4001 Hillcrest Dr Unit 602-4 · Hollywood, FL 33021

$174,900

3 bd · 2.5 ba · 2,200 sqft · Condo · 75 Days on market

Built 1979 Good condition $1304/mo HOA · 32% of rent ↓ 40% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

* * PRICED FOR IMMEDIATE SALE!! * * * 55+, NO RENTING-STRICTLY ENFORCED * * PRICED FOR IMMEDIATE SALE!! OPPORTUNITY KNOCKS! FIX/FLIP OR GUT/LIVE IN, THE OPTIONS ARE ENDLESS. INCREDIBLE HUGE "DOUBLE" APARTMENT, 22OO SQ FT, WITH ENDLESS VIEWS. ORIGINAL CONDITION, OWNER SAYS "SELL NOW"! CONDO DOCS INDICATE 55+ WITH NO RENTING ALLOWED. NO ASSESSMENTS!! RECENT UPDATES INCLUDE A NEW ELEVATOR, A RECENTLY PAINTED WASHER/DRYER IN THE UNIT, AND MORE. PETS ALLOWED WITH PROPER ESA PAPERWORK, 24/7 SECURITY DESK, POOL, LAKE VIEW, JACUZZI AND EXERCISE PATHS, HUGE BEDROOMS, TONS OF CLOSETS, JUST WAITING FOR A REFRESH. THIS IS A BLANK CANVAS FOR YOUR IMAGINATION. AMAZING OPPORTUNITY

Key facts

• 24 7 security desk
• Endless views
• New elevator

Tags

• ENDLESS VIEWS
• NEW ELEVATOR
• WASHER DRYER IN UNIT
• 24 7 SECURITY DESK
• POOL
• LAKE VIEW

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include elevator(s), laundry, barbecue, picnic area, pool, shuffleboard court, spa/hot tub and trash; Association fee covers maintenance of structure, parking, pest control, pools, recreation facilities, reserve fund, roof, sewer, security, trash and water; Senior community

Exterior

• Parking: Assigned parking; Guest parking; Two or more parking spaces
• Security: Security guard; Smoke detector(s)
• Utilities: Water and sewer included in association; Electric service
• Home design: Condominium/apartment in a 9-story building; Unit entry on 6th floor; Property attached; Fixer condition
• Construction: Block construction; Effective year built
• Exterior features: Balcony (open); Association pool (heated); Lakefront waterfront; Has view; Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator
• Bedrooms: Entry level/Unit on 6th floor
• Flooring: Carpet; Ceramic tile; Parquet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Electric cooling; Ceiling fan(s)
• Interior features: Bedroom on main level; Pantry; Walk-in closet(s)
• Laundry & utility: Washer and dryer; Laundry located in common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Market conditions: Rents rising (+2.4%/yr); 538 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $4,052/mo this rent would consume 68% of the median local household income ($71k/yr) (locally 2151% 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 $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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 32% of rent.
• 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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.
9. 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.
10. 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: 2.32% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.86%
• DSCR: 1.75
• GRM: 3.6

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $4,369
• Equity at exit: $26,078

10-year hold

• IRR: 11.3%
• Equity multiple: 1.86×
• Total profit: $41,959
• Equity at exit: $15,122

Cash invested: $48,972 (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.

Methodology + full state rankings →

ZIP-level market 33021

• Rents YoY: 2.4%
• Active inventory: 538
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $4,052 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$1,304
• Vacancy / Maint / Mgmt: −$851
• Net cashflow: $536

Break-even live

Break-even rent $3,373

Max offer price $174,900

Occupancy floor 82%

Sensitivity live

Price	-10% $657	-5% $597	+0% $536	+5% $476	+10% $415
Rent	-10% $216	-5% $376	+0% $536	+5% $696	+10% $856
Rate	-1.0pp $624	-0.5pp $581	base $536	+0.5pp $491	+1.0pp $445

