	$4,000	$2.45	5d	1	0.26mi
5511 McKinley St Hollywood, FL	4.0	2.0	2419	$6,000	$2.48	25d	1	0.41mi
5524 Garfield St Hollywood, FL	4.0	3.0	1547	$4,800	$3.10	3d	1	0.43mi
4630 Buchanan St Hollywood, FL	3.0	2.0	1992	$3,500	$1.76	25d	1	0.45mi
5520 Hayes St Hollywood, FL	4.0	2.0	2356	$4,100	$1.74	25d	1	0.45mi
4306 Johnson St Hollywood, FL	3.0	2.0	2097	$4,500	$2.15	25d	1	0.48mi
5510 Johnson St Hollywood, FL	4.0	3.0	1992	$3,800	$1.91	25d	1	0.50mi
4108 Hayes St Hollywood, FL	3.0	2.0	1726	$3,750	$2.17	25d	1	0.50mi
910 N 56th Ave Unit 1 Hollywood, FL	2.0	1.0	1640	$1,950	$1.19	8d	1	0.51mi
4410 Buchanan St Hollywood, FL	3.0	3.0	2167	$7,499	$3.46	15d	1	0.51mi
5421 Buchanan St Hollywood, FL	3.0	2.0	2020	$6,500	$3.22	25d	1	0.52mi
5640 Hayes St Unit 5640 Hollywood, FL	3.0	3.0	1568	$3,200	$2.04	25d	1	0.54mi
1304 N 40th Ave Hollywood, FL	4.0	3.0	1504	$6,500	$4.32	2d	1	0.55mi
5612 Harding St Unit 5612 Hollywood, FL	3.0	2.5	2000	$5,200	$2.60	25d	1	0.55mi
5612 Harding St Hollywood, FL	3.0	2.5	2000	$6,000	$3.00	25d	1	0.55mi
2011 N 43rd Ave Hollywood, FL	3.0	2.0	1682	$3,500	$2.08	25d	1	0.59mi
5401 Fillmore St Hollywood, FL	4.0	4.0	2232	$5,400	$2.42	25d	1	0.60mi
321 E Chaminade Dr Hollywood, FL	3.0	2.0	1591	$4,200	$2.64	25d	1	0.63mi
5735 Hayes St Hollywood, FL	3.0	2.0	2357	$3,500	$1.48	18d	1	0.64mi
5735 Hayes St Hollywood, FL	3.0	2.0	2357	$3,500	$1.48	3d	1	0.64mi
5735 Hayes St Unit 5735 Hollywood, FL	3.0	2.0	2357	$3,500	$1.48	4d	1	0.64mi
1807 N 40th Ave Unit 1807 Hollywood, FL	3.0	2.0	1832	$3,500	$1.91	25d	1	0.66mi
1321 N 58th Ave Unit 1321 Hollywood, FL	4.0	2.0	1639	$1,950	$1.19	5d	1	0.67mi
4411 Thomas St Hollywood, FL	4.0	2.0	1725	$4,700	$2.72	22d	1	0.68mi
5749-5753 Grant St Hollywood, FL	2.0	1.0	2141	$2,200	$1.03	13d	1	0.68mi
4241 Thomas St Hollywood, FL	3.0	2.0	1685	$5,000	$2.97	1d	1	0.72mi
4241 Thomas St Hollywood, FL	3.0	2.0	1685	$5,000	$2.97	8d	1	0.72mi
5743 Lincoln St Unit 1 Hollywood, FL	2.0	1.0	1728	$2,250	$1.30	18d	1	0.73mi
5820 Grant St Unit Back Hollywood, FL	2.0	1.0	2524	$2,000	$0.79	25d	1	0.76mi
5820 Grant St Unit Back Hollywood, FL	2.0	1.0	2524	$2,000	$0.79	8d	1	0.76mi
4415 Tyler St Unit 4415 Hollywood, FL	2.0	2.0	1636	$3,500	$2.14	11d	1	0.77mi
4415 Tyler St Unit 4415 Hollywood, FL	2.0	2.0	1636	$3,500	$2.14	8d	1	0.77mi
5815 Lincoln St Unit B Hollywood, FL	3.0	3.0	1475	$3,200	$2.17	5d	1	0.79mi
630 N 58th Ave Hollywood, FL	2.0	1.0	2208	$2,100	$0.95	8d	1	0.81mi
416 N Rainbow Dr Hollywood, FL	4.0	3.0	2830	$7,499	$2.65	5d	1	0.82mi
1521 N 59th Ter Unit B Hollywood, FL	2.0	1.0	2609	$1,800	$0.69	18d	1	0.83mi

Listing history 14 events

1. 2026-06-03
   days on market $390,000 Active 21 DOM
2. 2026-06-02
   days on market $390,000 Active 20 DOM
3. 2026-06-01
   days on market $390,000 Active 19 DOM
4. 2026-05-31
   days on market $390,000 Active 18 DOM
5. 2026-05-16
   historical $4,100
6. 2026-05-14
   listed $390,000 Active
7. 2026-05-13
   listed $4,100
8. 2025-05-31
   historical $4,025
9. 2025-05-24
   listed $4,025
10. 2025-05-24
    historical $4,500
11. 2025-04-01
    listed $4,500
12. 2020-04-15
    soldstatus $350,000
13. 2005-06-10
    soldstatus $408,900
14. 1967-10-01
    soldstatus $26,700

ⓘ 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: $10,951 · $913/mo
• Projected year-2 tax: $10,951 · $913/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 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: $57,820
• − Mortgage interest: −$21,846
• − Property taxes: −$10,951
• − Insurance: −$1,950
• − Repairs & maintenance: −$4,626
• − Management: −$4,626
• − Depreciation: −$11,345
• Taxable income: $2,477
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $7,640/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

-84.6% since first listed

10 events — show timeline

• 2026-05-16 Rental Removed $4,100 MARMLS
• 2026-05-14 Listed $390,000 FSBO.com
• 2026-05-13 Listed for Rent $4,100 MARMLS
• 2025-05-31 Rental Removed $4,025 MARMLS
• 2025-05-24 Listed for Rent $4,025 MARMLS
• 2025-05-24 Rental Removed $4,500 MARMLS
• 2025-04-01 Listed for Rent $4,500 MARMLS
• 2020-04-15 Sold (Public Records) $350,000 Public Records
• 2005-06-10 Sold (Public Records) $408,900 Public Records
• 1967-10-01 Sold (Public Records) $26,700 Public Records

Property tax history

+8.7%/yr

Latest (2025): $10,951 · +8.3% YoY. Source: county tax records.