2312 Van Buren St #5 · Hollywood, FL 33020

$180,000

2 bd · 2.0 ba · 811 sqft · Condo public records · 99 Days on market

Built 1971 $290/mo HOA · 11% of rent

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Spacious and inviting 2-bedroom residence located in a very quiet and well-maintained building. This unit features new hurricane-impact windows and door, along with central air conditioning, providing comfort, energy efficiency, and peace of mind. Enjoy a peaceful living environment with a welcoming atmosphere for residents of all ages, and pets are welcome. Step out through the back door to your private backyard, creating a unique indoor-outdoor lifestyle that feels like a townhouse. The unit offers a functional layout, abundant natural light, and a great sense of privacy. Conveniently situated near shopping, dining, and major roadways, making everyday living easy and accessible. Ideal for

Key facts

• Bright living spaces
• Central a/c
• $290 HOA

Tags

• HURRICANE-IMPACT WINDOWS
• CENTRAL A/C
• STRONG RENTAL POTENTIAL
• PEACEFUL SMALL COMMUNITY
• FUNCTIONAL FLOOR PLAN
• BRIGHT LIVING SPACES

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee ($290) covering cable TV, structure maintenance, parking, sewer, trash and water

Exterior

• Parking: Assigned parking (1 covered space); 1-space carport
• Security: High-impact doors
• Utilities: Cable available
• Home design: Single-story; Attached property; First-floor entry
• Construction: Block construction; Resale property
• Exterior features: Security / high-impact doors

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds; Impact glass windows; First-floor entry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 flat; 589 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2,592/mo this rent would consume 55% 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 $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 99 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $180k implies a 350% gain — meaningful room to come down on a strong offer.

Recommended offer $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.44% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.86%
• DSCR: 1.71
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $6,846
• Equity at exit: $26,839

10-year hold

• IRR: 10.4%
• Equity multiple: 1.71×
• Total profit: $35,625
• Equity at exit: $15,563

Cash invested: $50,400 (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: 589
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,592 high
• Mortgage (P&I): −$944
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$75
• HOA: −$290
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $666

Break-even live

Break-even rent $1,748

Max offer price $180,000

Occupancy floor 69%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	15d	94	0.11mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	2d	14	0.16mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	15d	171	0.36mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,135	$3.80	2d	17	0.52mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	24d	9	0.62mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	2d	35	0.65mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	2d	42	0.66mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	15d	25	0.70mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	8d	1	0.70mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	24d	1	0.70mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	24d	1	0.76mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	15d	1	0.76mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	2d	1	0.76mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	8d	1	0.78mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	24d	1	0.78mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	8d	1	0.81mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	4d	1	0.81mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$2,095	$2.62	24d	1	0.87mi
2910 Pierce St Unit F106 Hollywood, FL	2.0	1.0	850	$1,975	$2.32	2d	1	0.88mi
2910 Pierce St Unit P102 Hollywood, FL	1.0	1.0	700	$1,595	$2.28	24d	1	0.88mi
2847 Fillmore St Hollywood, FL	1.0	1.0	700	$1,600	$2.29	2d	1	0.89mi
2443 Cleveland St Unit 2 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.96mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	1d	1	0.97mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	17d	1	0.97mi
927 N 17th Ave Unit 1258729P Hollywood, FL	1.0	1.0	818	$5,128	$6.27	17d	1	1.01mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,480	$3.46	2d	62	1.02mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	24d	1	1.03mi
2218 Roosevelt St Hollywood, FL	2.0	2.0	882	$2,600	$2.95	24d	1	1.03mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	8d	1	1.04mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	17d	1	1.05mi
2111 Roosevelt St Unit 3 Hollywood, FL	1.0	1.0	600	$1,425	$2.38	24d	1	1.08mi
2242 Taft St Unit N/A Hollywood, FL	2.0	1.0	980	$11,000	$11.22	24d	1	1.09mi
1825 Cleveland St #12 Hollywood, FL	2.0	1.0	857	$2,000	$2.33	12d	1	1.09mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	24d	1	1.13mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	8d	1	1.16mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	17d	1	1.16mi
1816 Roosevelt St Hollywood, FL	2.0	1.0	1010	$2,590	$2.56	8d	1	1.18mi
1947 Taft St Unit 0 Hollywood, FL	2.0	2.0	650	$1,900	$2.92	24d	1	1.18mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	19d	1	1.19mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	24d	1	1.19mi

HOA detail condo

• Monthly dues: $290 · $3,480/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   historical Active Under Contract
3. 2026-04-06
   price $180,000
4. 2026-03-20
   price $190,000
5. 2026-01-21
   listed $195,000 Active
6. 2026-01-17
   historical
7. 2025-12-15
   price $197,500
8. 2025-11-27
   price $198,000
9. 2025-11-13
   listed $199,000 Active
10. 2014-06-02
    soldstatus $40,000
11. 1985-02-01
    soldstatus $30,000
12. 1970-09-01
    soldstatus $18,000

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$626/yr (+$52/mo · 72.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,100
• − Mortgage interest: −$10,083
• − Property taxes: −$868
• − Insurance: −$900
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − HOA: −$3,480
• − Depreciation: −$5,236
• Taxable income: $5,556
• Est. tax owed @ 24.0%: −$1,334
• After-tax cash flow: $6,660/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

+900.0% since first listed

12 events — show timeline

• 2026-05-01 Pending — MARMLS
• 2026-04-28 Contingent — MARMLS
• 2026-04-06 Price Changed $180,000 MARMLS
• 2026-03-20 Price Changed $190,000 MARMLS
• 2026-01-21 Listed $195,000 MARMLS
• 2026-01-17 Listing Removed — MARMLS
• 2025-12-15 Price Changed $197,500 MARMLS
• 2025-11-27 Price Changed $198,000 MARMLS
• 2025-11-13 Listed $199,000 MARMLS
• 2014-06-02 Sold (Public Records) $40,000 Public Records
• 1985-02-01 Sold (Public Records) $30,000 Public Records
• 1970-09-01 Sold (Public Records) $18,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $868 · +4.4% YoY. Source: county tax records.