4200 Hillcrest Dr #408 · Hollywood, FL 33021

$159,900

1 bd · 2.0 ba · 896 sqft · Condo public records · 70 Days on market

Built 1973 $530/mo HOA · 27% of rent

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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 +9.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ALL AGES WELCOME! LEASING PERMITTED AFTER ONE YEAR! Spacious 1/1.5 with beautiful stone floors throughout. Many upgrades. Large master suite with walk-in closet. Newly renovated building with 24/7 security, heated pool, extra storage and miles of private walking paths. Community enjoys a clubhouse with full kitchen and barbeque area. Hillcrest is close to shopping, dining, beaches, Ft. Lauderdale Airport, Hardrock Hotel & Casino, Gulfstream Park & Racing, all major highways and the Famous Hollywood Boardwalk. * Leasing permitted after one year *

Key facts

• Extra storage
• Walk-in closet
• 24/7 security

Tags

• STONE FLOORS
• WALK-IN CLOSET
• NEWLY RENOVATED BUILDING
• 24/7 SECURITY
• HEATED POOL
• EXTRA STORAGE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers cable TV, insurance, laundry, grounds maintenance, pest control, pool(s), reserve fund, sewer, security, trash, and water; Building amenities include bike storage, clubhouse, elevator(s), laundry, pool, storage, trails, and trash service

Exterior

• Parking: One parking space
• Security: Door man; Closed-circuit cameras
• Utilities: Water included in association; Sewer included in association; Electric service; Central cooling and heating
• Home design: Condo/Apartment in a 10-story building; Entry on level 4; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Heated pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Exterior lighting
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (12.1% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.1% 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.
• 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 20d 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 33% 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 70 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $160k implies a 248% 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,580 (12.1% 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. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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.
10. 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.
11. 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: 1.24% ✓
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 6.7

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: -21.9%
• Equity multiple: 0.25×
• Total profit: $-33,665
• Equity at exit: $23,842

10-year hold

• IRR: -17.3%
• Equity multiple: 0.07×
• Total profit: $-41,482
• Equity at exit: $13,825

Cash invested: $44,772 (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 33021

• Rents YoY: 2.4%
• Active inventory: 529
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$839
• Tax from tax record: −$239 /mo · $2,867/yr
• Insurance: −$67
• HOA: −$530
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-109

Break-even live

Break-even rent $2,119

Max offer price $140,580

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-64	+0% $-109	+5% $-155	+10% $-200
Rent	-10% $-266	-5% $-188	+0% $-109	+5% $-31	+10% $47
Rate	-1.0pp $-29	-0.5pp $-69	base $-109	+0.5pp $-151	+1.0pp $-193

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	25d	1	0.31mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	4d	1	0.31mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.36mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.36mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	21d	1	0.37mi
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,319	$2.07	2d	24	0.39mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.43mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	25d	1	0.43mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	15d	2	0.47mi
532 S Crescent Dr Unit 106 Hollywood, FL	—	1.0	550	$1,425	$2.59	14d	1	0.52mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$1,869	$1.87	2d	24	0.54mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	13d	3	0.55mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	8d	3	0.55mi
555 S Luna Ct Hollywood, FL	2.0	2.0	1036	$2,120	$2.05	5d	2	0.56mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	25d	1	0.59mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	25d	1	0.61mi
570 S Park Rd Unit 13-6 Hollywood, FL	2.0	2.0	1060	$2,400	$2.26	25d	1	0.61mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	19d	1	0.61mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	8d	1	0.62mi
400 S Luna Ct #2 Hollywood, FL	2.0	1.0	960	$2,300	$2.40	25d	1	0.62mi
3624 Jackson St Unit 21 Hollywood, FL	2.0	2.0	1100	$1,900	$1.73	3d	1	0.62mi
315 S Crescent Dr Hollywood, FL	—	1.0	544	$1,425	$2.62	16d	1	0.62mi
620 S Park Rd Unit 31-2 Hollywood, FL	1.0	1.0	841	$1,800	$2.14	25d	1	0.63mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,200	$2.08	17d	1	0.63mi
550 S Park Rd Unit 14-8 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	8d	1	0.63mi
530 S Park Rd Hollywood, FL	1.0	1.0	841	$1,800	$2.14	25d	1	0.63mi
530 S Park Rd Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	19d	1	0.63mi
640 S Park Rd Unit 34-4 Hollywood, FL	2.0	2.0	1060	$2,250	$2.12	25d	1	0.63mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	25d	1	0.63mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	13d	1	0.65mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	17d	1	0.65mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	4d	1	0.65mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$1,950	$2.32	5d	1	0.65mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$2,100	$2.50	25d	1	0.65mi
3500 Jackson St Unit 203 Hollywood, FL	2.0	2.0	875	$1,995	$2.28	25d	1	0.65mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	8d	1	0.67mi
470 S Park Rd Unit 7-110 Hollywood, FL	1.0	1.0	659	$1,800	$2.73	25d	1	0.68mi
470 S Park Rd Unit 7-203 Hollywood, FL	2.0	2.0	820	$2,050	$2.50	25d	1	0.68mi
3600 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	1055	$1,950	$1.85	3d	4	0.69mi
460 S Park Rd Apt 109 Hollywood, FL	2.0	2.0	867	$2,100	$2.42	20d	1	0.70mi

HOA detail condo

• Monthly dues: $530 · $6,360/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $159,900 Active 70 DOM
2. 2026-06-17
   days on market $159,900 Active 69 DOM
3. 2026-06-16
   days on market $159,900 Active 68 DOM
4. 2026-06-15
   days on market $159,900 Active 67 DOM
5. 2026-06-13
   days on market $159,900 Active 65 DOM
6. 2026-06-09
   days on market $159,900 Active 61 DOM
7. 2026-06-08
   days on market $159,900 Active 60 DOM
8. 2026-06-07
   days on market $159,900 Active 59 DOM
9. 2026-06-04
   days on market $159,900 Active 56 DOM
10. 2026-06-03
    days on market $159,900 Active 55 DOM
11. 2026-06-02
    days on market $159,900 Active 54 DOM
12. 2026-06-01
    days on market $159,900 Active 53 DOM
13. 2026-05-31
    days on market $159,900 Active 52 DOM
14. 2026-05-16
    price $165,000
15. 2026-04-09
    listed $169,000 Active
16. 2001-10-03
    soldstatus $45,900
17. 1977-05-01
    soldstatus $30,000
18. 1973-12-01
    soldstatus $24,900

ⓘ 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: $2,867 · $239/mo
• Projected year-2 tax: $2,867 · $239/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $23,767
• − Mortgage interest: −$8,957
• − Property taxes: −$2,867
• − Insurance: −$800
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − HOA: −$6,360
• − Depreciation: −$4,652
• Taxable loss: −$3,670
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $-432/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

+562.7% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $165,000 MARMLS
• 2026-04-09 Listed $169,000 MARMLS
• 2001-10-03 Sold (Public Records) $45,900 Public Records
• 1977-05-01 Sold (Public Records) $30,000 Public Records
• 1973-12-01 Sold (Public Records) $24,900 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,867 · +5.1% YoY. Source: county tax records.