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3932 Long Leaf Ln #1 Hollywood, FL	3.0	2.5	1675	$3,400	$2.03	25d	1	0.09mi
1101 Banyan Dr Hollywood, FL	3.0	2.0	1768	$4,100	$2.32	25d	1	0.12mi
3917 Mahogany Ln Hollywood, FL	3.0	2.5	1881	$4,200	$2.23	25d	1	0.12mi
4325 Large Leaf Ln Hollywood, FL	3.0	2.5	2423	$5,300	$2.19	25d	1	0.21mi
839 S Highland Dr Hollywood, FL	2.0	2.0	1748	$3,000	$1.72	25d	1	0.27mi
839 S Highland Dr Hollywood, FL	2.0	2.0	1748	$2,500	$1.43	8d	1	0.27mi
4209 Jefferson St Unit 4209 Hollywood, FL	3.0	2.0	1697	$7,200	$4.24	3d	1	0.32mi
632 S Crescent Dr Unit 1533630P Hollywood, FL	3.0	2.0	1743	$7,380	$4.23	8d	1	0.35mi
632 S Crescent Dr Hollywood, FL	3.0	2.0	1744	$6,500	$3.73	25d	1	0.35mi
4334 Ficus St Hollywood, FL	3.0	2.5	1998	$4,250	$2.13	25d	1	0.42mi
4233 Jackson St Hollywood, FL	3.0	2.0	2018	$5,200	$2.58	25d	1	0.51mi
4120 SW 19th St #1 West Park, FL	3.0	2.0	2250	$2,600	$1.16	4d	1	0.53mi
4120 SW 19th St #1 West Park, FL	3.0	2.0	2250	$2,850	$1.27	5d	1	0.53mi
1455 Silk Oak Dr #1455 Hollywood, FL	3.0	2.5	1800	$4,250	$2.36	8d	1	0.55mi
1455 Silk Oak Dr #1455 Hollywood, FL	3.0	2.5	1800	$4,100	$2.28	25d	1	0.55mi
4764 Eucalyptus Dr Hollywood, FL	3.0	2.5	1780	$3,950	$2.22	25d	1	0.56mi
4764 Eucalyptus Dr Hollywood, FL	3.0	2.5	1780	$3,950	$2.22	15d	1	0.56mi
4810 Eucalyptus Dr #3 Hollywood, FL	3.0	2.5	1421	$3,200	$2.25	21d	1	0.60mi
4401 SW 20th St Unit 1-5 West Park, FL	3.0	1.0	2850	$1,799	$0.63	18d	1	0.62mi
4920 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,500	$2.46	13d	1	0.64mi
5035 Eucalyptus Dr Hollywood, FL	3.0	2.5	2035	$5,200	$2.56	25d	1	0.69mi
5040 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,550	$2.50	25d	1	0.71mi
5060 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,400	$2.39	20d	1	0.72mi
5140 Eucalyptus Dr #5 Hollywood, FL	3.0	2.5	1421	$3,600	$2.53	6d	1	0.74mi
1190 Eucalyptus Dr #5 Hollywood, FL	3.0	2.5	1421	$3,300	$2.32	25d	1	0.75mi
1240 Eucalyptus Dr #4 Hollywood, FL	3.0	2.5	1421	$3,100	$2.18	14d	1	0.76mi
1300 Eucalyptus Dr Hollywood, FL	3.0	2.5	1421	$3,400	$2.39	25d	1	0.77mi
1300 Eucalyptus Dr #3 Hollywood, FL	3.0	2.5	1421	$3,300	$2.32	25d	1	0.77mi
4017 SW 24th St Unit 2 West Park, FL	2.0	1.0	2280	$1,750	$0.77	25d	1	0.80mi
4415 Tyler St Unit 4415 Hollywood, FL	2.0	2.0	1636	$3,500	$2.14	8d	1	0.81mi
4415 Tyler St Unit 4415 Hollywood, FL	2.0	2.0	1636	$3,500	$2.14	12d	1	0.81mi
5300 Adams St Unit n/a Hollywood, FL	3.0	2.0	1879	$5,500	$2.93	25d	1	0.87mi
416 N Rainbow Dr Hollywood, FL	4.0	3.0	2830	$7,499	$2.65	6d	1	0.88mi
428 N Crescent Dr Hollywood, FL	4.0	2.0	2393	$5,990	$2.50	18d	1	0.89mi
428 N Crescent Dr Hollywood, FL	4.0	2.0	2215	$5,990	$2.70	13d	1	0.89mi
3810 SW 25th St Unit 1 West Park, FL	2.0	1.0	1826	$2,300	$1.26	25d	1	0.90mi
3140 Calle Largo Dr Hollywood, FL	3.0	3.0	1935	$4,500	$2.33	17d	1	0.93mi
201 Calle Grande Dr Unit 1 Hollywood, FL	2.0	1.0	2439	$2,200	$0.90	16d	1	0.94mi
5416 Jefferson St Hollywood, FL	3.0	2.0	1756	$4,200	$2.39	25d	1	0.96mi
4410 Buchanan St Hollywood, FL	3.0	3.0	2167	$7,499	$3.46	16d	1	1.08mi

