5300 Washington St Unit S111 · Hollywood, FL 33021

$118,500

2 bd · 2.0 ba · 968 sqft · Condo · 146 Days on market

Built 1973 $598/mo HOA · 29% of rent ↓ 5% since listing

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Why this score? — see what drove the C+ 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 +22.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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

CORNER UNIT IN A 55+ GATED COMMUNITY, 2/2 WITH GARDEN VIEW, CENTRAL A/C, TILE AND CARPET FLOORS, CLOSE TO SHOPPING, MAJOR HIGHWAYS, HOSPITALS AND RESTAURANTS. COMMUNITY POOL, CLUB HOUSE AND GYM. OWNER FINANCING AVAILABLE WITH 30% DOWN.

Key facts

• Gated community
• Tile floors
• Community pool

Tags

• CORNER UNIT
• GATED COMMUNITY
• CENTRAL A/C
• TILE FLOORS
• COMMUNITY POOL
• CLUB HOUSE

Property features AI

Finance

• Other: Association pool; Senior community
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities: clubhouse, pool, shuffleboard court, elevator(s), laundry; Association covers: common areas, insurance, internet, laundry, structural maintenance, parking, pools, recreation facilities, reserve fund, roof, sewer, trash, water

Exterior

• Parking: Guest parking; One assigned space
• Security: Key card entry; Phone entry
• Utilities: Association-maintained water and sewer; Electric service
• Home design: Attached property; 3 stories; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Screened porch

Interior

• Kitchen: Refrigerator; Garbage disposal; Electric water heater
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: First-floor entry; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $118k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); 529 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $819 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.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.72% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 4.8

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-7,702
• Equity at exit: $17,669

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $5,878
• Equity at exit: $10,246

Cash invested: $33,180 (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: 529
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$621
• Tax est. 1.5%: −$148 /mo · $1,778/yr
• Insurance: −$49
• HOA: −$598
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $193

Break-even live

Break-even rent $1,794

Max offer price $118,500

Occupancy floor 86%

Sensitivity live

Price	-10% $275	-5% $234	+0% $193	+5% $152	+10% $111
Rent	-10% $32	-5% $113	+0% $193	+5% $274	+10% $354
Rate	-1.0pp $253	-0.5pp $223	base $193	+0.5pp $162	+1.0pp $131

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: $29,625
• Closing costs: $3,555
• 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	5d	3	0.09mi
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$2,095	$2.10	4d	18	0.15mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	4d	1	0.21mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	17d	1	0.21mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	13d	1	0.21mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	8d	1	0.21mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	25d	1	0.23mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	8d	1	0.24mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	19d	1	0.25mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	25d	1	0.26mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	8d	3	0.32mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	13d	3	0.32mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	15d	2	0.38mi
5805 Washington St #14 Hollywood, FL	2.0	2.0	884	$1,900	$2.15	21d	1	0.41mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	25d	2	0.41mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,625	$2.50	11d	1	0.44mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	6d	1	0.44mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.45mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	25d	1	0.45mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	25d	1	0.45mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,650	$2.54	8d	1	0.45mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	6d	1	0.49mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	25d	1	0.49mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.50mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.50mi
5740 Mayo St #4 Hollywood, FL	2.0	1.0	550	$1,895	$3.45	25d	1	0.52mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	21d	1	0.53mi
224 S 57th Ave Unit 1-3 Hollywood, FL	1.0	1.0	900	$1,550	$1.72	8d	1	0.54mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	25d	1	0.54mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	4d	1	0.54mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,667	$1.74	25d	1	0.54mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	17d	1	0.54mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$2,000	$2.75	19d	2	0.54mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	3d	1	0.56mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	4d	1	0.56mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	3d	1	0.59mi
5141 Hollywood Blvd Apt 206 Hollywood, FL	1.0	1.0	700	$1,825	$2.61	3d	1	0.60mi
4933 Hollywood Blvd Unit 5141-209 Hollywood, FL	2.0	1.0	900	$2,200	$2.44	25d	1	0.61mi
4933 Hollywood Blvd Unit 5141-206 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	25d	1	0.61mi
4933 Hollywood Blvd Unit 5420-202 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	22d	1	0.61mi

HOA detail condo

• Monthly dues: $598 · $7,176/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $118,500 Active 146 DOM
2. 2026-06-17
   days on market $118,500 Active 145 DOM
3. 2026-06-16
   days on market $118,500 Active 144 DOM
4. 2026-06-15
   price $118,500 Active 143 DOM
5. 2026-06-15
   days on market $123,900 Active 143 DOM
6. 2026-06-13
   days on market $123,900 Active 141 DOM
7. 2026-06-09
   days on market $123,900 Active 137 DOM
8. 2026-06-07
   days on market $123,900 Active 135 DOM
9. 2026-06-04
   days on market $123,900 Active 132 DOM
10. 2026-06-03
    days on market $123,900 Active 131 DOM
11. 2026-06-02
    days on market $123,900 Active 130 DOM
12. 2026-06-01
    days on market $123,900 Active 129 DOM
13. 2026-05-31
    days on market $123,900 Active 128 DOM
14. 2026-04-01
    price $123,900
15. 2026-01-23
    listed $129,900 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 7 d/yr ≥105°F today · 26 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: $24,458
• − Mortgage interest: −$6,638
• − Property taxes: −$1,778
• − Insurance: −$592
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − HOA: −$7,176
• − Depreciation: −$3,447
• Taxable income: $913
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $2,099/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

-4.6% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $123,900 MARMLS
• 2026-01-23 Listed $129,900 MARMLS