5300 Washington St Unit D309 · Hollywood, FL 33021

$157,000

2 bd · 2.0 ba · 880 sqft · Condo · 24 Days on market

Built 1967 Good condition $595/mo HOA · 30% of rent ↓ 10% since listing

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Why this score? — see what drove the D 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 +9.7/30.0
• 1% rule +7.7/10.0
• 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
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

SELLER MOTIVATED Discover this spectacular remodeled 2-bedroom, 2-bathroom corner condo designed for comfort, style, and an active lifestyle. Filled with natural light, this beautiful residence features modern upgrades, brand-new A/C, impact windows and doors with shutters, and elegant wood laminate flooring throughout. Enjoy one of the best views in the community, perfectly located near the clubhouse, pool, and recreational areas. This gated 55+ community offers an incredible lifestyle with social activities, fitness center, library, special events, and much more. Conveniently located just minutes from Hollywood Beach, major highways, restaurants, casinos, and shopping centers, plus a cou

Key facts

• Gated community
• Fitness center
• Modern upgrades

Tags

• REMODELED CORNER CONDO
• MODERN UPGRADES
• IMPACT WINDOWS AND DOORS
• WOOD LAMINATE FLOORING
• GATED COMMUNITY
• FITNESS CENTER

Property features AI

Finance

• Financial info: Leases considered; Pets: conditional; restrictions may apply
• HOA & community: Monthly association fee of $595; Association amenities: clubhouse, elevators, fitness center, laundry, library, barbecue, picnic area, pool, storage; Association fee includes amenities and insurance; Senior community

Exterior

• Parking: One covered garage space; Guest parking available
• Security: Phone entry system
• Home design: Attached property; Located on the 3rd floor; Four-story building
• Construction: Block construction; Year built unknown
• Exterior features: Security/high-impact doors; Tennis courts; Association pool

Interior

• Flooring: Hardwood or wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Third-floor entry; Elevator access
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $157k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (9.5% below list).
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $142k (9.5% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 540 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% 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 24 days — a 2% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,044 (9.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1967 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.27% ✓
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 6.6

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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-32,806
• Equity at exit: $23,409

10-year hold

• IRR: -17.0%
• Equity multiple: 0.09×
• Total profit: $-40,211
• Equity at exit: $13,574

Cash invested: $43,960 (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: 540
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,355/yr
• Insurance: −$65
• HOA: −$595
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-103

Break-even live

Break-even rent $2,127

Max offer price $142,044

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-49	+0% $-103	+5% $-158	+10% $-212
Rent	-10% $-261	-5% $-182	+0% $-103	+5% $-25	+10% $54
Rate	-1.0pp $-24	-0.5pp $-63	base $-103	+0.5pp $-144	+1.0pp $-185

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,832	$1.87	6d	3	0.02mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,795	$1.83	0d	3	0.02mi
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$2,095	$2.10	0d	17	0.16mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	26d	1	0.22mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	18d	1	0.23mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	14d	1	0.23mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	5d	1	0.23mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	9d	1	0.24mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	9d	1	0.26mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	20d	1	0.26mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	26d	1	0.28mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	0d	4	0.33mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	14d	3	0.33mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	0d	2	0.38mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	16d	2	0.38mi
5805 Washington St #14 Hollywood, FL	2.0	2.0	884	$1,900	$2.15	22d	1	0.42mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	26d	2	0.43mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,625	$2.50	12d	1	0.46mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,575	$2.42	0d	1	0.46mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	26d	1	0.46mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	26d	1	0.46mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,650	$2.54	9d	1	0.47mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	26d	1	0.47mi
5740 Mayo St #4 Hollywood, FL	2.0	1.0	550	$1,895	$3.45	26d	1	0.48mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	26d	1	0.50mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.50mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	7d	1	0.51mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	26d	1	0.51mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	26d	1	0.54mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	5d	1	0.54mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	22d	1	0.54mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.57mi
224 S 57th Ave Unit 1-3 Hollywood, FL	1.0	1.0	900	$1,550	$1.72	9d	1	0.59mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,667	$1.74	26d	1	0.61mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$2,000	$2.75	20d	2	0.61mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	18d	1	0.61mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	4d	1	0.62mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	5d	1	0.62mi
5931 Wiley St Unit 5931 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	26d	1	0.66mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	4d	1	0.66mi

HOA detail condo

• Monthly dues: $595 · $7,140/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $157,000 Active 24 DOM
2. 2026-06-18
   days on market $157,000 Active 21 DOM
3. 2026-06-17
   days on market $157,000 Active 20 DOM
4. 2026-06-16
   days on market $157,000 Active 19 DOM
5. 2026-06-15
   days on market $157,000 Active 18 DOM
6. 2026-06-13
   days on market $157,000 Active 16 DOM
7. 2026-06-09
   days on market $157,000 Active 12 DOM
8. 2026-06-08
   days on market $157,000 Active 11 DOM
9. 2026-06-07
   days on market $157,000 Active 10 DOM
10. 2026-06-04
    days on market $157,000 Active 7 DOM
11. 2026-06-03
    days on market $157,000 Active 6 DOM
12. 2026-06-02
    days on market $157,000 Active 5 DOM
13. 2026-06-01
    days on market $157,000 Active 4 DOM
14. 2026-05-31
    days on market $157,000 Active 3 DOM
15. 2025-09-25
    price $165,000
16. 2024-08-14
    price $180,000
17. 2024-08-14
    price $18,000
18. 2024-06-24
    listed $182,500 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 X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 24 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: $23,949
• − Mortgage interest: −$8,794
• − Property taxes: −$2,355
• − Insurance: −$785
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − HOA: −$7,140
• − Depreciation: −$4,567
• Taxable loss: −$3,525
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $-394/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bathroom corner condo is in good condition with modern upgrades and a great location. A fresh coat of paint and some minor updates could further enhance its value.

Value-add opportunities

• Resale Paint the ceiling — A fresh coat of paint can make a significant difference in the home's appearance
• Rental Replace the ceiling fan — A modern ceiling fan can improve the home's rental appeal
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the ceiling — A fresh coat of paint can make a significant difference in the home's appearance ↑
• Rental Replace the ceiling fan — A modern ceiling fan can improve the home's rental appeal ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to buyers and renters ↑

ⓘ 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

-9.6% since first listed

4 events — show timeline

• 2025-09-25 Price Changed $165,000 MARMLS
• 2024-08-14 Price Changed $180,000 MARMLS
• 2024-08-14 Price Changed $18,000 MARMLS
• 2024-06-24 Listed $182,500 MARMLS