1451 N 12th Ct Unit 8a · Hollywood, FL 33019

$109,900

1 bd · 1.0 ba · 650 sqft · Condo public records · 37 Days on market

Built 1969 $213/mo HOA · 12% 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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sunny, Spectacular 55+ Condo w/ Prime Location for the Ultimate FL Lifestyle! Convenient Ground Floor 1-Bedroom Residence Offers Comfort & Privacy. Freshly Painted & Move-In Ready. PREPAID Maintenance & Pool Fees for 2026! Walk/Bike to World-Renowned Hollywood Beach. White Tile Floors Throughout. Eat-In Kitchen w/ White Cabinets and Passthrough Window to Dining Room. Spacious Living Area & Bedroom. Glass Shower Doors in Updated Bath. Extra Storage in Laundry Room (w/ Brand-New Washers & Dryers) on Same Level (1 laundry rm. per floor). 1 assigned spot + guest parking. Relax w/ Friends & Family on Front Patio w/ New Seating or at Resort-Style Pool ir Head t

Key facts

• White tile floors
• Updated bath
• Eat in kitchen

Tags

• GROUND FLOOR RESIDENCE
• FRESHLY PAINTED
• MOVE IN READY
• WHITE TILE FLOORS
• EAT IN KITCHEN
• UPDATED BATH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Dania Elementary School (math 37% / reading 52%, grade F, #1,288 of 2,144 statewide, top 62%, 414 students, 76% FRL); Olsen Middle School (math 18% / reading 24%, grade F, #555 of 571 statewide, top 97%, 633 students, 73% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL) — zoned schools average 69% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 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 (+2.9%/yr); 828 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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 + 2.9% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $110k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1969 — 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 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. 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: 1.61% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.92% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $987
• Equity at exit: $16,386

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $25,324
• Equity at exit: $9,502

Cash invested: $30,772 (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 33019

• Rents YoY: 2.9%
• Active inventory: 828
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$576
• Tax from tax record: −$270 /mo · $3,241/yr
• Insurance: −$46
• HOA: −$213
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $294

