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5923 Fillmore St
F Composite 34.7
Why this score? — see what drove the F 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).

  • ARV discount +15.0/15.0
  • Cash flow +6.0/30.0
  • Livability +3.8/5.0
  • Rent growth +3.1/5.0
  • Schools +2.8/10.0
  • Condition / age +2.2/5.0
  • 1% rule +1.3/10.0
  • DSCR +0.4/10.0
  • Appreciation +0.0/10.0

$599,900

5923 Fillmore St · Hollywood, FL 33021
4 bd · 4.0 ba · 3,121 sqft · SingleFamily · 135 Days on market
Built 1946 Fair condition $192/sqft · 21% below area Est $764k · 21% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Charming Single Family with Guest House -- Amazing Income Opportunity – Ideal for Homeowners or Investors! Discover this well-maintained home with guest house offering spacious layouts, updated finishes, and excellent rental potential. Each 2-bedroom, 2-bath unit features functional living spaces, private outdoor areas, and desirable upgrades, making this property an attractive opportunity for investors or owner-occupants alike. 5923 Fillmore welcomes you with a comfortable layout featuring an eat-in kitchen complete with granite countertops, mosaic tile backsplash, white stove and microwave, and a stainless steel refrigerator.

Key facts

  • Updated finishes
  • Guest house
  • Eat-in kitchen

Tags

GUEST HOUSEINCOME OPPORTUNITYUPDATED FINISHESPRIVATE OUTDOOR AREASEAT-IN KITCHENGRANITE COUNTERTOPS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/4.0-bath single-family listed at $600k. Condition is rated fair.

Deal economics

  • At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
  • To cash-flow at today's rent, offer at most $413k (31.2% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $380k (36.6% below list).
  • Recommended offer: $380k (36.6% below list) — sets the bar for 1% rule.
  • Cap rate 4.0% vs local median 3.3% in Hollywood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 806 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 90d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
  • At $3,803/mo this rent would consume 64% of the median local household income ($71k/yr) (locally 20% 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 $4k of loan paydown is wiped out by about $18k 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 135 days — a 12% lower offer ($528k) is reasonable based on typical stale-listing flexibility.
  • 2 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: flood insurance adds $152/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
  • 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $380,284 (36.6% below list)

Questions for the listing agent

  1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
  2. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
  3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
  4. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
  6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  8. 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?
  9. 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.
  10. 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.
  11. 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
0.63% ✗
Cap rate
4.01%
Cash-on-cash
-8.16%
DSCR
0.64
GRM
13.1

CMA / ARV

ARV (median comp)
$764,101
List price
$599,900
Delta
-21.49%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 5 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
4931 Madison St 1.00mi 4/3.0 3,125 (+0%) 7mo $900,000 $288 55
707 N 46th Ave 1.09mi 4/2.5 3,009 (-4%) 7mo $665,000 $221 47
4731 Pierce St 0.95mi 4/3.5 2,749 (-12%) 3mo $1,010,000 $367 41
4921 Jackson St 0.95mi 4/2.0 2,576 (-18%) 2mo $805,000 $313 30
4801 Harrison St 0.97mi 4/3.0 2,514 (-19%) 12mo $735,000 $292 26

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
-33.4%
Equity multiple
-0.08×
Total profit
$-181,691
Equity at exit
$89,447
10-year hold
IRR
-44.5%
Equity multiple
-0.62×
Total profit
$-272,790
Equity at exit
$51,868

Cash invested: $167,972 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
6 active · 10 under contract
Months of supply
9.0 mo (11%/mo absorbed)
Median asking
$1,037,500 ($365/sqft)
Median days on market
43 d
This list price
lowest-priced of the active set
ARV vs active asking
-33.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33021

