4350 Hillcrest Dr #1016 · Hollywood, FL 33021

$170,000

2 bd · 2.0 ba · 1,216 sqft · Condo public records · 23 Days on market

Built 1970 $619/mo HOA · 25% of rent

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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 +15.4/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 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

Positioned on the top floor, this bright and spacious condo offers wide views of the city skyline and surrounding greenery. The kitchen, recently updated, boasts ample storage and counter space, ensuring everything you need is within reach. Beyond the kitchen, the home features updated bathrooms with a clean, contemporary feel. This home is thoughtfully designed to offer both comfort and practicality, with plenty of storage throughout to keep your living spaces organized. Located in the desirable Hillcrest community in Hollywood, FL, enjoy resort-style amenities like a pool, a recently renovated lobby, and walking trails. Conveniently situated near beaches, restaurants, shopping, and major

Key facts

• Updated bathrooms
• Wide views
• Top floor

Tags

• TOP FLOOR
• WIDE VIEWS
• UPDATED BATHROOMS
• AMPLE STORAGE
• RESORT STYLE AMENITIES
• WALKING TRAILS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, internet, parking, recreation facilities, roof, sewer, security, trash, and water; Community amenities: Pool, Storage; Senior community

Exterior

• Parking: Guest parking; One assigned space
• Security: Doorman; Security guard
• Utilities: Cable available
• Home design: Condo/attached property; 10-story building; Entry on 10th floor
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Electric water heater
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $64 ($766/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 42% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 23 days — a 2% lower offer ($167k) 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.
• Current owner paid $78k; list at $170k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.46% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 5.7

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-24,467
• Equity at exit: $25,348

10-year hold

• IRR: -6.8%
• Equity multiple: 0.58×
• Total profit: $-20,058
• Equity at exit: $14,698

Cash invested: $47,600 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,482 high
• Mortgage (P&I): −$891
• Tax from tax record: −$316 /mo · $3,792/yr
• Insurance: −$71
• HOA: −$619
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $64

Break-even live

Break-even rent $2,402

Max offer price $170,000

Occupancy floor 92%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	3d	1	0.17mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	24d	1	0.17mi
4200 Hillcrest Dr #503 Hollywood, FL	2.0	2.0	1132	$2,300	$2.03	24d	1	0.17mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.23mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	24d	1	0.23mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	24d	1	0.29mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	24d	1	0.29mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	15d	2	0.30mi
4810 Eucalyptus Dr #3 Hollywood, FL	3.0	2.5	1421	$3,200	$2.25	20d	1	0.37mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	12d	3	0.39mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	7d	3	0.39mi
4920 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,500	$2.46	12d	1	0.41mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	24d	1	0.42mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	24d	1	0.43mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	18d	1	0.45mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	7d	1	0.45mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	17d	1	0.48mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	3d	1	0.48mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	12d	1	0.48mi
5040 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,550	$2.50	24d	1	0.49mi
4901 Washington St Hollywood, FL	3.0	3.0	1397	$4,850	$3.47	24d	1	0.49mi
4901 Washington St Hollywood, FL	3.0	3.0	1397	$4,850	$3.47	5d	1	0.49mi
5060 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,400	$2.39	19d	1	0.49mi
5140 Eucalyptus Dr #5 Hollywood, FL	3.0	2.5	1421	$3,600	$2.53	5d	1	0.53mi
4420 SW 21st St West Park, FL	3.0	2.0	1020	$2,700	$2.65	24d	1	0.53mi
1240 Eucalyptus Dr #4 Hollywood, FL	3.0	2.5	1421	$3,100	$2.18	12d	1	0.56mi
1190 Eucalyptus Dr #5 Hollywood, FL	3.0	2.5	1421	$3,300	$2.32	24d	1	0.56mi
1300 Eucalyptus Dr #3 Hollywood, FL	3.0	2.5	1421	$3,300	$2.32	24d	1	0.56mi
1300 Eucalyptus Dr Hollywood, FL	3.0	2.5	1421	$3,400	$2.39	24d	1	0.56mi
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,619	$2.33	1d	24	0.57mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,832	$1.87	5d	3	0.64mi
555 S Luna Ct Hollywood, FL	2.0	2.0	1036	$2,120	$2.05	5d	2	0.67mi
4711 SW 23rd St West Park, FL	3.0	2.0	1276	$3,100	$2.43	20d	1	0.68mi
4819 SW 22nd St West Park, FL	3.0	2.0	1092	$2,800	$2.56	24d	1	0.68mi
400 S Luna Ct #2 Hollywood, FL	2.0	1.0	960	$2,300	$2.40	24d	1	0.68mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$2,424	$2.43	2d	24	0.68mi
3624 Jackson St Unit 21 Hollywood, FL	2.0	2.0	1100	$1,900	$1.73	3d	1	0.69mi
570 S Park Rd Unit 13-6 Hollywood, FL	2.0	2.0	1060	$2,400	$2.26	24d	1	0.72mi
3500 Jackson St Unit 203 Hollywood, FL	2.0	2.0	875	$1,995	$2.28	24d	1	0.75mi
530 S Park Rd Hollywood, FL	1.0	1.0	841	$1,800	$2.14	24d	1	0.75mi