Break-even live

Break-even rent $1,399

Max offer price $109,900

Occupancy floor 78%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1455 N 12th Ct Unit 6B Hollywood, FL	1.0	1.0	580	$1,395	$2.41	11d	1	0.03mi
1551 N 12th Ct Unit 10B Hollywood, FL	1.0	1.0	620	$1,500	$2.42	15d	1	0.08mi
1301 N 12th Ct Unit 12A Hollywood, FL	1.0	1.0	450	$1,475	$3.28	24d	1	0.12mi
1301 N 12th Ct Hollywood, FL	1.0	1.0	465	$1,588	$3.41	12d	2	0.13mi
1425 Arthur St Unit 414B Hollywood, FL	1.0	1.5	597	$1,750	$2.93	18d	1	0.36mi
1520 McKinley St Unit 107E Hollywood, FL	1.0	1.5	665	$1,700	$2.56	17d	1	0.41mi
1560 McKinley St Unit 115w Hollywood, FL	1.0	1.5	665	$1,500	$2.26	3d	1	0.48mi
1533 Cleveland St Hollywood, FL	1.0	1.0	512	$1,200	$2.34	24d	1	0.50mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	24d	1	0.68mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	18d	1	0.68mi
1610 Liberty St Unit 7 Hollywood, FL	1.0	1.0	750	$1,525	$2.03	24d	1	0.70mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	2d	1	0.70mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	15d	1	0.70mi
311 E Sheridan St Dania, FL	1.0–2.0	1.0–2.0	861	$2,097	$2.44	3d	6	0.79mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	17d	1	0.80mi
1816 Taft St Unit 8 Hollywood, FL	1.0	1.0	500	$1,399	$2.80	3d	1	0.80mi
1723 Liberty St Unit 7 Hollywood, FL	1.0	1.0	600	$1,400	$2.33	2d	1	0.81mi
1723 Liberty St Unit 7 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.81mi
1723 Liberty St Unit 5 Hollywood, FL	1.0	1.0	650	$1,500	$2.31	11d	1	0.81mi
1723 Liberty St Unit 5 Hollywood, FL	1.0	1.0	650	$1,500	$2.31	5d	1	0.81mi
1723 Liberty St #6 Hollywood, FL	—	1.0	500	$1,200	$2.40	5d	1	0.81mi
1723 Liberty St #6 Hollywood, FL	—	1.0	500	$1,200	$2.40	11d	1	0.81mi
1727 Liberty St Hollywood, FL	1.0–2.0	1.0	285	$1,575	$5.52	5d	3	0.83mi
1727 Liberty St Hollywood, FL	1.0–2.0	1.0	570	$1,599	$2.81	22d	2	0.83mi
1155 SE 7th Ave Dania Beach, FL	1.0–2.0	1.0–2.0	882	$1,838	$2.08	1d	31	0.83mi
1450 SE 3rd Ave #202 Dania, FL	1.0	1.0	700	$2,000	$2.86	3d	1	0.85mi
1341 SE 3rd Ave Dania, FL	1.0	1.0	700	$1,975	$2.82	3d	2	0.86mi
336 Arthur St Unit 1503955P Hollywood, FL	1.0	1.0	527	$5,010	$9.51	22d	1	0.93mi
2342 N Federal Hwy Unit 9 Hollywood, FL	—	1.0	440	$1,250	$2.84	4d	1	0.93mi
2342 N Federal Hwy Hollywood, FL	—	1.0	440	$1,250	$2.84	5d	1	0.93mi
1927 Cleveland St Unit 1542853P Hollywood, FL	—	1.0	570	$2,722	$4.78	3d	1	0.95mi
2118 N 19th Ave Unit 1-4 Hollywood, FL	2.0	1.0	650	$1,690	$2.60	3d	1	0.97mi
1826 Sherman St #16 Hollywood, FL	1.0	1.0	524	$1,550	$2.96	24d	1	0.98mi
1826 Sherman St Unit 11 Hollywood, FL	1.0	1.0	524	$1,400	$2.67	24d	1	0.98mi
1826 Sherman St Unit 9 Hollywood, FL	1.0	1.0	524	$1,350	$2.58	20d	1	0.98mi
1826 Sherman St Unit 15 Hollywood, FL	1.0	1.0	524	$1,350	$2.58	24d	1	0.98mi
326 Wilson St Hollywood, FL	1.0	1.0	480	$1,900	$3.96	11d	2	0.98mi
326 Wilson St Hollywood, FL	1.0	1.0	480	$1,888	$3.93	11d	2	0.98mi
1916 Coolidge St Unit 1 Hollywood, FL	—	1.0	550	$1,250	$2.27	24d	1	0.98mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	7d	1	0.99mi

HOA detail condo

• Monthly dues: $213 · $2,556/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-04-22
   status Pending
2. 2026-03-30
   price $109,900
3. 2026-02-02
   listed $129,500 Active
4. 1995-02-02
   soldstatus $42,000
5. 1991-11-13
   soldstatus $34,500

ⓘ 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: $3,241 · $270/mo
• Projected year-2 tax: $3,241 · $270/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,248
• − Mortgage interest: −$6,156
• − Property taxes: −$3,241
• − Insurance: −$550
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$2,556
• − Depreciation: −$3,197
• Taxable income: $2,148
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $3,007/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): 14,293
• Household income: $96,497
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 563.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 25% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 6% Salvadoran 2%
• Common ancestry: Scotch-Irish 7% Romanian 4% Lithuanian 4%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 53% English-only · Spanish 30% Russian/Polish/Slavic 6% Other Indo-European 4%

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: ▼ -434.82%
• Current HPI: 307.2922
• Rent YoY: ▲ 2.92%
• 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

+218.6% since first listed

5 events — show timeline

• 2026-04-22 Pending — Beaches MLS
• 2026-03-30 Price Changed $109,900 Beaches MLS
• 2026-02-02 Listed $129,500 Beaches MLS
• 1995-02-02 Sold (Public Records) $42,000 Public Records
• 1991-11-13 Sold (Public Records) $34,500 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,241 · +9.4% YoY. Source: county tax records.