None · Hollywood, FL 33021

$128,000

1 bd · 2.0 ba · 896 sqft · Condo public records · 117 Days on market

Built 1993 $608/mo HOA · 31% 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 +13.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 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

Relax and enjoy this beautiful view! All ages welcome. In the heart of Hollywood. Spacious 1 bedroom 1.5 bath unit with lots of natural light and an amazing view of the city. This building offers security 24/7, front desk and management onsite, and great amenities. Including heated pool, tennis court, clubhouse, outside BBQ area, and a gated walking trail right behind the building. Minutes away from beaches, shopping, nice restaurants, I-95, and the FLL airport. Maintenance includes water, trash, cable and pest control. Each floor has its own laundry room. No pets, no leasing. Association requires a minimum 720 credit score in all three credit agencies and 20% down payment.

Key facts

• Private balcony
• Hillcrest community
• Updated kitchen

Tags

• HILLCREST COMMUNITY
• PRIVATE BALCONY
• CERAMIC TILE FLOORING
• UPDATED KITCHEN
• GRANITE OR QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Pets: conditional/restrictions may apply
• HOA & community: Monthly association fee; Association fee covers management, common areas, insurance, laundry, legal/accounting, grounds maintenance, structure maintenance, parking, pest control, pools, recreation facilities, reserve fund, roof, sewer, security, trash, and water; Association amenities include laundry, pool, storage, and elevators

Exterior

• Parking: 1 covered parking space; Garage with 1 space
• Security: Closed circuit camera(s); Lobby secured
• Utilities: Municipal water and sewer (association-managed); Electric service
• Home design: Condo/Apartment building; 10-story building; Entry level: 6; Resale unit
• Construction: Block construction
• Exterior features: Association pool; Exterior lighting; Closed circuit cameras; Secured lobby; Entry located on level 6

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Handicap access; Updated/remodeled condition
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $128k.

Deal economics

• At list price, monthly cash flow is $14 ($170/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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 17d 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 $885 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 117 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $27k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,480 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.53% ✓
• Cap rate: 6.43%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 5.5

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: -16.3%
• Equity multiple: 0.43×
• Total profit: $-20,568
• Equity at exit: $19,085

10-year hold

• IRR: -9.1%
• Equity multiple: 0.45×
• Total profit: $-19,697
• Equity at exit: $11,067

Cash invested: $35,840 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$671
• Tax from tax record: −$199 /mo · $2,393/yr
• Insurance: −$53
• HOA: −$608
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $14

Break-even live

Break-even rent $1,939

Max offer price $128,000

Occupancy floor 94%

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: $32,000
• Closing costs: $3,840
• 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	$2,225	$2.65	3d	1	0.15mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	24d	1	0.15mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	24d	1	0.20mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.20mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	20d	1	0.24mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	14d	2	0.25mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	24d	1	0.26mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	24d	1	0.26mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	12d	3	0.34mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	7d	3	0.34mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	24d	1	0.37mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	24d	1	0.37mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	18d	1	0.40mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	7d	1	0.40mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	3d	1	0.43mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	16d	1	0.43mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	12d	1	0.43mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	7d	1	0.45mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,832	$1.87	5d	3	0.58mi
532 S Crescent Dr Unit 106 Hollywood, FL	—	1.0	550	$1,425	$2.59	13d	1	0.62mi
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,319	$2.07	1d	24	0.64mi
315 S Crescent Dr Hollywood, FL	—	1.0	544	$1,425	$2.62	15d	1	0.70mi
400 S Luna Ct #2 Hollywood, FL	2.0	1.0	960	$2,300	$2.40	24d	1	0.71mi
555 S Luna Ct Hollywood, FL	2.0	2.0	1036	$2,120	$2.05	4d	2	0.71mi
3624 Jackson St Unit 21 Hollywood, FL	2.0	2.0	1100	$1,900	$1.73	2d	1	0.73mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$1,869	$1.87	1d	24	0.73mi
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$1,590	$1.59	3d	18	0.74mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.76mi
570 S Park Rd Unit 13-6 Hollywood, FL	2.0	2.0	1060	$2,400	$2.26	24d	1	0.76mi
3711 Van Buren St #2 Hollywood, FL	1.0	1.0	660	$1,550	$2.35	24d	1	0.78mi
3500 Jackson St Unit 203 Hollywood, FL	2.0	2.0	875	$1,995	$2.28	24d	1	0.78mi
3600 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	1055	$1,950	$1.85	2d	4	0.80mi
530 S Park Rd Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	18d	1	0.80mi
640 S Park Rd Unit 34-4 Hollywood, FL	2.0	2.0	1060	$2,250	$2.12	24d	1	0.80mi
530 S Park Rd Hollywood, FL	1.0	1.0	841	$1,800	$2.14	24d	1	0.80mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	24d	1	0.80mi
550 S Park Rd Unit 14-8 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	7d	1	0.80mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,200	$2.08	16d	1	0.80mi
620 S Park Rd Unit 31-2 Hollywood, FL	1.0	1.0	841	$1,800	$2.14	24d	1	0.82mi
3601 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	941	$1,725	$1.83	3d	3	0.82mi

