4001 Hillcrest Dr #812 · Hollywood, FL 33021

$134,900

2 bd · 2.0 ba · 1,296 sqft · Condo public records · 41 Days on market

Built 1979 $659/mo HOA · 22% of rent

---

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
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious, bright, and perfectly located! This 1,132 SF condo in the heart of Hollywood offers a rare combination of size and convenience. Located in a sought-after 55+ community, unit 812 features a generous open floor plan, a custom built-in bar, and two oversized bedrooms. Enjoy morning coffee on your private, oversized balcony with serene views. Building amenities offer a vibrant, active lifestyle just minutes from world-class dining, Gulfstream Park, and the beach. Move-in ready or bring your designer touch to build instant equity in a prime Florida location.

Key facts

• Open floor plan
• Custom built-in bar
• Building amenities

Tags

• CUSTOM BUILT-IN BAR
• PRIVATE OVERSIZED BALCONY
• BUILDING AMENITIES
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with size limit up to 20 lbs
• HOA & community: Monthly association fee; Association amenities include clubhouse, pool, storage, trails, and elevators; Association fee covers common areas, cable TV, hot water, internet, grounds maintenance, sewer, trash, and water

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Closed-circuit cameras; Fire alarm; Key card entry; Secured lobby; Fire sprinkler system; Smoke detectors
• Utilities: Water service included in association fee; Sewer service included in association fee; Electric service; Cable and internet included in association fee
• Home design: Condominium / Attached property; 12-story building; Entry located on level 8 / entry level 8
• Construction: Block construction; Resale property
• Exterior features: Courtyard; Porch; Open porch

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Bedroom on main level; Closet cabinetry; Pantry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 rising (+2.4%/yr); 538 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,002/mo this rent would consume 51% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($131k) 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 $72k; list at $135k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; flood insurance adds $152/mo; HOA is 22% 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 $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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: 2.23% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.58%
• DSCR: 1.83
• GRM: 3.7

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $4,592
• Equity at exit: $20,114

10-year hold

• IRR: 12.1%
• Equity multiple: 1.93×
• Total profit: $34,999
• Equity at exit: $11,664

Cash invested: $37,772 (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: 3.7×

Monthly cashflow live

• Estimated rent: $3,002 high
• Mortgage (P&I): −$707
• Tax from tax record: −$364 /mo · $4,371/yr
• Insurance: −$56
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$659
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $433

Break-even live

Break-even rent $2,454

Max offer price $134,900

Occupancy floor 81%

Sensitivity live

Price	-10% $509	-5% $471	+0% $433	+5% $395	+10% $356
Rent	-10% $196	-5% $314	+0% $433	+5% $551	+10% $670
Rate	-1.0pp $501	-0.5pp $467	base $433	+0.5pp $398	+1.0pp $362

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: $33,725
• Closing costs: $4,047
• 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
4200 Hillcrest Dr #503 Hollywood, FL	2.0	2.0	1132	$2,300	$2.03	25d	1	0.13mi
839 S Highland Dr Hollywood, FL	2.0	2.0	1748	$2,500	$1.43	9d	1	0.27mi
839 S Highland Dr Hollywood, FL	2.0	2.0	1748	$3,000	$1.72	25d	1	0.27mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.31mi
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	9d	1	0.35mi
632 S Crescent Dr Hollywood, FL	3.0	2.0	1744	$6,500	$3.73	25d	1	0.35mi
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,715	$2.42	0d	25	0.38mi
555 S Luna Ct Hollywood, FL	2.0	2.0	1036	$2,120	$2.05	6d	2	0.44mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$2,353	$2.36	0d	23	0.45mi
400 S Luna Ct #2 Hollywood, FL	2.0	1.0	960	$2,300	$2.40	25d	1	0.48mi
3624 Jackson St Unit 21 Hollywood, FL	2.0	2.0	1100	$1,900	$1.73	4d	1	0.49mi
570 S Park Rd Unit 13-6 Hollywood, FL	2.0	2.0	1060	$2,400	$2.26	25d	1	0.50mi
530 S Park Rd Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	20d	1	0.52mi
640 S Park Rd Unit 34-4 Hollywood, FL	2.0	2.0	1060	$2,250	$2.12	25d	1	0.52mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	25d	1	0.52mi
640 S Park Rd Unit 12-4 Hollywood, FL	3.0	2.0	1236	$2,950	$2.39	25d	1	0.52mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,200	$2.08	18d	1	0.52mi
3500 Jackson St Unit 203 Hollywood, FL	2.0	2.0	875	$1,995	$2.28	25d	1	0.53mi
1455 Silk Oak Dr #1455 Hollywood, FL	3.0	2.5	1800	$4,100	$2.28	25d	1	0.55mi
1455 Silk Oak Dr #1455 Hollywood, FL	3.0	2.5	1800	$4,250	$2.36	9d	1	0.55mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	25d	1	0.55mi
3600 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	1055	$2,350	$2.23	0d	5	0.56mi
450 S Park Rd Unit 5-307 Hollywood, FL	3.0	2.0	1084	$2,800	$2.58	25d	1	0.56mi
470 S Park Rd Unit 7-307 Hollywood, FL	3.0	2.0	1084	$3,250	$3.00	25d	1	0.56mi
3501 Jackson St #309 Hollywood, FL	2.0	2.0	1170	$2,500	$2.14	25d	1	0.56mi
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
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	20d	1	0.57mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	9d	1	0.58mi
460 S Park Rd Unit 6-304 Hollywood, FL	2.0	1.0	918	$1,950	$2.12	6d	1	0.58mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	25d	1	0.59mi
3601 Van Buren St Hollywood, FL	2.0	2.0	1107	$2,195	$1.98	0d	2	0.59mi
4810 Eucalyptus Dr #3 Hollywood, FL	3.0	2.5	1421	$3,200	$2.25	22d	1	0.60mi
530 S Park Rd Unit 17-11 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	23d	1	0.60mi
530 S Park Rd Unit 12-11 Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	16d	1	0.60mi
4901 Washington St Hollywood, FL	3.0	3.0	1397	$4,850	$3.47	25d	1	0.60mi
4901 Washington St Hollywood, FL	3.0	3.0	1397	$4,850	$3.47	6d	1	0.60mi