Rents YoY
2.4%
Active inventory
806
Price-to-rent
13.1×

Monthly cashflow live

Estimated rent
$3,803 high interval (Pro) →
Mortgage (P&I)
−$3,146
Tax est. 1.5%
−$750 /mo · $8,998/yr
Insurance
−$250
Flood insurance flood zone
−$152 /mo · $1,824/yr
HOA
−$0
Vacancy / Maint / Mgmt
−$799
Net cashflow
$-1,294

Break-even live

Break-even rent $5,440
Max offer price $412,718
Occupancy floor —

Sensitivity live

Price -10% $-879 -5% $-1,086 +0% $-1,294 +5% $-1,501 +10% $-1,708
Rent -10% $-1,594 -5% $-1,444 +0% $-1,294 +5% $-1,143 +10% $-993
Rate -1.0pp $-991 -0.5pp $-1,141 base $-1,294 +0.5pp $-1,449 +1.0pp $-1,607

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
$149,975
Closing costs
$17,997
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
5914 Taylor St Unit 1-2 Hollywood, FL 3.0 2.0 2250 $2,750 $1.22 161d 1 0.10mi
5914 Taylor St Unit 1-2 Hollywood, FL 3.0 2.0 2250 $2,650 $1.18 89d 1 0.10mi
5613 Pierce St Unit 1 Hollywood, FL 3.0 2.0 3687 $3,950 $1.07 90d 1 0.42mi
5613 Pierce St Unit 2 Hollywood, FL 3.0 2.0 3687 $3,500 $0.95 10d 1 0.42mi
5735 Hayes St Hollywood, FL 3.0 2.0 2357 $3,500 $1.48 105d 1 0.49mi
5735 Hayes St Hollywood, FL 3.0 2.0 2357 $3,500 $1.48 158d 1 0.49mi
5735 Hayes St Hollywood, FL 3.0 2.0 2357 $3,300 $1.40 135d 1 0.49mi
5735 Hayes St Unit 5735 Hollywood, FL 3.0 2.0 2357 $3,500 $1.48 145d 1 0.49mi
6316 Lincoln St Unit 6316 Hollywood, FL 3.0 2.0 2364 $2,600 $1.10 46d 1 0.52mi
6316 Lincoln St Unit 6316 Hollywood, FL 3.0 2.0 2364 $2,950 $1.25 165d 1 0.52mi
6328 Pierce St Unit 0 Hollywood, FL 3.0 2.0 2101 $2,800 $1.33 165d 1 0.53mi
6328 Pierce St Unit 0 Hollywood, FL 3.0 2.0 2101 $2,700 $1.29 146d 1 0.53mi
6333 Pierce St Unit 2 Hollywood, FL 3.0 2.0 2170 $2,600 $1.20 25d 1 0.54mi
6333 Pierce St Unit 2 Hollywood, FL 3.0 2.0 2170 $2,600 $1.20 10d 1 0.54mi
