5657 Grant St · Hollywood, FL 33021

$899,999

15 bd · 14.0 ba · 2,200 sqft · MultiFamily · 418 Days on market

Built 1959

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks MLS

Excellent opportunity for the investor! Set up as 5 units, rents below market, 850+750+650+550+500 =$3,300 All yearly leases, with a room to increase the rents in the future. Good investment. Please, drive by. Please, do not disturb the tenants! 3 efficiencies no kitchens, 1 large efficiency with kitchen and a large 1/1 with full kitchen. Septic tank, landlord pays water and electricity, 1 water meter, 2 electric meters.

Key facts

• Fully renovated
• Turnkey solution
• Onsite laundry room

Tags

• FULLY RENOVATED
• ONSITE LAUNDRY ROOM
• NEW ROOF
• TURNKEY SOLUTION

Property features AI

Finance

• Financial info: Multiple rented units with current rents ranging roughly from $1,250 to $1,950 depending on unit type

Exterior

• Parking: Parking for 6 vehicles; Assigned parking spaces for units
• Utilities: Public sewer; Cable not available
• Home design: Single-story building; RM-9 zoning; Resale property
• Construction: Block construction; Concrete roof
• Exterior features: Less than quarter acre lot; Gardener service included with rent

Interior

• Kitchen: Some units include a kitchen; Dishwasher available in some units; Disposal in some units; Microwave in some units; Refrigerator in some units
• Bedrooms: Multiple 1-bedroom efficiency units (several units total)
• Flooring: Concrete flooring; Hardwood flooring; Wood flooring
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating; Ceiling fans for cooling
• Interior features: Concrete and hardwood wood flooring; Ceiling fans
• Laundry & utility: Dryer available in some units

What this means for you Summary

Snapshot

• This is a 5 × 3-bed/2.8-bath units multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $554/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $900k).
• Recommended offer: $792k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL).
• Market conditions: Rents rising (+2.4%/yr); 540 active listings in the ZIP; 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 $6k of loan paydown is wiped out by about $27k 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 $252k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 418 days — a 12% lower offer ($792k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $100k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $250k; list at $900k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $791,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 418 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.26% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.19%
• DSCR: 1.59
• GRM: 6.6

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $23,972
• Equity at exit: $134,193

10-year hold

• IRR: 11.5%
• Equity multiple: 1.88×
• Total profit: $221,428
• Equity at exit: $77,815

Cash invested: $252,000 (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: 540
• Price-to-rent: 33.0×

Monthly cashflow live

• Estimated rent: $11,378 medium
• Mortgage (P&I): −$4,720
• Tax est. 1.5%: −$1,125 /mo · $13,500/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,389
• Net cashflow: $2,769

Break-even live

Break-even rent $7,873

Max offer price $899,999

Occupancy floor 71%

Sensitivity live

Price	-10% $3,391	-5% $3,080	+0% $2,769	+5% $2,458	+10% $2,147
Rent	-10% $1,870	-5% $2,319	+0% $2,769	+5% $3,218	+10% $3,668
Rate	-1.0pp $3,222	-0.5pp $2,998	base $2,769	+0.5pp $2,536	+1.0pp $2,298

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	3	2.8	$11,380
Total (5 units)			$11,378

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $899,999 Active 418 DOM
2. 2026-06-18
   days on market $899,999 Active 415 DOM
3. 2026-06-17
   days on market $899,999 Active 414 DOM
4. 2026-06-16
   days on market $899,999 Active 413 DOM
5. 2026-06-15
   days on market $899,999 Active 412 DOM
6. 2026-06-13
   days on market $899,999 Active 410 DOM
7. 2026-06-09
   days on market $899,999 Active 406 DOM
8. 2026-06-07
   days on market $899,999 Active 404 DOM
9. 2026-06-04
   days on market $899,999 Active 401 DOM
10. 2026-06-03
    days on market $899,999 Active 400 DOM
11. 2026-06-02
    days on market $899,999 Active 399 DOM
12. 2026-06-01
    days on market $899,999 Active 398 DOM
13. 2026-05-31
    days on market $899,999 Active 397 DOM
14. 2026-01-22
    price $899,999
15. 2025-09-17
    price $925,000
16. 2025-07-10
    price $950,000
17. 2025-05-24
    price $975,000
18. 2025-04-29
    listed $999,999 Active
19. 2017-04-29
    soldstatus $250,000 Sold 424-char remark

    Show marketing remark (424 chars)

    Excellent opportunity for the investor! Set up as 5 units, rents below market, 850+750+650+550+500 =$3,300 All yearly leases, with a room to increase the rents in the future. Good investment. Please, drive by. Please, do not disturb the tenants! 3 efficiencies no kitchens, 1 large efficiency with kitchen and a large 1/1 with full kitchen. Septic tank, landlord pays water and electricity, 1 water meter, 2 electric meters.

20. 2017-03-29
    status Pending 424-char remark

    Show marketing remark (424 chars)

    Excellent opportunity for the investor! Set up as 5 units, rents below market, 850+750+650+550+500 =$3,300 All yearly leases, with a room to increase the rents in the future. Good investment. Please, drive by. Please, do not disturb the tenants! 3 efficiencies no kitchens, 1 large efficiency with kitchen and a large 1/1 with full kitchen. Septic tank, landlord pays water and electricity, 1 water meter, 2 electric meters.

