2800 N 46th Ave Unit A302 · Hollywood, FL 33021

$224,900

1 bd · 1.5 ba · 1,008 sqft · Condo · 152 Days on market

Built 1980 Good condition Garage $223/sqft · 21% below area Est $284k · 21% under $659/mo HOA · 32% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +4.4/30.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* SELLING AGENT BONUS:$1,000 IF UNDER CONTRACT WITHIN 30 DAYS OF LIST DATE OR $500 WITHIN 31-90 DAYS OF LIST DATE PLUS HOME PROTECT 2YR HOME WARRANTY FOR OWNER OCCUPANTS-SEE ATTACHMENTS. * A HOMESTEPS PROPERTY!SOLD AS-IS. SELLER WILL PAY OWNERS POLICY & ESCRO W PAYABLE NEWHOUSE TITLE(CASHIERS CHECK ONLY)IF BUYER CLOSES WITH SELLER'S CLOSING AGENT. BUYER PAYS DOC STAMPS ON DEED. INSPEC. CAN BE MADE UP TO 10 DAYS AFTER ACCEPTANCE. SPECIAL ADDEN. REQ. -CLICK ATTACHMENTS OR VISIT WEBSITE.

Key facts

• Brand new cabinetry
• Corner unit
• Completely renovated

Tags

• CORNER UNIT
• TWO PRIVATE ENTRANCES
• BRAND NEW CABINETRY
• ELEGANT TILE FLOORING
• SPACIOUS LAYOUT
• COMPLETELY RENOVATED

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-587 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (37.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (8.5% below list).
• Recommended offer: $140k (37.8% below list) — sets the bar for cash-flow.

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: Stirling Elementary School (math 31% / reading 43%, grade F, #1,609 of 2,144 statewide, top 77%, 535 students, 74% FRL); Attucks Middle School (math 35% / reading 46%, grade F, #360 of 571 statewide, top 64%, 738 students, 75% FRL); Hollywood Hills High School (math 14% / reading 31%, grade F, #539 of 667 statewide, top 81%, 1,718 students, 68% FRL) — zoned schools average 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-14 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); 734 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 69d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $7k 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 152 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; list at $225k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,998 (37.8% 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 152 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 3.16%
• Cash-on-cash: -11.18%
• DSCR: 0.50
• GRM: 9.1

CMA / ARV

• ARV (median comp): $283,903
• List price: $224,900
• Delta: -20.78%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2812 N 46th Ave Unit G265	0.08mi	1/1.5	1,008 (0%)	0mo	$190,000	$188	96
733 N 57th Ave	1.44mi	2/2.0 (+1)	1,009 (+0%)	4mo	$400,000	$396	54
5580 SW 32nd Ter	1.21mi	2/2.0 (+1)	1,032 (+2%)	3mo	$245,000	$237	52
3840 Farragut St	0.55mi	2/2.0 (+1)	1,196 (+19%)	3mo	$367,000	$307	40
1512 N 58th Ave	1.14mi	2/1.0 (+1)	888 (-12%)	1mo	$400,000	$450	38
3680 N 56th Ave Unit 805-B	0.93mi	2/1.5 (+1)	884 (-12%)	4mo	$210,000	$238	36
2000 N 58th Ave	0.96mi	2/1.0 (+1)	1,132 (+12%)	2mo	$390,000	$345	36
2874 SW 58th St	1.23mi	2/2.0 (+1)	863 (-14%)	0mo	$180,000	$209	34
5611 SW 32nd Ter	1.18mi	2/2.0 (+1)	1,194 (+18%)	1mo	$300,000	$251	32
3309 Water Oak Dr #1304	0.98mi	2/2.0 (+1)	1,238 (+23%)	3mo	$335,000	$271	30
5631 Branch St	1.07mi	2/1.0 (+1)	768 (-24%)	4mo	$315,000	$410	30
3900 N Hills Dr #414	0.76mi	2/2.0 (+1)	1,200 (+19%)	4mo	$283,750	$236	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -37.4%
• Equity multiple: -0.18×
• Total profit: $-74,592
• Equity at exit: $33,533

10-year hold

• IRR: -59.0%
• Equity multiple: -0.85×
• Total profit: $-116,229
• Equity at exit: $19,445

