822 N 20th Ave · Hollywood, FL 33020

$535,000

3 bd · 4.0 ba · 1,447 sqft · MultiFamily public records · 120 Days on market

Built 1955 Est $532k · at est.

---

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 +18.9/30.0
• ARV discount +7.3/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• 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

INCOME PRODUCER - Very Nice DUPLEX - CLOSE TO EVERYTHING - Great investment duplex in the heart of HOLLYWOOD. Property features LARGE private backyards. REMODELED Kitchen and bath in the 2/1 unit. Parking for over 6 cars, Instant TANKLESS water heater, Accordion HURRICANE SHUTTERS throughout , newer ROOF, Freshly painted. 2 Individual electrical meters. Large Storage Shed on 2/1 side. Updated Newer ELECTRICAL panel. Sewer system not septic. Good tenant in the 1/1 unit who has been there for 6 years+. Great New tenant in 2/1 in contract.

Key facts

• 4 parking spots
• Built 1955
• Listed 119 days

Property features AI

Finance

• Financial info: Some units are leased; Rent example: one unit listed at $1,950; Rent includes gardener and trash collection

Exterior

• Parking: Four parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story building; Block construction; Shingle roof; Resale property; Zoned ND-2
• Construction: Built with block construction; Shingle roof
• Exterior features: Less than quarter acre lot

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Two 2-bedroom units; Two 1-bedroom units
• Flooring: Tile
• Bathrooms: Four full bathrooms (each unit has 1 full bath)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Tile flooring; Window coverings included; Ceiling fans
• Laundry & utility: Washer/dryer hookups in units; Electric meter

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $535k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive. Per door: $274/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $535k).
• Recommended offer: $487k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 flat; 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $5,460/mo this rent would consume 116% of the median local household income ($56k/yr) (locally 3948% 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 $16k 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 120 days — a 9% lower offer ($487k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $352k; list at $535k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $486,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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 1955 — 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: 1.02% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $532,496
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2515 Garfield St	0.70mi	4/2.0 (+1)	1,493 (+3%)	9mo	$550,000	$368	42

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.56×
• Total profit: $-65,470
• Equity at exit: $79,770

10-year hold

• IRR: -7.8%
• Equity multiple: 0.56×
• Total profit: $-65,264
• Equity at exit: $46,257

Cash invested: $149,800 (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 33020

• Rents YoY: 0.4%
• Active inventory: 590
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $5,460 high
• Mortgage (P&I): −$2,806
• Tax from tax record: −$737 /mo · $8,850/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,147
• Net cashflow: $547

Break-even live

Break-even rent $4,767

Max offer price $535,000

Occupancy floor 85%

Sensitivity live

Price	-10% $850	-5% $699	+0% $547	+5% $396	+10% $245
Rent	-10% $116	-5% $332	+0% $547	+5% $763	+10% $979
Rate	-1.0pp $817	-0.5pp $683	base $547	+0.5pp $409	+1.0pp $268

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$5,460
Total (2 units)			$5,460

