5300 Washington St Unit W414 · Hollywood, FL 33021

$139,900

2 bd · 2.0 ba · 945 sqft · Condo · 102 Days on market

Built 1973 $554/mo HOA · 27% of rent

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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 +16.5/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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 MLS

FULLY FURNISHED. TILED THROUGHOUT. NEW A/C UNIT. ENJOY THE VIEW OF THE POOL , GARDEN AND PARK AREA FROM THE SCREENED AND TILED PATIO. MANY SOCIAL ACTIVITIES TO ENJOY. ASSOCIATION REQUIRES 20% DOWN AND 1 YEARS MAINTENANCE PAID IN ADVANCE.

Key facts

• Private porch
• Upgraded kitchen
• New appliances

Tags

• MANICURED LAWN
• PRIVATE PORCH
• UPGRADED KITCHEN
• BREAKFAST BAR
• NEW APPLIANCES
• CERAMIC TILE

Property features AI

Finance

• Other: Senior community
• HOA & community: Monthly HOA: $554; Association amenities include pool, fitness center, clubhouse, billiard room, shuffleboard court, picnic area, library, storage, kitchen facilities, courtesy bus, maintenance; HOA covers water, sewer, trash, grounds & structure maintenance, elevator, pest control, pool service, reserve funds, legal/accounting, recreation facility

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detectors; Security fence; Entry phone/intercom; Grillwork
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Sewer available
• Home design: Condominium; Resale, updated/remodeled; 5-story building; Building name: W
• Construction: CBS construction
• Exterior features: Screened porch; Porch; Fenced

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Custom mirrors; Drapes with rods
• Laundry & utility: Electric water heater; Owned water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $81 ($975/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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); Apollo Middle School (math 35% / reading 47%, grade F, #353 of 571 statewide, top 63%, 1,168 students, 71% FRL); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 74% FRL vs 51% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 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 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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 102 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago 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 $56k; list at $140k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.45% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 5.7

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-18,320
• Equity at exit: $20,860

10-year hold

• IRR: -5.1%
• Equity multiple: 0.68×
• Total profit: $-12,634
• Equity at exit: $12,096

Cash invested: $39,172 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$554
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $81

Break-even live

Break-even rent $1,925

Max offer price $139,900

Occupancy floor 91%

Sensitivity live

Price	-10% $178	-5% $130	+0% $81	+5% $33	+10% $-15
Rent	-10% $-79	-5% $1	+0% $81	+5% $161	+10% $241
Rate	-1.0pp $152	-0.5pp $117	base $81	+0.5pp $45	+1.0pp $8

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: $34,975
• Closing costs: $4,197
• 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
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$2,095	$2.10	4d	18	0.16mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	25d	1	0.22mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	13d	1	0.23mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	4d	1	0.23mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	17d	1	0.23mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	8d	1	0.24mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	8d	1	0.26mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	19d	1	0.26mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	25d	1	0.28mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	13d	3	0.33mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	8d	3	0.33mi
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	0.42mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	25d	2	0.43mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,625	$2.50	11d	1	0.46mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	6d	1	0.46mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.46mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	25d	1	0.46mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	25d	1	0.47mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,650	$2.54	8d	1	0.47mi
5740 Mayo St #4 Hollywood, FL	2.0	1.0	550	$1,895	$3.45	25d	1	0.48mi
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
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	6d	1	0.51mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	25d	1	0.51mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	4d	1	0.54mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	25d	1	0.54mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	21d	1	0.54mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.57mi
224 S 57th Ave Unit 1-3 Hollywood, FL	1.0	1.0	900	$1,550	$1.72	8d	1	0.59mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,667	$1.74	25d	1	0.61mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	17d	1	0.61mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$2,000	$2.75	20d	2	0.61mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	3d	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	25d	1	0.66mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	3d	1	0.66mi
5141 Hollywood Blvd Apt 206 Hollywood, FL	1.0	1.0	700	$1,825	$2.61	3d	1	0.67mi
4933 Hollywood Blvd Unit 5450-209 Hollywood, FL	2.0	1.5	950	$2,250	$2.37	25d	1	0.68mi

