4001 Hillcrest Dr #510 · Hollywood, FL 33021

$183,000

2 bd · 2.0 ba · 1,296 sqft · Condo public records · 68 Days on market

Built 1979 $659/mo HOA · 22% 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 +28.9/30.0
• 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

Established condominium community with strong HOA rules, has 24 hr security with great access to major roads, close to shopping, hospitals etc. Unit is located in close proximity to elevators and laundry room. Desireable location on the 5th floor green area views and pond.

Key facts

• Desireable location
• City views
• 24 hr security

Tags

• 24 HR SECURITY
• STRONG HOA RULES
• CITY VIEWS
• DESIREABLE LOCATION

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Association amenities include pool, security, and maintenance; Monthly HOA fee of $659 covering common areas; Has association; Senior community

Exterior

• Parking: Assigned parking on asphalt; 1 open parking space total
• Security: Community security
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water connected
• Home design: Condominium; 12-story building; Resale condition; Faces east
• Construction: Block/CBS construction; Built-Up roof; Slab foundation; Building area approximately 1,132 (source: assessor)
• Exterior features: No waterfront; City street and private road frontage

Interior

• Kitchen: Refrigerator; Electric cooktop
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Other
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Furnished; Accessible doors and common area accessibility
• Laundry & utility: Washer/dryer hookup not specified

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $183k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $183k).
• Recommended offer: $172k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Orange Brook Elementary School (math 27% / reading 34%, grade F, #1,862 of 2,144 statewide, top 88%, 679 students, 80% FRL); Mcnicol Middle School (math 25% / reading 31%, grade F, #486 of 571 statewide, top 86%, 643 students, 80% FRL); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 77% FRL vs 51% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 48% district-wide (-22 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• 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 $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 68 days — a 6% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: 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 $172,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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: 1.64% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.49%
• DSCR: 1.64
• GRM: 5.1

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: -0.7%
• Equity multiple: 0.98×
• Total profit: $-1,259
• Equity at exit: $27,286

10-year hold

• IRR: 8.4%
• Equity multiple: 1.62×
• Total profit: $31,781
• Equity at exit: $15,822

Cash invested: $51,240 (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: 5.1×

Monthly cashflow live

• Estimated rent: $3,002 high
• Mortgage (P&I): −$960
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$76
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$659
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $467

Break-even live

Break-even rent $2,411

Max offer price $183,000

Occupancy floor 79%

Sensitivity live

Price	-10% $570	-5% $519	+0% $467	+5% $415	+10% $363
Rent	-10% $230	-5% $348	+0% $467	+5% $585	+10% $704
Rate	-1.0pp $559	-0.5pp $513	base $467	+0.5pp $419	+1.0pp $371

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: $45,750
• Closing costs: $5,490
• 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
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $183,000 Active 68 DOM
2. 2026-06-18
   days on market $183,000 Active 65 DOM
3. 2026-06-17
   days on market $183,000 Active 64 DOM
4. 2026-06-16
   days on market $183,000 Active 63 DOM
5. 2026-06-15
   price $183,000 Active 62 DOM
6. 2026-06-15
   days on market $188,000 Active 62 DOM
7. 2026-06-13
   days on market $188,000 Active 60 DOM
8. 2026-06-09
   days on market $188,000 Active 56 DOM
9. 2026-06-08
   days on market $188,000 Active 55 DOM
10. 2026-06-07
    days on market $188,000 Active 54 DOM
11. 2026-06-04
    days on market $188,000 Active 51 DOM
12. 2026-06-03
    days on market $188,000 Active 50 DOM
13. 2026-06-02
    days on market $188,000 Active 49 DOM
14. 2026-06-01
    days on market $188,000 Active 48 DOM
15. 2026-05-31
    days on market $188,000 Active 47 DOM
16. 2026-05-11
    price $188,000
17. 2026-04-14
    listed $192,000 Active
18. 2005-10-03
    soldstatus $190,000
19. 1999-12-01
    soldstatus $53,000
20. 1989-11-08
    soldstatus $50,000

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$824/yr (+$69/mo · 118.5%)

ⓘ 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: −$10,251
• − Property taxes: −$695
• − Insurance: −$2,740
• − Repairs & maintenance: −$2,882
• − Management: −$2,882
• − HOA: −$7,908
• − Depreciation: −$5,324
• Taxable income: $3,344
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $4,799/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

+276.0% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $188,000 Beaches MLS
• 2026-04-14 Listed $192,000 Beaches MLS
• 2005-10-03 Sold (Public Records) $190,000 Public Records
• 1999-12-01 Sold (Public Records) $53,000 Public Records
• 1989-11-08 Sold (Public Records) $50,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $695 · +3.4% YoY. Source: county tax records.