120 S 56th Ave Hollywood, FL 3.0 4.0 2179 $5,800 $2.66 21d 1 0.55mi
120 S 56th Ave Hollywood, FL 3.0 4.0 2179 $5,800 $2.66 10d 1 0.55mi
120 S 56th Ave Hollywood, FL 3.0 4.0 2179 $5,800 $2.66 20d 1 0.55mi
5520 Hayes St Hollywood, FL 4.0 2.0 2356 $4,100 $1.74 165d 1 0.59mi
5401 Fillmore St Hollywood, FL 4.0 4.0 2232 $5,400 $2.42 165d 1 0.59mi
5316 Buchanan St Hollywood, FL 4.0 2.0 2117 $4,800 $2.27 31d 1 0.61mi
5316 Buchanan St Hollywood, FL 4.0 2.0 2117 $4,800 $2.27 10d 1 0.61mi
5415 Harrison St Unit 1037649P Hollywood, FL 4.0 2.0 3100 $4,983 $1.61 37d 1 0.64mi
5500 Cleveland St Hollywood, FL 5.0 3.0 2500 $9,999 $4.00 10d 1 0.75mi
5736 Taft St Unit 1 Hollywood, FL 3.0 2.0 2827 $3,200 $1.13 2d 1 0.78mi
5511 McKinley St Hollywood, FL 4.0 2.0 2419 $6,000 $2.48 1d 1 0.81mi
5511 McKinley St Hollywood, FL 4.0 2.0 2419 $6,000 $2.48 165d 1 0.81mi
5122 Cleveland St Hollywood, FL 5.0 3.0 2568 $7,700 $3.00 83d 1 0.89mi
4814 Arthur St Hollywood, FL 3.0 2.0 2204 $6,900 $3.13 1d 1 1.02mi
4815 Cleveland St Hollywood, FL 4.0 3.0 2440 $8,900 $3.65 165d 1 1.09mi
4815 Cleveland St Hollywood, FL 4.0 3.0 2440 $8,900 $3.65 146d 1 1.09mi
220 SW 68th Ave Pembroke Pines, FL 4.0 2.0 2108 $5,500 $2.61 3d 1 1.10mi
4910 Jefferson St Hollywood, FL 5.0 4.0 3498 $7,250 $2.07 65d 1 1.11mi
1113 N 46th Ter Unit 1113 Hollywood, FL 4.0 2.0 2616 $6,250 $2.39 41d 1 1.15mi
4410 Buchanan St Hollywood, FL 3.0 3.0 2167 $4,400 $2.03 113d 1 1.18mi
4410 Buchanan St Hollywood, FL 3.0 3.0 2167 $7,499 $3.46 156d 1 1.18mi
4700 McKinley St Hollywood, FL 5.0 3.0 2597 $7,000 $2.70 165d 1 1.18mi
1916 N 65th Way Unit 1916 Hollywood, FL 3.0 2.0 2660 $2,850 $1.07 13d 1 1.18mi
1916 N 65th Way Unit 1916 Hollywood, FL 3.0 2.0 2660 $2,850 $1.07 10d 1 1.18mi
5740 Mayo St Hollywood, FL 3.0 2.0 4198 $2,495 $0.59 165d 1 1.19mi
5740 Mayo St Hollywood, FL 3.0 2.0 4198 $2,495 $0.59 105d 1 1.19mi

