3850 Washington St #1115 · Hollywood, FL 33021

$159,500

1 bd · 2.0 ba · 994 sqft · Condo public records · 8 Days on market

Built 1980 $548/mo HOA · 28% 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 +9.9/30.0
• 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 +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 55+ condo with captivating East Hollywood view! Fully renovated 1-bed, 1.5-bath unit. Features include new impact windows, tile flooring, walk-in closet, and ample storage. Enjoy a brand-new kitchen with wooden cabinets, quartz countertops, and stainless steel appliances. Central AC unit is just a year old. Community offers 24/7 security and is close to entertainment options like the Hard Rock Hotel & Casino, stunning beaches, and downtown Hollywood. Memorial Hospital is within walking distance. Easy access to I-95, Florida Turnpike, and Ft. Lauderdale Airport. Unparalleled convenience and accessibility await!

Key facts

• Screened in balcony
• Tiled throughout
• $548 HOA

Tags

• WHITE KITCHEN CABINETS
• WHITE QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SCREENED IN BALCONY
• REMOTE CONTROL ZEBRA BLINDS
• TILED THROUGHOUT

Property features AI

Finance

• Financial info: Pets allowed (cats OK)
• HOA & community: Monthly association fee; Association fee covers cable TV, insurance, internet, laundry, grounds maintenance, pest control, pool(s), reserve fund, sewer, security, trash, and water; Community amenities include bike storage, clubhouse, elevator(s), laundry, pool, shuffleboard court, spa/hot tub, storage, trails, and trash service

Exterior

• Parking: One parking space
• Security: Doorman; Closed-circuit cameras; Smoke detectors
• Home design: High-rise building (12 total stories); Entry on level 11; Property attached
• Construction: Block construction; Resale property
• Exterior features: Balcony (screened); Heated pool; Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Walk-in closet(s); Other interior features
• Laundry & utility: Common area laundry

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 $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (11.1% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $142k (11.1% 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $141,808 (11.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• 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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-33,017
• Equity at exit: $23,782

10-year hold

• IRR: -16.7%
• Equity multiple: 0.10×
• Total profit: $-40,175
• Equity at exit: $13,791

Cash invested: $44,660 (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: $1,972 high
• Mortgage (P&I): −$836
• Tax from tax record: −$207 /mo · $2,483/yr
• Insurance: −$66
• HOA: −$548
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-100

Break-even live

Break-even rent $2,098

Max offer price $141,808

Occupancy floor —

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 S Crescent Dr Unit 106 Hollywood, FL	—	1.0	550	$1,425	$2.59	14d	1	0.31mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	3d	1	0.34mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	24d	1	0.34mi
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,319	$2.07	1d	24	0.34mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	20d	1	0.34mi
555 S Luna Ct Hollywood, FL	2.0	2.0	1036	$2,120	$2.05	5d	2	0.35mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$1,869	$1.87	2d	24	0.36mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.37mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	24d	1	0.37mi
3624 Jackson St Unit 21 Hollywood, FL	2.0	2.0	1100	$1,900	$1.73	3d	1	0.40mi
570 S Park Rd Unit 13-6 Hollywood, FL	2.0	2.0	1060	$2,400	$2.26	24d	1	0.40mi
400 S Luna Ct #2 Hollywood, FL	2.0	1.0	960	$2,300	$2.40	24d	1	0.41mi
315 S Crescent Dr Hollywood, FL	—	1.0	544	$1,425	$2.62	15d	1	0.41mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	24d	1	0.42mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	24d	1	0.42mi
640 S Park Rd Unit 34-4 Hollywood, FL	2.0	2.0	1060	$2,250	$2.12	24d	1	0.43mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	24d	1	0.43mi
530 S Park Rd Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	18d	1	0.43mi
550 S Park Rd Unit 14-8 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	7d	1	0.43mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,200	$2.08	17d	1	0.43mi
530 S Park Rd Hollywood, FL	1.0	1.0	841	$1,800	$2.14	24d	1	0.43mi
3500 Jackson St Unit 203 Hollywood, FL	2.0	2.0	875	$1,995	$2.28	24d	1	0.44mi
620 S Park Rd Unit 31-2 Hollywood, FL	1.0	1.0	841	$1,800	$2.14	24d	1	0.44mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$1,950	$2.32	4d	1	0.47mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$2,100	$2.50	24d	1	0.47mi
470 S Park Rd Unit 7-110 Hollywood, FL	1.0	1.0	659	$1,800	$2.73	24d	1	0.47mi
470 S Park Rd Unit 7-203 Hollywood, FL	2.0	2.0	820	$2,050	$2.50	24d	1	0.47mi
3600 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	1055	$1,950	$1.85	3d	4	0.47mi
3711 Van Buren St #2 Hollywood, FL	1.0	1.0	660	$1,550	$2.35	24d	1	0.49mi
460 S Park Rd Apt 109 Hollywood, FL	2.0	2.0	867	$2,100	$2.42	20d	1	0.49mi
460 S Park Rd Unit 6-304 Hollywood, FL	2.0	1.0	918	$1,950	$2.12	5d	1	0.49mi
460 S Park Rd Unit 6-203 Hollywood, FL	2.0	2.0	820	$2,400	$2.93	5d	1	0.49mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	15d	2	0.50mi
3601 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	941	$1,725	$1.83	3d	3	0.51mi
530 S Park Rd Unit 12-11 Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	15d	1	0.51mi
530 S Park Rd Unit 17-11 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	22d	1	0.51mi
410 S Park Rd Unit 1-204 Hollywood, FL	2.0	1.0	838	$2,100	$2.51	12d	1	0.55mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	7d	3	0.56mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	12d	3	0.56mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	24d	1	0.61mi

