5300 Washington St Unit J312 · Hollywood, FL 33021

$79,500

1 bd · 1.5 ba · 720 sqft · Condo · 99 Days on market

Built 1969 $545/mo HOA · 32% of rent ↓ 33% since listing

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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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 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

Welcome to this beautiful 1 bedroom 1 1/2 bathroom condo in a desirable 55+ community. This unit has new hurricane impact windows, water heater and a/c. The community offers a variety of activities, from social events to fitness amenities, and features a clubhouse, pool, and walking paths. HOA requires a minimum of 20% down and a $45,000 minimum annual income. 12 months of maintenance fees held in escrow, no leasing first year, 30day min and 6 months max

Key facts

• Fitness amenities
• Clubhouse
• Pool

Tags

• HURRICANE IMPACT WINDOWS
• FITNESS AMENITIES
• CLUBHOUSE
• WALKING PATHS
• POOL

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, hot water, grounds maintenance, structure maintenance, sewer, trash and water; Association amenities include clubhouse, billiard room, pool, shuffleboard court, laundry, and elevators; Senior community

Exterior

• Parking: Guest parking; One assigned space
• Security: Fenced complex
• Utilities: Electric water heater; Water included in association; Sewer included in association; Trash included in association; Power: standard electric service
• Home design: Attached property; 3 stories; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Screened porch; Porch; Association pool; Complex fenced

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Living/dining room; Walk-in closet(s); Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 $550 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $72,345 (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 1969 — 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: 2.12% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 3.9

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,530
• Equity at exit: $11,854

10-year hold

• IRR: 10.8%
• Equity multiple: 1.81×
• Total profit: $18,141
• Equity at exit: $6,874

Cash invested: $22,260 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$545
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $236

Break-even live

Break-even rent $1,385

Max offer price $79,500

Occupancy floor 81%

Sensitivity live

Price	-10% $291	-5% $264	+0% $236	+5% $209	+10% $181
Rent	-10% $103	-5% $170	+0% $236	+5% $303	+10% $369
Rate	-1.0pp $276	-0.5pp $256	base $236	+0.5pp $216	+1.0pp $195

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: $19,875
• Closing costs: $2,385
• 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	4d	1	0.40mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	25d	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	6d	1	0.46mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	25d	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	25d	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	25d	1	0.54mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.57mi
5849 Wiley St Hollywood, FL	1.0	1.0	350	$1,475	$4.21	25d	1	0.59mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,500	$1.57	25d	1	0.61mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$1,600	$2.20	20d	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	25d	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	25d	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	16d	1	1.01mi
1 Main St Miramar, FL	3.0	1.0–3.0	1023	$2,273	$2.22	2d	36	1.02mi
3711 Van Buren St #2 Hollywood, FL	1.0	1.0	660	$1,550	$2.35	25d	1	1.08mi
6025 Polk St Apt 8 Hollywood, FL	1.0	1.0	700	$1,400	$2.00	25d	1	1.12mi
6129 SW 22nd St Miramar, FL	2.0	1.0	674	$2,200	$3.26	16d	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	25d	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: $545 · $6,540/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $79,500 Active 99 DOM
2. 2026-06-17
   days on market $79,500 Active 98 DOM
3. 2026-06-16
   days on market $79,500 Active 97 DOM
4. 2026-06-15
   days on market $79,500 Active 96 DOM
5. 2026-06-13
   days on market $79,500 Active 94 DOM
6. 2026-06-09
   days on market $79,500 Active 90 DOM
7. 2026-06-07
   days on market $79,500 Active 88 DOM
8. 2026-06-04
   days on market $79,500 Active 85 DOM
9. 2026-06-03
   days on market $79,500 Active 84 DOM
10. 2026-06-02
    days on market $79,500 Active 83 DOM
11. 2026-06-01
    days on market $79,500 Active 82 DOM
12. 2026-05-31
    days on market $79,500 Active 81 DOM
13. 2026-05-07
    price $90,000
14. 2026-03-11
    listed $98,000 Active
15. 2025-10-08
    historical
16. 2025-06-16
    price $115,000
17. 2025-04-16
    price $125,000
18. 2025-01-16
    listed $135,000 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 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: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − HOA: −$6,540
• − Depreciation: −$2,313
• Taxable income: $2,082
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $2,335/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

-33.3% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $90,000 MARMLS
• 2026-03-11 Listed $98,000 MARMLS
• 2025-10-08 Listing Removed — MARMLS
• 2025-06-16 Price Changed $115,000 MARMLS
• 2025-04-16 Price Changed $125,000 MARMLS
• 2025-01-16 Listed $135,000 MARMLS