21. 2017-02-22
    price $269,000 424-char remark

    Show marketing remark (424 chars)

    Excellent opportunity for the investor! Set up as 5 units, rents below market, 850+750+650+550+500 =$3,300 All yearly leases, with a room to increase the rents in the future. Good investment. Please, drive by. Please, do not disturb the tenants! 3 efficiencies no kitchens, 1 large efficiency with kitchen and a large 1/1 with full kitchen. Septic tank, landlord pays water and electricity, 1 water meter, 2 electric meters.

22. 2017-02-15
    listed $299,000 Active 424-char remark

    Show marketing remark (424 chars)

    Excellent opportunity for the investor! Set up as 5 units, rents below market, 850+750+650+550+500 =$3,300 All yearly leases, with a room to increase the rents in the future. Good investment. Please, drive by. Please, do not disturb the tenants! 3 efficiencies no kitchens, 1 large efficiency with kitchen and a large 1/1 with full kitchen. Septic tank, landlord pays water and electricity, 1 water meter, 2 electric meters.

23. 2016-08-01
    soldstatus $211,000 Sold 301-char remark

    Show marketing remark (301 chars)

    Excellent opportunity for the investor ! Set up as 5 units - rents way below market- all tenants on month to month ! Gross income $36000 - 3 efficiencys no kitchens - 1 large efficiency with kitchen and a large 1/1 with full kitchen - all rents include electric and water ! 2 meters !OWNER MOTIVATED

24. 2016-06-10
    status Pending 301-char remark

    Show marketing remark (301 chars)

    Excellent opportunity for the investor ! Set up as 5 units - rents way below market- all tenants on month to month ! Gross income $36000 - 3 efficiencys no kitchens - 1 large efficiency with kitchen and a large 1/1 with full kitchen - all rents include electric and water ! 2 meters !OWNER MOTIVATED

25. 2016-06-06
    status Active 301-char remark

    Show marketing remark (301 chars)

    Excellent opportunity for the investor ! Set up as 5 units - rents way below market- all tenants on month to month ! Gross income $36000 - 3 efficiencys no kitchens - 1 large efficiency with kitchen and a large 1/1 with full kitchen - all rents include electric and water ! 2 meters !OWNER MOTIVATED

26. 2016-05-17
    status Backup Contract 301-char remark

    Show marketing remark (301 chars)

    Excellent opportunity for the investor ! Set up as 5 units - rents way below market- all tenants on month to month ! Gross income $36000 - 3 efficiencys no kitchens - 1 large efficiency with kitchen and a large 1/1 with full kitchen - all rents include electric and water ! 2 meters !OWNER MOTIVATED

27. 2016-05-12
    status Active 301-char remark

    Show marketing remark (301 chars)

    Excellent opportunity for the investor ! Set up as 5 units - rents way below market- all tenants on month to month ! Gross income $36000 - 3 efficiencys no kitchens - 1 large efficiency with kitchen and a large 1/1 with full kitchen - all rents include electric and water ! 2 meters !OWNER MOTIVATED

28. 2016-05-01
    status Backup Contract 301-char remark

    Show marketing remark (301 chars)

    Excellent opportunity for the investor ! Set up as 5 units - rents way below market- all tenants on month to month ! Gross income $36000 - 3 efficiencys no kitchens - 1 large efficiency with kitchen and a large 1/1 with full kitchen - all rents include electric and water ! 2 meters !OWNER MOTIVATED

29. 2016-04-01
    listed $220,000 Active 301-char remark

    Show marketing remark (301 chars)

    Excellent opportunity for the investor ! Set up as 5 units - rents way below market- all tenants on month to month ! Gross income $36000 - 3 efficiencys no kitchens - 1 large efficiency with kitchen and a large 1/1 with full kitchen - all rents include electric and water ! 2 meters !OWNER MOTIVATED

ⓘ 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 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: $136,536
• − Mortgage interest: −$50,414
• − Property taxes: −$13,500
• − Insurance: −$4,500
• − Repairs & maintenance: −$10,923
• − Management: −$10,923
• − Depreciation: −$26,182
• Taxable income: $20,095
• Est. tax owed @ 24.0%: −$4,823
• After-tax cash flow: $28,404/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

+309.1% since first listed

16 events — show timeline

• 2026-01-22 Price Changed $899,999 MARMLS
• 2025-09-17 Price Changed $925,000 MARMLS
• 2025-07-10 Price Changed $950,000 MARMLS
• 2025-05-24 Price Changed $975,000 MARMLS
• 2025-04-29 Listed $999,999 MARMLS
• 2017-04-29 Sold (MLS) $250,000 MARMLS
• 2017-03-29 Pending — MARMLS
• 2017-02-22 Price Changed $269,000 MARMLS
• 2017-02-15 Listed $299,000 MARMLS
• 2016-08-01 Sold (MLS) $211,000 MARMLS
• 2016-06-10 Pending — MARMLS
• 2016-06-06 Relisted — MARMLS
• 2016-05-17 Pending — MARMLS
• 2016-05-12 Relisted — MARMLS
• 2016-05-01 Pending — MARMLS
• 2016-04-01 Listed $220,000 MARMLS