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1907 Cleveland St Unit rear Hollywood, FL	3.0	2.0	1300	$2,500	$1.92	25d	1	0.34mi
1855 Cleveland St Unit A Hollywood, FL	2.0	1.0	1370	$2,300	$1.68	9d	1	0.34mi
1855 Cleveland St Unit A Hollywood, FL	2.0	1.0	1370	$2,300	$1.68	25d	1	0.34mi
1912 Taylor St Hollywood, FL	2.0	2.0	1440	$3,500	$2.43	25d	1	0.35mi
2127 McKinley St Unit back Hollywood, FL	3.0	2.0	1450	$2,700	$1.86	25d	1	0.44mi
1816 Roosevelt St Hollywood, FL	2.0	1.0	1010	$2,590	$2.56	9d	1	0.46mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	16d	25	0.49mi
1702 McKinley St #4 Hollywood, FL	2.0	2.0	1024	$2,100	$2.05	25d	1	0.50mi
2218 Roosevelt St Hollywood, FL	2.0	2.0	882	$2,600	$2.95	25d	1	0.52mi
1201 N 16th Ave Hollywood, FL	3.0	2.0	1250	$3,500	$2.80	25d	1	0.53mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$5,510	$5.06	0d	26	0.56mi
2242 Taft St Unit N/A Hollywood, FL	2.0	1.0	980	$11,000	$11.22	25d	1	0.60mi
1521 Arthur St Hollywood, FL	3.0	2.0	1140	$4,450	$3.90	21d	1	0.60mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	16d	94	0.61mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$4,420	$4.12	0d	15	0.62mi
1507 Garfield St Hollywood, FL	2.0	2.0	1287	$5,000	$3.89	16d	1	0.62mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	16d	171	0.64mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	3d	1	0.64mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	16d	1	0.64mi
1435 Grant St Unit N/A Hollywood, FL	4.0	2.0	1685	$12,000	$7.12	25d	1	0.65mi
2246 Wilson St Hollywood, FL	3.0	2.0	1615	$2,800	$1.73	25d	1	0.66mi
1826 N 22nd Ave Unit 1826 Hollywood, FL	2.0	1.0	900	$1,900	$2.11	25d	1	0.66mi
1619 Hollywood Blvd Unit 1619 Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	9d	1	0.67mi
1619 Hollywood Blvd Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	25d	1	0.67mi
1720 Harrison St Unit 1523019P Hollywood, FL	2.0	1.5	1313	$5,107	$3.89	0d	1	0.67mi
1720 Harrison St #1725 Hollywood, FL	2.0	1.5	1320	$4,400	$3.33	12d	1	0.68mi
1615 Taft St Hollywood, FL	2.0	2.0	1000	$3,000	$3.00	12d	1	0.68mi
1615 Taft St Hollywood, FL	2.0	2.0	1000	$3,000	$3.00	9d	1	0.68mi
2511 Pierce St #1 Hollywood, FL	3.0	2.5	1500	$3,800	$2.53	25d	1	0.69mi
2434 McKinley St Hollywood, FL	3.0	2.0	1215	$3,700	$3.05	6d	1	0.69mi
915 N 14th Way Hollywood, FL	3.0	2.0	1554	$4,400	$2.83	25d	1	0.69mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	3d	42	0.70mi
1512 N 15th Ter Hollywood, FL	2.0	1.5	1150	$3,000	$2.61	12d	1	0.70mi
1423 Garfield St Hollywood, FL	4.0	2.0	1328	$3,950	$2.97	4d	1	0.70mi
1533 Gabriel St Hollywood, FL	3.0	2.0	1282	$3,100	$2.42	25d	1	0.72mi
1533 Gabriel St Hollywood, FL	3.0	2.0	1282	$3,100	$2.42	9d	1	0.72mi
1721 N 16th Ct Hollywood, FL	4.0	2.0	1840	$4,750	$2.58	9d	1	0.72mi
1736 N 16th Ct Unit B Hollywood, FL	3.0	2.0	1836	$2,950	$1.61	21d	1	0.72mi
1736 N 16th Ct Hollywood, FL	3.0	2.0	1836	$2,950	$1.61	20d	1	0.72mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$3,690	$3.72	3d	35	0.73mi

Listing history 30 events

1. 2026-06-21
   days on market $535,000 Active 120 DOM
2. 2026-06-18
   days on market $535,000 Active 117 DOM
3. 2026-06-17
   days on market $535,000 Active 116 DOM
4. 2026-06-16
   days on market $535,000 Active 115 DOM
5. 2026-06-15
   days on market $535,000 Active 114 DOM
6. 2026-06-13
   days on market $535,000 Active 112 DOM
7. 2026-06-09
   days on market $535,000 Active 108 DOM
8. 2026-06-07
   days on market $535,000 Active 106 DOM
9. 2026-06-04
   days on market $535,000 Active 103 DOM
10. 2026-06-03
    days on market $535,000 Active 102 DOM
11. 2026-06-02
    days on market $535,000 Active 101 DOM
12. 2026-06-01
    days on market $535,000 Active 100 DOM
13. 2026-05-31
    days on market $535,000 Active 99 DOM
14. 2026-04-25
    status Active
15. 2026-04-14
    status Pending
16. 2026-02-11
    status Active
17. 2026-02-10
    price $535,000
18. 2026-02-10
    listed $558,000 Active
19. 2021-10-19
    soldstatus $352,000
20. 2021-10-12
    soldstatus $352,000 Closed 542-char remark

    Show marketing remark (542 chars)

    INCOME PRODUCER - Very Nice DUPLEX - CLOSE TO EVERYTHING - Great investment duplex in the heart of HOLLYWOOD. Property features LARGE private backyards. REMODELED Kitchen and bath in the 2/1 unit. Parking for over 6 cars, Instant TANKLESS water heater, Accordion HURRICANE SHUTTERS throughout , newer ROOF, Freshly painted. 2 Individual electrical meters. Large Storage Shed on 2/1 side. Updated Newer ELECTRICAL panel. Sewer system not septic. Good tenant in the 1/1 unit who has been there for 6 years+. Great New tenant in 2/1 in contract.