HOA detail condo

• Monthly dues: $1,304 · $15,648/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $174,900 Active 75 DOM
2. 2026-06-18
   days on market $174,900 Active 72 DOM
3. 2026-06-17
   days on market $174,900 Active 71 DOM
4. 2026-06-16
   days on market $174,900 Active 70 DOM
5. 2026-06-15
   days on market $174,900 Active 69 DOM
6. 2026-06-13
   days on market $174,900 Active 67 DOM
7. 2026-06-09
   days on market $174,900 Active 63 DOM
8. 2026-06-08
   days on market $174,900 Active 62 DOM
9. 2026-06-08
   status $174,900 Active 61 DOM
10. 2026-06-07
    days on market $174,900 Active Under Contract 61 DOM
11. 2026-06-04
    days on market $174,900 Active Under Contract 58 DOM
12. 2026-06-03
    days on market $174,900 Active Under Contract 57 DOM
13. 2026-06-02
    days on market $174,900 Active Under Contract 56 DOM
14. 2026-06-02
    status $174,900 Active Under Contract 55 DOM
15. 2026-06-01
    days on market $174,900 Active 55 DOM
16. 2026-05-31
    days on market $174,900 Active 54 DOM
17. 2026-04-27
    price $199,000
18. 2026-04-17
    status Active
19. 2026-03-30
    status Pending
20. 2026-03-20
    listed $214,900 Active
21. 2026-03-18
    historical
22. 2026-01-13
    price $255,000
23. 2025-10-14
    price $299,500
24. 2025-09-30
    listed $312,500 Active
25. 2025-08-21
    historical
26. 2025-06-28
    price $320,000
27. 2025-04-30
    listed $330,000 Active

ⓘ 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 6 d/yr ≥105°F today · 22 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: $48,621
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$2,699
• − Repairs & maintenance: −$3,890
• − Management: −$3,890
• − HOA: −$15,648
• − Depreciation: −$5,088
• Taxable income: $4,986
• Est. tax owed @ 24.0%: −$1,197
• After-tax cash flow: $5,237/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

Good 75/100 Cosmetic rehab

This 2200 sq ft condo is in good condition with recent updates, offering endless potential for a fresh look and increased value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Update flooring — Improves aesthetics and functionality
• Both Replace outdated light fixtures — Enhances curb appeal and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Update flooring — Improves aesthetics and functionality ↑
• Both Replace outdated light fixtures — Enhances curb appeal and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-39.7% since first listed

11 events — show timeline

• 2026-04-27 Price Changed $199,000 MARMLS
• 2026-04-17 Relisted — MARMLS
• 2026-03-30 Pending — MARMLS
• 2026-03-20 Listed $214,900 MARMLS
• 2026-03-18 Listing Removed — MARMLS
• 2026-01-13 Price Changed $255,000 MARMLS
• 2025-10-14 Price Changed $299,500 MARMLS
• 2025-09-30 Listed $312,500 MARMLS
• 2025-08-21 Listing Removed — MARMLS
• 2025-06-28 Price Changed $320,000 MARMLS
• 2025-04-30 Listed $330,000 MARMLS