HOA detail condo

• Monthly dues: $619 · $7,428/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $170,000 Active 23 DOM
2. 2026-06-17
   days on market $170,000 Active 22 DOM
3. 2026-06-16
   days on market $170,000 Active 21 DOM
4. 2026-06-15
   days on market $170,000 Active 20 DOM
5. 2026-06-13
   days on market $170,000 Active 18 DOM
6. 2026-06-09
   days on market $170,000 Active 14 DOM
7. 2026-06-08
   days on market $170,000 Active 13 DOM
8. 2026-06-07
   days on market $170,000 Active 12 DOM
9. 2026-06-04
   days on market $170,000 Active 9 DOM
10. 2026-06-03
    days on market $170,000 Active 8 DOM
11. 2026-06-02
    days on market $170,000 Active 7 DOM
12. 2026-06-01
    days on market $170,000 Active 6 DOM
13. 2026-05-31
    days on market $170,000 Active 5 DOM
14. 2026-05-26
    listed $170,000 Active
15. 2026-02-28
    historical
16. 2026-01-06
    status Active
17. 2025-12-07
    status Pending
18. 2025-10-07
    price $185,000
19. 2025-05-14
    status Active
20. 2025-05-14
    historical
21. 2025-05-07
    listed $189,900 Active
22. 2003-09-22
    soldstatus $77,500
23. 1999-10-20
    soldstatus $50,000
24. 1989-05-08
    soldstatus $38,000
25. 1984-11-01
    soldstatus $61,000

ⓘ 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: $3,792 · $316/mo
• Projected year-2 tax: $3,792 · $316/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $29,789
• − Mortgage interest: −$9,523
• − Property taxes: −$3,792
• − Insurance: −$850
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − HOA: −$7,428
• − Depreciation: −$4,945
• Taxable loss: −$1,515
• Est. tax savings @ 24.0%: +$364
• After-tax cash flow: $1,129/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

+178.7% since first listed

12 events — show timeline

• 2026-05-26 Listed $170,000 MARMLS
• 2026-02-28 Listing Removed — MARMLS
• 2026-01-06 Relisted — MARMLS
• 2025-12-07 Pending — MARMLS
• 2025-10-07 Price Changed $185,000 MARMLS
• 2025-05-14 Relisted — MARMLS
• 2025-05-14 Listing Removed — MARMLS
• 2025-05-07 Listed $189,900 MARMLS
• 2003-09-22 Sold (Public Records) $77,500 Public Records
• 1999-10-20 Sold (Public Records) $50,000 Public Records
• 1989-05-08 Sold (Public Records) $38,000 Public Records
• 1984-11-01 Sold (Public Records) $61,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $3,792 · +5.7% YoY. Source: county tax records.