Property features AI

Exterior

Parking
Driveway
Utilities
Cable availablePublic waterPublic sewer
Home design
Single-storyResale homeFaces south
Construction
Block constructionShingle roof
Exterior features
PorchOpen porchGuest house

Interior

Kitchen
MicrowaveRefrigerator
Bedrooms
Guest quarters
Flooring
Tile
Bathrooms
4 full bathrooms
Heating & cooling
Central heatingCentral air conditioning
Interior features
First-floor entryOther interior features
Laundry & utility
WasherElectric water heater

Listing history 50 events

  1. 2026-11-08
    days on market $599,900 Active 135 DOM
  2. 2026-11-07
    days on market $599,900 Active 134 DOM
  3. 2026-11-07
    days on market $599,900 Active 133 DOM
  4. 2026-11-05
    days on market $599,900 Active 132 DOM
  5. 2026-11-04
    days on market $599,900 Active 131 DOM
  6. 2026-11-02
    days on market $599,900 Active 129 DOM
  7. 2026-11-01
    days on market $599,900 Active 128 DOM
  8. 2026-10-31
    days on market $599,900 Active 127 DOM
  9. 2026-10-30
    days on market $599,900 Active 126 DOM
  10. 2026-10-29
    days on market $599,900 Active 125 DOM
  11. 2026-10-28
    days on market $599,900 Active 124 DOM
  12. 2026-10-27
    days on market $599,900 Active 123 DOM
  13. 2026-10-26
    days on market $599,900 Active 122 DOM
  14. 2026-10-26
    days on market $599,900 Active 121 DOM
  15. 2026-10-24
    days on market $599,900 Active 120 DOM
  16. 2026-10-23
    days on market $599,900 Active 119 DOM
  17. 2026-10-22
    days on market $599,900 Active 118 DOM
  18. 2026-10-21
    days on market $599,900 Active 117 DOM
  19. 2026-10-20
    days on market $599,900 Active 116 DOM
  20. 2026-10-19
    days on market $599,900 Active 115 DOM
  21. 2026-10-18
    days on market $599,900 Active 114 DOM
  22. 2026-10-17
    days on market $599,900 Active 113 DOM
  23. 2026-10-16
    days on market $599,900 Active 112 DOM
  24. 2026-10-15
    days on market $599,900 Active 111 DOM
  25. 2026-10-14
    days on market $599,900 Active 110 DOM
  26. 2026-10-13
    days on market $599,900 Active 109 DOM
  27. 2026-10-12
    days on market $599,900 Active 108 DOM
  28. 2026-10-11
    days on market $599,900 Active 107 DOM
  29. 2026-10-10
    days on market $599,900 Active 106 DOM
  30. 2026-10-09
    days on market $599,900 Active 105 DOM
  31. 2026-10-08
    days on market $599,900 Active 104 DOM
  32. 2026-10-07
    days on market $599,900 Active 103 DOM
  33. 2026-10-06
    days on market $599,900 Active 102 DOM
  34. 2026-10-05
    days on market $599,900 Active 101 DOM
  35. 2026-10-04
    days on market $599,900 Active 100 DOM
  36. 2026-10-03
    days on market $599,900 Active 99 DOM
  37. 2026-10-02
    days on market $599,900 Active 98 DOM
  38. 2026-09-29
    days on market $599,900 Active 95 DOM
  39. 2026-09-27
    days on market $599,900 Active 93 DOM
  40. 2026-09-25
    days on market $599,900 Active 91 DOM
  41. 2026-09-24
    days on market $599,900 Active 90 DOM
  42. 2026-09-23
    days on market $599,900 Active 89 DOM
  43. 2026-09-22
    days on market $599,900 Active 88 DOM
  44. 2026-09-21
    days on market $599,900 Active 87 DOM
  45. 2026-09-20
    days on market $599,900 Active 86 DOM
  46. 2026-09-18
    days on market $599,900 Active 84 DOM
  47. 2026-09-17
    days on market $599,900 Active 83 DOM
  48. 2026-09-16
    days on market $599,900 Active 82 DOM
  49. 2026-09-15
    days on market $599,900 Active 81 DOM
  50. 2026-09-14
    days on market $599,900 Active 80 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 AH · 0% chance over 30 yrs
  • 🔥 Wildfire 1/10 Low
  • 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 29 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$45,634
− Mortgage interest
−$33,604
− Property taxes
−$8,998
− Insurance
−$4,824
− Repairs & maintenance
−$3,651
− Management
−$3,651
− Depreciation
−$17,452
Taxable loss
−$26,545
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$6,371
After-tax cash flow
$-9,152/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

Fair 45/100 Moderate rehab Est. rehab $78,025–$140,445 screening

This well-maintained duplex offers spacious layouts and updated finishes, but requires some cosmetic repairs and maintenance to enhance its value.

Repairs flagged

  • Minor Living room furniture — Some wear and tear
  • Minor Bedroom curtains — Worn and frayed edges
  • Minor Kitchen appliances — Older models

Value-add opportunities

  • Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
  • Rental Replace curtains — Fresh curtains improve the rental's appeal ↑
  • Both Replace kitchen appliances — Modern appliances increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary West Hollywood Elementary School F FL #1,969/2,144 Nat'l #28,475/41,679 Middle Olsen Middle School F FL #555/571 Nat'l #11,464/14,009 High South Broward High School F FL #351/667 Nat'l #9,347/17,239

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
B Composite livability gradescore 76/100

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 · 2,207,033 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
20% of renters

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%
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
—

Price history

+0.0% since first listed
3 events — show timeline
  • 2026-06-26 Listed $599,900 MARMLS
  • 2026-06-26 Listing Removed — MARMLS
  • 2026-05-29 Listed $599,900 MARMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…