HOA detail condo

• Monthly dues: $554 · $6,648/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $139,900 Active 102 DOM
2. 2026-06-18
   days on market $139,900 Active 99 DOM
3. 2026-06-17
   days on market $139,900 Active 98 DOM
4. 2026-06-16
   days on market $139,900 Active 97 DOM
5. 2026-06-15
   days on market $139,900 Active 96 DOM
6. 2026-06-13
   days on market $139,900 Active 94 DOM
7. 2026-06-09
   days on market $139,900 Active 90 DOM
8. 2026-06-07
   days on market $139,900 Active 88 DOM
9. 2026-06-04
   days on market $139,900 Active 85 DOM
10. 2026-06-03
    days on market $139,900 Active 84 DOM
11. 2026-06-02
    days on market $139,900 Active 83 DOM
12. 2026-06-01
    days on market $139,900 Active 82 DOM
13. 2026-05-31
    days on market $139,900 Active 81 DOM
14. 2026-02-23
    listed $139,900 Active
15. 2013-03-15
    soldstatus $56,000 237-char remark

    Show marketing remark (237 chars)

    FULLY FURNISHED. TILED THROUGHOUT. NEW A/C UNIT. ENJOY THE VIEW OF THE POOL , GARDEN AND PARK AREA FROM THE SCREENED AND TILED PATIO. MANY SOCIAL ACTIVITIES TO ENJOY. ASSOCIATION REQUIRES 20% DOWN AND 1 YEARS MAINTENANCE PAID IN ADVANCE.

16. 2012-12-28
    historical 237-char remark

    Show marketing remark (237 chars)

    FULLY FURNISHED. TILED THROUGHOUT. NEW A/C UNIT. ENJOY THE VIEW OF THE POOL , GARDEN AND PARK AREA FROM THE SCREENED AND TILED PATIO. MANY SOCIAL ACTIVITIES TO ENJOY. ASSOCIATION REQUIRES 20% DOWN AND 1 YEARS MAINTENANCE PAID IN ADVANCE.

17. 2012-09-21
    listed $59,900 237-char remark

    Show marketing remark (237 chars)

    FULLY FURNISHED. TILED THROUGHOUT. NEW A/C UNIT. ENJOY THE VIEW OF THE POOL , GARDEN AND PARK AREA FROM THE SCREENED AND TILED PATIO. MANY SOCIAL ACTIVITIES TO ENJOY. ASSOCIATION REQUIRES 20% DOWN AND 1 YEARS MAINTENANCE PAID IN ADVANCE.

18. 2005-03-31
    soldstatus $102,000 180-char remark

    Show marketing remark (180 chars)

    LARGER FURNISED WELL MANTAINED CONDO. TILED THROUGHOUT EXCEPT ONE BEDROOM. PLENTY OF SOCIAL ACTIVITIES, 55 ASSOCIATION REQUIRES 20% DOWN & ONE YEARS MAINTENACE PAID IN ADVANCE.

19. 2005-03-11
    historical 180-char remark

    Show marketing remark (180 chars)

    LARGER FURNISED WELL MANTAINED CONDO. TILED THROUGHOUT EXCEPT ONE BEDROOM. PLENTY OF SOCIAL ACTIVITIES, 55 ASSOCIATION REQUIRES 20% DOWN & ONE YEARS MAINTENACE PAID IN ADVANCE.

20. 2005-02-01
    listed $109,900 180-char remark

    Show marketing remark (180 chars)

    LARGER FURNISED WELL MANTAINED CONDO. TILED THROUGHOUT EXCEPT ONE BEDROOM. PLENTY OF SOCIAL ACTIVITIES, 55 ASSOCIATION REQUIRES 20% DOWN & ONE YEARS MAINTENACE PAID IN ADVANCE.

ⓘ 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: $24,335
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − HOA: −$6,648
• − Depreciation: −$4,070
• Taxable loss: −$911
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $1,194/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

+27.3% since first listed

7 events — show timeline

• 2026-02-23 Listed $139,900 Beaches MLS
• 2013-03-15 Sold (MLS) $56,000 Beaches MLS
• 2012-12-28 Listing Removed — Beaches MLS
• 2012-09-21 Listed $59,900 Beaches MLS
• 2005-03-31 Sold (MLS) $102,000 Beaches MLS
• 2005-03-11 Listing Removed — Beaches MLS
• 2005-02-01 Listed $109,900 Beaches MLS