HOA detail condo

• Monthly dues: $659 · $7,908/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $134,900 Active 41 DOM
2. 2026-06-18
   days on market $134,900 Active 38 DOM
3. 2026-06-17
   days on market $134,900 Active 37 DOM
4. 2026-06-16
   days on market $134,900 Active 36 DOM
5. 2026-06-15
   days on market $134,900 Active 35 DOM
6. 2026-06-13
   days on market $134,900 Active 33 DOM
7. 2026-06-09
   days on market $134,900 Active 29 DOM
8. 2026-06-08
   days on market $134,900 Active 28 DOM
9. 2026-06-07
   days on market $134,900 Active 27 DOM
10. 2026-06-04
    days on market $134,900 Active 24 DOM
11. 2026-06-03
    days on market $134,900 Active 23 DOM
12. 2026-06-02
    days on market $134,900 Active 22 DOM
13. 2026-06-01
    days on market $134,900 Active 21 DOM
14. 2026-05-31
    days on market $134,900 Active 20 DOM
15. 2026-05-11
    listed $134,900 Active
16. 2026-04-18
    historical
17. 2026-01-09
    price $160,000
18. 2025-10-23
    listed $190,000 Active
19. 2025-10-06
    historical
20. 2025-09-02
    price $190,000
21. 2025-07-10
    listed $200,000 Active
22. 2025-07-06
    historical
23. 2025-04-28
    price $200,000
24. 2025-01-21
    listed $205,000 Active
25. 2012-08-29
    soldstatus $72,000
26. 1989-12-27
    soldstatus $53,000
27. 1979-11-01
    soldstatus $64,000

ⓘ 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: $4,371 · $364/mo
• Projected year-2 tax: $4,371 · $364/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 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: $36,025
• − Mortgage interest: −$7,556
• − Property taxes: −$4,371
• − Insurance: −$2,499
• − Repairs & maintenance: −$2,882
• − Management: −$2,882
• − HOA: −$7,908
• − Depreciation: −$3,924
• Taxable income: $4,002
• Est. tax owed @ 24.0%: −$961
• After-tax cash flow: $4,232/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

+110.8% since first listed

13 events — show timeline

• 2026-05-11 Listed $134,900 MARMLS
• 2026-04-18 Listing Removed — MARMLS
• 2026-01-09 Price Changed $160,000 MARMLS
• 2025-10-23 Listed $190,000 MARMLS
• 2025-10-06 Listing Removed — MARMLS
• 2025-09-02 Price Changed $190,000 MARMLS
• 2025-07-10 Listed $200,000 MARMLS
• 2025-07-06 Listing Removed — MARMLS
• 2025-04-28 Price Changed $200,000 MARMLS
• 2025-01-21 Listed $205,000 MARMLS
• 2012-08-29 Sold (Public Records) $72,000 Public Records
• 1989-12-27 Sold (Public Records) $53,000 Public Records
• 1979-11-01 Sold (Public Records) $64,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $4,371 · +5.8% YoY. Source: county tax records.