Cash invested: $62,972 (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 →

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Median asking: $215,000 ($258/sqft)
• Median days on market: 76 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +9.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33021

• Rents YoY: 2.4%
• Active inventory: 734
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$659
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-587

Break-even live

Break-even rent $2,802

Max offer price $139,998

Occupancy floor —

Sensitivity live

Price	-10% $-431	-5% $-509	+0% $-587	+5% $-664	+10% $-742
Rent	-10% $-749	-5% $-668	+0% $-587	+5% $-505	+10% $-424
Rate	-1.0pp $-473	-0.5pp $-530	base $-587	+0.5pp $-645	+1.0pp $-704

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: $56,225
• Closing costs: $6,747
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 N 46th Ave Unit A502 Hollywood, FL	1.0	1.5	1008	$1,800	$1.79	18d	1	0.04mi
3101 Emerald Pointe Dr Hollywood, FL	1.0–2.0	1.0–2.0	832	$1,771	$2.13	0d	17	0.53mi
4060 N Hills Dr Hollywood, FL	2.0	2.0	1108	$2,675	$2.41	11d	2	0.63mi
4040 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	960	$2,100	$2.19	6d	2	0.67mi
4040 N Hills Dr Hollywood, FL	1.0–2.0	1.0–2.0	960	$1,900	$1.98	29d	3	0.67mi
4000 N Hills Dr Hollywood, FL	1.0	1.5–2.0	833	$2,100	$2.52	38d	2	0.72mi
2201 N 57th Ave Hollywood, FL	2.0	2.0	1202	$2,500	$2.08	120d	1	0.76mi
2201 N 57th Ave Hollywood, FL	2.0	2.0	1202	$2,500	$2.08	88d	1	0.76mi
3900 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1016	$2,100	$2.07	77d	2	0.76mi
3900 N Hills Dr Hollywood, FL	2.0	2.0	1137	$2,650	$2.33	7d	2	0.76mi
4000 N Hills Dr #35 Hollywood, FL	1.0	1.5	833	$2,200	$2.64	55d	1	0.79mi
4000 N Hills Dr #30 Hollywood, FL	1.0	1.5	833	$2,000	$2.40	120d	1	0.79mi
3446 Oak Dr Hollywood, FL	2.0	2.0	1206	$2,600	$2.16	94d	1	0.81mi
3640 N 56th Ave #401 Hollywood, FL	2.0	1.0	749	$1,900	$2.54	97d	1	0.81mi
3640 N 56th Ave #412 Hollywood, FL	2.0	1.0	884	$2,200	$2.49	120d	1	0.81mi
3640 N 56th Ave #401 Hollywood, FL	2.0	1.0	749	$1,900	$2.54	116d	1	0.81mi
3800 N Hills Dr #315 Hollywood, FL	2.0	2.0	1242	$3,200	$2.58	60d	1	0.81mi
3800 N Hills Dr Hollywood, FL	1.0	2.0	1021	$2,300	$2.25	45d	1	0.81mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$1,900	$1.78	110d	4	0.81mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$2,200	$2.06	88d	3	0.81mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$2,350	$2.20	100d	3	0.81mi
3800 N Hills Dr Hollywood, FL	1.0–2.0	1.5–2.0	1068	$1,950	$1.82	69d	2	0.81mi
3630 N 56th Ave #308 Hollywood, FL	2.0	1.0	884	$2,100	$2.38	62d	1	0.83mi
3600 N 56th Ave #115 Hollywood, FL	2.0	1.0	749	$1,960	$2.62	67d	1	0.86mi
3660 N 56th Ave #611 Hollywood, FL	2.0	1.0	749	$1,900	$2.54	11d	1	0.86mi
3660 N 56th Ave #601 Hollywood, FL	2.0	1.0	749	$1,950	$2.60	81d	1	0.86mi
3610 N 56th Ave #205 Hollywood, FL	2.0	1.0	884	$2,100	$2.38	106d	1	0.86mi
3610 N 56th Ave #226 Hollywood, FL	2.0	1.0	749	$2,100	$2.80	2d	1	0.86mi
3610 N 56th Ave Hollywood, FL	1.0–2.0	1.0	737	$1,595	$2.16	7d	2	0.89mi
3610 N 56th Ave Hollywood, FL	2.0	1.0	816	$2,050	$2.51	26d	2	0.89mi
3610 N 56th Ave Hollywood, FL	2.0	1.0	884	$2,050	$2.32	117d	2	0.89mi
3405 Emerald Oaks Dr Unit 00 Hollywood, FL	2.0	2.0	1238	$2,895	$2.34	76d	1	0.89mi
3405 Emerald Oaks Dr Unit 00 Hollywood, FL	2.0	2.0	1238	$2,950	$2.38	117d	1	0.89mi
3680 N 56th Ave #823 Hollywood, FL	2.0	1.0	749	$2,500	$3.34	83d	1	0.96mi
3680 N 56th Ave Hollywood, FL	2.0	1.0	749	$2,450	$3.27	38d	2	0.96mi
3680 N 56th Ave Hollywood, FL	2.0	1.0	816	$1,925	$2.36	107d	2	0.96mi
3690 N 56th Ave #912 Hollywood, FL	2.0	1.0	884	$2,200	$2.49	120d	1	0.98mi
3690 N 56th Ave Hollywood, FL	1.0–2.0	1.0	771	$1,990	$2.58	63d	3	0.98mi
3690 N 56th Ave Hollywood, FL	1.0–2.0	1.0	771	$2,000	$2.59	45d	2	0.98mi
3690 N 56th Ave Hollywood, FL	1.0–2.0	1.0	771	$1,800	$2.33	39d	3	0.98mi

