6101 Garfield St · Hollywood, FL 33024

$1,690,000

48 bd · 48.0 ba · 3,683 sqft · MultiFamily public records · 513 Days on market

Built 1974

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 16 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

This outstanding commercial multifamily investment opportunity in Hollywood, Florida, features a six-unit 4 apartments 1 bed 1 bathroom---2 apartments 2-2 9000 a month rent apartment building with long-term tenants and reliable cash flow. Ideally located near major attractions like the Hard Rock Hotel & Casino and Hollywood Beach Boardwalk, the property offers easy access to I-95 Key features include: Six spacious units, fully occupied with stable tenants Steady rental income and minimal turnover 40 10 years vert done in jan 2025 Significant potential for property value growth, fueled by nearby development projects such as the Hollywood Downtown Revitalization This propert

Key facts

• Easy access to i-95
• Minimal turnover
• Steady rental income

Tags

• SIX UNIT APARTMENT BUILDING
• EASY ACCESS TO I-95
• STEADY RENTAL INCOME
• MINIMAL TURNOVER
• NEARBY DEVELOPMENT PROJECTS
• RAPIDLY DEVELOPING AREA

Property features AI

Finance

• Financial info: Multifamily setup: 6 units; Reported actual rent $8,900 (unit-level data); At least one unit is leased

Exterior

• Parking: 12 total parking spaces; Other parking types (per unit info)
• Utilities: Septic tank sewer; Cable not available
• Home design: 2-story building
• Construction: Block construction; Flat and tile roofing
• Exterior features: Lot between 1/4 and 1/2 acre; Zoned C-MU (commercial/mixed use)

Interior

• Bedrooms: Total of 8 bedrooms across units
• Flooring: Ceramic tile
• Bathrooms: 8 full bathrooms across units
• Heating & cooling: Central heating; Ceiling fans
• Interior features: Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 16 × 3-bed/3.0-bath units multifamily listed at $1.69M.

Deal economics

• At list price, monthly cash flow is $23k ($280k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($44k rent vs $1.69M).
• Recommended offer: $1.49M (12.0% below list) — sets the bar for market timing.
• Cap rate 22.9% 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 (+1.0%/yr); 326 active listings in the ZIP; solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $43,735/mo this rent would consume 656% of the median local household income ($80k/yr) (locally 2813% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $12k of loan paydown is wiped out by about $51k 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 + 1.0% rent growth), your $473k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 513 days — a 12% lower offer ($1.49M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $195k; list at $1.69M implies a 767% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $1,487,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 513 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.59% ✓
• Cap rate: 22.86%
• Cash-on-cash: 59.18%
• DSCR: 3.63
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: 55.6%
• Equity multiple: 3.38×
• Total profit: $1,126,906
• Equity at exit: $251,984

10-year hold

• IRR: 59.9%
• Equity multiple: 6.41×
• Total profit: $2,558,044
• Equity at exit: $146,120

Cash invested: $473,200 (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 33024

• Rents YoY: 1.0%
• Active inventory: 326
• Price-to-rent: 51.5×

Monthly cashflow live

• Estimated rent: $43,735 high
• Mortgage (P&I): −$8,863
• Tax from tax record: −$1,648 /mo · $19,781/yr
• Insurance: −$704
• HOA: −$0
• Vacancy / Maint / Mgmt: −$9,184
• Net cashflow: $23,336

Break-even live

Break-even rent $14,196

Max offer price $1,690,000

Occupancy floor 42%

16-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 16× units	3	3	$43,728
Total (16 units)			$43,735

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: $422,500
• Closing costs: $50,700
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $1,690,000 Active 513 DOM
2. 2026-06-17
   days on market $1,690,000 Active 512 DOM
3. 2026-06-16
   days on market $1,690,000 Active 511 DOM
4. 2026-06-15
   days on market $1,690,000 Active 510 DOM
5. 2026-06-13
   days on market $1,690,000 Active 508 DOM
6. 2026-06-09
   days on market $1,690,000 Active 504 DOM
7. 2026-06-07
   days on market $1,690,000 Active 502 DOM
8. 2026-06-04
   days on market $1,690,000 Active 499 DOM
9. 2026-06-03
   days on market $1,690,000 Active 498 DOM
10. 2026-06-02
    days on market $1,690,000 Active 497 DOM
11. 2026-06-01
    days on market $1,690,000 Active 496 DOM
12. 2026-05-31
    days on market $1,690,000 Active 495 DOM
13. 2026-02-23
    price $1,690,000
14. 2026-02-07
    price $1,590,000
15. 2025-02-28
    price $1,690,000
16. 2025-01-21
    listed $1,750,000 Active
17. 2024-09-28
    historical $1,750
18. 2024-09-12
    listed $1,750
19. 2024-07-11
    historical $1,650
20. 2024-06-12
    listed $1,650
21. 1998-01-08
    soldstatus $195,000
22. 1990-12-10
    soldstatus $174,909

ⓘ 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: $19,781 · $1,648/mo
• Projected year-2 tax: $19,781 · $1,648/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 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 · 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: $524,820
• − Mortgage interest: −$94,666
• − Property taxes: −$19,781
• − Insurance: −$8,450
• − Repairs & maintenance: −$41,986
• − Management: −$41,986
• − Depreciation: −$49,164
• Taxable income: $268,788
• Est. tax owed @ 24.0%: −$64,509
• After-tax cash flow: $215,517/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): 76,585
• Household income: $80,061
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 2813.0

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: Hispanic / Latino 52% Two or more races 23% White 22% Black 17% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 13% Dominican 5%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 44% English-only · Spanish 46% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -442.20%
• Current HPI: 464.3405
• Rent YoY: ▲ 1.01%
• 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

+866.2% since first listed

10 events — show timeline

• 2026-02-23 Price Changed $1,690,000 MARMLS
• 2026-02-07 Price Changed $1,590,000 MARMLS
• 2025-02-28 Price Changed $1,690,000 MARMLS
• 2025-01-21 Listed $1,750,000 MARMLS
• 2024-09-28 Rental Removed $1,750 GFLMLS
• 2024-09-12 Listed for Rent $1,750 GFLMLS
• 2024-07-11 Rental Removed $1,650 GFLMLS
• 2024-06-12 Listed for Rent $1,650 GFLMLS
• 1998-01-08 Sold (Public Records) $195,000 Public Records
• 1990-12-10 Sold (Public Records) $174,909 Public Records

Property tax history

+9.8%/yr

Latest (2025): $19,781 · +22.5% YoY. Source: county tax records.