HOA detail condo

• Monthly dues: $548 · $6,576/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-05-21
   status Pending
2. 2026-05-13
   listed $159,500 Active
3. 2023-09-18
   soldstatus $199,500
4. 2023-09-14
   soldstatus $198,000 Closed 632-char remark

   Show marketing remark (632 chars)

   Spacious 55+ condo with captivating East Hollywood view! Fully renovated 1-bed, 1.5-bath unit. Features include new impact windows, tile flooring, walk-in closet, and ample storage. Enjoy a brand-new kitchen with wooden cabinets, quartz countertops, and stainless steel appliances. Central AC unit is just a year old. Community offers 24/7 security and is close to entertainment options like the Hard Rock Hotel & Casino, stunning beaches, and downtown Hollywood. Memorial Hospital is within walking distance. Easy access to I-95, Florida Turnpike, and Ft. Lauderdale Airport. Unparalleled convenience and accessibility await!

5. 2023-08-08
   status Pending 632-char remark

   Show marketing remark (632 chars)

   Spacious 55+ condo with captivating East Hollywood view! Fully renovated 1-bed, 1.5-bath unit. Features include new impact windows, tile flooring, walk-in closet, and ample storage. Enjoy a brand-new kitchen with wooden cabinets, quartz countertops, and stainless steel appliances. Central AC unit is just a year old. Community offers 24/7 security and is close to entertainment options like the Hard Rock Hotel & Casino, stunning beaches, and downtown Hollywood. Memorial Hospital is within walking distance. Easy access to I-95, Florida Turnpike, and Ft. Lauderdale Airport. Unparalleled convenience and accessibility await!

6. 2023-06-13
   listed $198,000 Active 632-char remark

   Show marketing remark (632 chars)

   Spacious 55+ condo with captivating East Hollywood view! Fully renovated 1-bed, 1.5-bath unit. Features include new impact windows, tile flooring, walk-in closet, and ample storage. Enjoy a brand-new kitchen with wooden cabinets, quartz countertops, and stainless steel appliances. Central AC unit is just a year old. Community offers 24/7 security and is close to entertainment options like the Hard Rock Hotel & Casino, stunning beaches, and downtown Hollywood. Memorial Hospital is within walking distance. Easy access to I-95, Florida Turnpike, and Ft. Lauderdale Airport. Unparalleled convenience and accessibility await!

7. 2020-04-30
   historical
8. 2020-02-04
   listed $124,900 Active
9. 2019-07-26
   soldstatus $69,000 Sold
10. 2019-06-20
    status Pending
11. 2019-06-13
    price $70,000
12. 2019-05-08
    price $80,000
13. 2019-04-09
    price $85,000
14. 2019-03-11
    listed $94,000 Active
15. 2008-01-15
    soldstatus $90,000
16. 2008-01-08
    soldstatus $90,000
17. 2005-03-30
    soldstatus $108,000
18. 2004-09-08
    soldstatus $66,000
19. 1994-08-17
    soldstatus $31,000
20. 1980-05-01
    soldstatus $56,000

ⓘ 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: $2,483 · $207/mo
• Projected year-2 tax: $2,483 · $207/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: $23,661
• − Mortgage interest: −$8,934
• − Property taxes: −$2,483
• − Insurance: −$798
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − HOA: −$6,576
• − Depreciation: −$4,640
• Taxable loss: −$3,556
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $-348/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

+184.8% since first listed

20 events — show timeline

• 2026-05-21 Pending — MARMLS
• 2026-05-13 Listed $159,500 MARMLS
• 2023-09-18 Sold (Public Records) $199,500 Public Records
• 2023-09-14 Sold (MLS) $198,000 MARMLS
• 2023-08-08 Pending — MARMLS
• 2023-06-13 Listed $198,000 MARMLS
• 2020-04-30 Listing Removed — MARMLS
• 2020-02-04 Listed $124,900 MARMLS
• 2019-07-26 Sold (MLS) $69,000 MARMLS
• 2019-06-20 Pending — MARMLS
• 2019-06-13 Price Changed $70,000 MARMLS
• 2019-05-08 Price Changed $80,000 MARMLS
• 2019-04-09 Price Changed $85,000 MARMLS
• 2019-03-11 Listed $94,000 MARMLS
• 2008-01-15 Sold (MLS) $90,000 MARMLS
• 2008-01-08 Sold (Public Records) $90,000 Public Records
• 2005-03-30 Sold (Public Records) $108,000 Public Records
• 2004-09-08 Sold (Public Records) $66,000 Public Records
• 1994-08-17 Sold (Public Records) $31,000 Public Records
• 1980-05-01 Sold (Public Records) $56,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $2,483 · -6.8% YoY. Source: county tax records.