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Association fee includes cable TV, insurance, internet, grounds and structure maintenance, security, common areas, elevator, reserve funds, roof repairs, and pool service
• HOA & community: Has association (Grandview at Emerald Hills)Monthly association feeAssociation amenities: Billiard room, Game room, Elevator(s), Heated pool, Pool, Jogging path, Picnic area, Library, Storage, Maintained community, Sidewalks, Parking, Gated community, Security

Exterior

• Parking: Assigned covered parkingConverted/attached garage (1 space)
• Security: Gated with guardSecurity guard
• Utilities: Public waterPublic sewerCable connectedElectricity connectedWater available
• Home design: CondominiumOne levelFaces eastResale property
• Construction: Block and concrete constructionFlat roof5-story building
• Exterior features: Gated community with guardSecurity gateGate fencingNot waterfront

Interior

• Kitchen: DishwasherMicrowaveRefrigeratorGas water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tileCeiling fan(s)
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioningElectric cooling
• Interior features: Walk-in closet(s)Unfurnished
• Laundry & utility: In-unit washer/dryer area located in the kitchen

HOA detail $659/mo · $7,908/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $224,900 Active 152 DOM
2. 2026-09-22
   days on market $224,900 Active 151 DOM
3. 2026-09-21
   days on market $224,900 Active 150 DOM
4. 2026-09-20
   days on market $224,900 Active 149 DOM
5. 2026-09-18
   days on market $224,900 Active 147 DOM
6. 2026-09-17
   days on market $224,900 Active 146 DOM
7. 2026-09-16
   days on market $224,900 Active 145 DOM
8. 2026-09-15
   days on market $224,900 Active 144 DOM
9. 2026-09-14
   days on market $224,900 Active 143 DOM
10. 2026-09-13
    days on market $224,900 Active 142 DOM
11. 2026-09-12
    days on market $224,900 Active 141 DOM
12. 2026-09-11
    days on market $224,900 Active 140 DOM
13. 2026-09-05
    days on market $224,900 Active 134 DOM
14. 2026-09-04
    days on market $224,900 Active 133 DOM
15. 2026-09-03
    days on market $224,900 Active 132 DOM
16. 2026-08-31
    days on market $224,900 Active 129 DOM
17. 2026-08-29
    days on market $224,900 Active 127 DOM
18. 2026-08-28
    days on market $224,900 Active 126 DOM
19. 2026-08-27
    days on market $224,900 Active 125 DOM
20. 2026-08-25
    days on market $224,900 Active 123 DOM
21. 2026-08-24
    days on market $224,900 Active 122 DOM
22. 2026-08-23
    days on market $224,900 Active 121 DOM
23. 2026-08-22
    days on market $224,900 Active 120 DOM
24. 2026-08-21
    days on market $224,900 Active 119 DOM
25. 2026-08-20
    days on market $224,900 Active 118 DOM
26. 2026-08-19
    days on market $224,900 Active 117 DOM
27. 2026-08-18
    days on market $224,900 Active 116 DOM
28. 2026-08-17
    days on market $224,900 Active 115 DOM
29. 2026-08-16
    days on market $224,900 Active 114 DOM
30. 2026-08-15
    days on market $224,900 Active 113 DOM
31. 2026-08-14
    days on market $224,900 Active 112 DOM
32. 2026-08-13
    days on market $224,900 Active 111 DOM
33. 2026-08-12
    days on market $224,900 Active 110 DOM
34. 2026-08-11
    days on market $224,900 Active 109 DOM
35. 2026-08-10
    days on market $224,900 Active 108 DOM
36. 2026-08-09
    days on market $224,900 Active 107 DOM
37. 2026-08-08
    days on market $224,900 Active 106 DOM
38. 2026-08-06
    days on market $224,900 Active 104 DOM
39. 2026-08-05
