6316 Lincoln St · Hollywood, FL 33024

$649,000

10 bd · 8.0 ba · 2,319 sqft · MultiFamily public records · 22 Days on market

Built 1981

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• 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: 2 units. confirmed

Listing remarks MLS

SPACIOUS UNITS WITH GREAT POTENTIAL. DUPLEX SITS ON A GOOD SIZE LOT AND RENTAL AREA. BANK OWNED PROPERTY. ALL OFFERS MUST BE ACCOMPANIED BY A PRE-APPROVAL LETTER OR PROOF OF FUNDS. PLEASE SEE MLS ATTACHMENTS PRIOR TO SUBMITTING AN OFFER.

Key facts

• Two parking spaces
• Laundry rooms
• Central a/c

Tags

• TWO PARKING SPACES
• LAUNDRY ROOMS
• SEPARATE WATER AND ELECTRICITY
• CENTRAL A/C
• TILE FLOORING
• UPDATED BATHROOMS

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Actual rent: 2 units at $1,900 each; Actual rent: 2 units at $2,950 each
• HOA & community: No HOA information provided

Exterior

• Parking: Total of 4 parking spaces; Parking spaces allocated to units
• Security: No security features provided
• Utilities: Septic tank sewer; Cable not available
• Home design: Single-story building; Resale property; Shingle roof; Block construction
• Construction: Built with block construction; Shingle roof
• Exterior features: Less than quarter acre lot; Zoned RM-9

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 2-bedroom units; Two 3-bedroom units
• Flooring: Tile
• Bathrooms: Two full baths in each 2-bedroom unit; Two full baths in each 3-bedroom unit
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Tile flooring
• Laundry & utility: No laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 2 × 5-bed/4.0-bath units multifamily listed at $649k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $900/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $649k).
• Recommended offer: $639k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 (+1.0%/yr); 326 active listings in the ZIP; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $7,831/mo this rent would consume 117% of the median local household income ($80k/yr) (locally 2813% 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 $19k 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 22 days — a 2% lower offer ($639k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.
• Current owner paid $215k; list at $649k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $639,265 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 1.21% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-5,804
• Equity at exit: $96,768

10-year hold

• IRR: 6.6%
• Equity multiple: 1.45×
• Total profit: $82,227
• Equity at exit: $56,114

Cash invested: $181,720 (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 33024

• Rents YoY: 1.0%
• Active inventory: 326
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $7,831 high
• Mortgage (P&I): −$3,403
• Tax from tax record: −$712 /mo · $8,545/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,645
• Net cashflow: $1,801

Break-even live

Break-even rent $5,552

Max offer price $649,000

Occupancy floor 72%

Sensitivity live

Price	-10% $2,168	-5% $1,984	+0% $1,801	+5% $1,617	+10% $1,433
Rent	-10% $1,182	-5% $1,491	+0% $1,801	+5% $2,110	+10% $2,419
Rate	-1.0pp $2,127	-0.5pp $1,966	base $1,801	+0.5pp $1,632	+1.0pp $1,461

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

Units	Beds	Baths	Est. rent
▸ 2× units	5	4	$7,830
Total (2 units)			$7,831

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $649,000 Active 22 DOM
2. 2026-06-17
   days on market $649,000 Active 21 DOM
3. 2026-06-16
   days on market $649,000 Active 20 DOM
4. 2026-06-15
   days on market $649,000 Active 19 DOM
5. 2026-06-13
   days on market $649,000 Active 17 DOM
6. 2026-06-09
   days on market $649,000 Active 13 DOM
7. 2026-06-08
   days on market $649,000 Active 12 DOM
8. 2026-06-07
   days on market $649,000 Active 11 DOM
9. 2026-06-04
   days on market $649,000 Active 8 DOM
10. 2026-06-03
    days on market $649,000 Active 7 DOM
11. 2026-06-02
    days on market $649,000 Active 6 DOM
12. 2026-06-01
    days on market $649,000 Active 5 DOM
13. 2026-05-31
    days on market $649,000 Active 4 DOM
14. 2026-05-27
    listed $649,000 Active
15. 2024-05-03
    historical
16. 2024-03-19
    status Active
17. 2024-02-29
    status Pending
18. 2024-02-02
    listed $649,900 Active
19. 2017-08-31
    soldstatus $215,000
20. 2009-03-03
    soldstatus $139,500 237-char remark

    Show marketing remark (237 chars)

    SPACIOUS UNITS WITH GREAT POTENTIAL. DUPLEX SITS ON A GOOD SIZE LOT AND RENTAL AREA. BANK OWNED PROPERTY. ALL OFFERS MUST BE ACCOMPANIED BY A PRE-APPROVAL LETTER OR PROOF OF FUNDS. PLEASE SEE MLS ATTACHMENTS PRIOR TO SUBMITTING AN OFFER.

21. 2002-01-14
    soldstatus $158,000
22. 1998-09-19
    soldstatus $94,000
23. 1998-02-09
    soldstatus $3,757,200
24. 1982-02-01
    soldstatus $99,000
25. 1981-01-01
    soldstatus $99,000

ⓘ 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: $8,545 · $712/mo
• Projected year-2 tax: $8,545 · $712/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 · 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: $93,972
• − Mortgage interest: −$36,354
• − Property taxes: −$8,545
• − Insurance: −$3,245
• − Repairs & maintenance: −$7,518
• − Management: −$7,518
• − Depreciation: −$18,880
• Taxable income: $11,913
• Est. tax owed @ 24.0%: −$2,859
• After-tax cash flow: $18,748/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): 76,585
• Household income: $80,061
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 2813.0

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: Hispanic / Latino 52% Two or more races 23% White 22% Black 17% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 13% Dominican 5%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 44% English-only · Spanish 46% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -442.20%
• Current HPI: 464.3405
• Rent YoY: ▲ 1.01%
• 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

+555.6% since first listed

12 events — show timeline

• 2026-05-27 Listed $649,000 MARMLS
• 2024-05-03 Listing Removed — MARMLS
• 2024-03-19 Relisted — MARMLS
• 2024-02-29 Pending — MARMLS
• 2024-02-02 Listed $649,900 MARMLS
• 2017-08-31 Sold (Public Records) $215,000 Public Records
• 2009-03-03 Sold (MLS) $139,500 MARMLS
• 2002-01-14 Sold (Public Records) $158,000 Public Records
• 1998-09-19 Sold (Public Records) $94,000 Public Records
• 1998-02-09 Sold (Public Records) $3,757,200 Public Records
• 1982-02-01 Sold (Public Records) $99,000 Public Records
• 1981-01-01 Sold (Public Records) $99,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $8,545 · +7.9% YoY. Source: county tax records.