21. 2021-08-18
    historical Active Under Contract 542-char remark

    Show marketing remark (542 chars)

    INCOME PRODUCER - Very Nice DUPLEX - CLOSE TO EVERYTHING - Great investment duplex in the heart of HOLLYWOOD. Property features LARGE private backyards. REMODELED Kitchen and bath in the 2/1 unit. Parking for over 6 cars, Instant TANKLESS water heater, Accordion HURRICANE SHUTTERS throughout , newer ROOF, Freshly painted. 2 Individual electrical meters. Large Storage Shed on 2/1 side. Updated Newer ELECTRICAL panel. Sewer system not septic. Good tenant in the 1/1 unit who has been there for 6 years+. Great New tenant in 2/1 in contract.

22. 2021-07-14
    listed $362,000 Active 542-char remark

    Show marketing remark (542 chars)

    INCOME PRODUCER - Very Nice DUPLEX - CLOSE TO EVERYTHING - Great investment duplex in the heart of HOLLYWOOD. Property features LARGE private backyards. REMODELED Kitchen and bath in the 2/1 unit. Parking for over 6 cars, Instant TANKLESS water heater, Accordion HURRICANE SHUTTERS throughout , newer ROOF, Freshly painted. 2 Individual electrical meters. Large Storage Shed on 2/1 side. Updated Newer ELECTRICAL panel. Sewer system not septic. Good tenant in the 1/1 unit who has been there for 6 years+. Great New tenant in 2/1 in contract.

23. 2019-02-14
    soldstatus $255,000
24. 2019-02-01
    soldstatus $255,000 328-char remark

    Show marketing remark (328 chars)

    Great investment duplex in the heart of Hollywood. Property features large private backyards. Parking for over 6 cars, Instant water heater, Accordion hurricane shutters throughout , newer roof, Freshly painted. 2 Individual electrical meters. Newer electrical panel. Sewer system not septic. Good tenants been there for 4years+

25. 2018-10-17
    listed $269,000 328-char remark

    Show marketing remark (328 chars)

    Great investment duplex in the heart of Hollywood. Property features large private backyards. Parking for over 6 cars, Instant water heater, Accordion hurricane shutters throughout , newer roof, Freshly painted. 2 Individual electrical meters. Newer electrical panel. Sewer system not septic. Good tenants been there for 4years+

26. 2013-09-06
    soldstatus $140,000
27. 2013-08-30
    soldstatus $140,000 Sold
28. 2013-07-05
    price $140,000
29. 1997-12-23
    soldstatus $70,100
30. 1992-08-14
    soldstatus $40,000

ⓘ 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: $8,850 · $737/mo
• Projected year-2 tax: $8,850 · $737/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 5/10 Major FEMA zone X (shaded) · 24% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,520
• − Mortgage interest: −$29,968
• − Property taxes: −$8,850
• − Insurance: −$2,675
• − Repairs & maintenance: −$5,242
• − Management: −$5,242
• − Depreciation: −$15,564
• Taxable loss: −$2,020
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $7,054/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): 46,322
• Household income: $56,473
• Rent vs Own: 63.5% rent · 36.5% own
• Severe rent burden: 3948.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% Two or more races 31% White 28% Black 24% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 9% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 48% English-only · Spanish 38% French/Haitian/Cajun 6% 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: ▼ -406.34%
• Current HPI: 524.7664
• Rent YoY: ▲ 0.43%
• 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

+1237.5% since first listed

17 events — show timeline

• 2026-04-25 Relisted — MARMLS
• 2026-04-14 Pending — MARMLS
• 2026-02-11 Relisted — MARMLS
• 2026-02-10 Price Changed $535,000 MARMLS
• 2026-02-10 Listed $558,000 MARMLS
• 2021-10-19 Sold (Public Records) $352,000 Public Records
• 2021-10-12 Sold (MLS) $352,000 MARMLS
• 2021-08-18 Contingent — MARMLS
• 2021-07-14 Listed $362,000 MARMLS
• 2019-02-14 Sold (Public Records) $255,000 Public Records
• 2019-02-01 Sold (MLS) $255,000 Beaches MLS
• 2018-10-17 Listed $269,000 Beaches MLS
• 2013-09-06 Sold (Public Records) $140,000 Public Records
• 2013-08-30 Sold (MLS) $140,000 MARMLS
• 2013-07-05 Price Changed $140,000 MARMLS
• 1997-12-23 Sold (Public Records) $70,100 Public Records
• 1992-08-14 Sold (Public Records) $40,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $8,850 · +5.8% YoY. Source: county tax records.