    days on market $224,900 Active 103 DOM
40. 2026-08-03
    days on market $224,900 Active 101 DOM
41. 2026-07-31
    days on market $224,900 Active 98 DOM
42. 2026-07-28
    days on market $224,900 Active 95 DOM
43. 2026-07-26
    days on market $224,900 Active 93 DOM
44. 2026-07-24
    days on market $224,900 Active 91 DOM
45. 2026-07-23
    days on market $224,900 Active 90 DOM
46. 2026-07-22
    days on market $224,900 Active 89 DOM
47. 2026-07-21
    days on market $224,900 Active 88 DOM
48. 2026-07-20
    days on market $224,900 Active 87 DOM
49. 2026-07-18
    days on market $224,900 Active 84 DOM
50. 2026-07-16
    days on market $224,900 Active 83 DOM

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥105°F today · 18 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: $24,706
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − HOA: −$7,908
• − Depreciation: −$6,543
• Taxable loss: −$10,793
• Est. tax savings @ 24.0%: +$2,590
• After-tax cash flow: $-4,451/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $5,040–$15,120 screening

This well-maintained, updated one-bedroom condo is move-in ready with good curb appeal and minimal maintenance required.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both light fixtures — modernizes and improves aesthetics ↑
• Both HVAC system — improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Stirling Elementary School F FL #1,609/2,144 Nat'l #21,438/41,679 Middle Attucks Middle School F FL #360/571 Nat'l #5,872/14,009 High Hollywood Hills High School F FL #539/667 Nat'l #13,583/17,239

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

B Composite livability gradescore 76/100

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 · 2,207,033 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: 20% of renters

---

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

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Association fee includes cable TV, insurance, internet, grounds and structure maintenance, security, common areas, elevator, reserve funds, roof repairs, and pool service
• HOA & community: Has association (Grandview at Emerald Hills)Monthly association feeAssociation amenities: Billiard room, Game room, Elevator(s), Heated pool, Pool, Jogging path, Picnic area, Library, Storage, Maintained community, Sidewalks, Parking, Gated community, Security

Exterior

• Parking: Assigned covered parkingConverted/attached garage (1 space)
• Security: Gated with guardSecurity guard
• Utilities: Public waterPublic sewerCable connectedElectricity connectedWater available
• Home design: CondominiumOne levelFaces eastResale property
• Construction: Block and concrete constructionFlat roof5-story building
• Exterior features: Gated community with guardSecurity gateGate fencingNot waterfront

Interior

• Kitchen: DishwasherMicrowaveRefrigeratorGas water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tileCeiling fan(s)
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioningElectric cooling
• Interior features: Walk-in closet(s)Unfurnished
• Laundry & utility: In-unit washer/dryer area located in the kitchen

Price history

+158.5% since first listed

7 events — show timeline

• 2026-06-16 Price Changed $224,900 Beaches MLS
• 2026-05-06 Price Changed $239,700 Beaches MLS
• 2026-04-24 Price Changed $246,500 Beaches MLS
• 2026-04-22 Listed $239,700 Beaches MLS
• 2022-12-09 Listing Removed — Beaches MLS
• 2022-12-07 Listed $230,000 Beaches MLS
• 2010-06-28 Sold (MLS) $87,000 MARMLS