HOA detail condo

• Monthly dues: $608 · $7,296/yr
• Likely covers: watertrashcablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $128,000 Active 117 DOM
2. 2026-06-17
   days on market $128,000 Active 116 DOM
3. 2026-06-16
   days on market $128,000 Active 115 DOM
4. 2026-06-15
   days on market $128,000 Active 114 DOM
5. 2026-06-13
   days on market $128,000 Active 112 DOM
6. 2026-06-09
   days on market $128,000 Active 108 DOM
7. 2026-06-07
   days on market $128,000 Active 106 DOM
8. 2026-06-04
   days on market $128,000 Active 103 DOM
9. 2026-06-03
   days on market $128,000 Active 102 DOM
10. 2026-06-02
    days on market $128,000 Active 101 DOM
11. 2026-06-01
    days on market $128,000 Active 100 DOM
12. 2026-05-31
    days on market $128,000 Active 99 DOM
13. 2026-05-12
    price $128,000
14. 2026-03-20
    price $145,000
15. 2026-02-16
    listed $155,000 Active
16. 2026-02-04
    historical
17. 2025-10-30
    price $149,900
18. 2025-10-14
    price $155,000
19. 2025-08-08
    status Active
20. 2025-08-05
    historical Active Under Contract
21. 2025-06-26
    status Active
22. 2025-06-11
    historical Active Under Contract
23. 2025-05-13
    price $160,000
24. 2025-03-14
    status Active
25. 2025-02-13
    status Pending
26. 2025-02-05
    price $164,900
27. 2024-12-03
    listed $170,000 Active
28. 2022-04-11
    soldstatus $122,000 Closed 682-char remark

    Show marketing remark (682 chars)

    Relax and enjoy this beautiful view! All ages welcome. In the heart of Hollywood. Spacious 1 bedroom 1.5 bath unit with lots of natural light and an amazing view of the city. This building offers security 24/7, front desk and management onsite, and great amenities. Including heated pool, tennis court, clubhouse, outside BBQ area, and a gated walking trail right behind the building. Minutes away from beaches, shopping, nice restaurants, I-95, and the FLL airport. Maintenance includes water, trash, cable and pest control. Each floor has its own laundry room. No pets, no leasing. Association requires a minimum 720 credit score in all three credit agencies and 20% down payment.

29. 2022-02-26
    historical Active Under Contract 682-char remark

    Show marketing remark (682 chars)

    Relax and enjoy this beautiful view! All ages welcome. In the heart of Hollywood. Spacious 1 bedroom 1.5 bath unit with lots of natural light and an amazing view of the city. This building offers security 24/7, front desk and management onsite, and great amenities. Including heated pool, tennis court, clubhouse, outside BBQ area, and a gated walking trail right behind the building. Minutes away from beaches, shopping, nice restaurants, I-95, and the FLL airport. Maintenance includes water, trash, cable and pest control. Each floor has its own laundry room. No pets, no leasing. Association requires a minimum 720 credit score in all three credit agencies and 20% down payment.

30. 2022-01-29
    listed $129,000 Active 682-char remark

    Show marketing remark (682 chars)

    Relax and enjoy this beautiful view! All ages welcome. In the heart of Hollywood. Spacious 1 bedroom 1.5 bath unit with lots of natural light and an amazing view of the city. This building offers security 24/7, front desk and management onsite, and great amenities. Including heated pool, tennis court, clubhouse, outside BBQ area, and a gated walking trail right behind the building. Minutes away from beaches, shopping, nice restaurants, I-95, and the FLL airport. Maintenance includes water, trash, cable and pest control. Each floor has its own laundry room. No pets, no leasing. Association requires a minimum 720 credit score in all three credit agencies and 20% down payment.

31. 2021-09-07
    soldstatus $88,000
32. 2021-09-01
    soldstatus $88,000 Closed
33. 2021-07-27
    status Pending
34. 2021-07-13
    price $89,900
35. 2021-07-11
    status Active
36. 2021-07-11
    price $95,000
37. 2021-05-09
    status Pending
38. 2021-04-30
    status Active
39. 2021-03-31
    status Active
40. 2021-03-01
    listed $89,900 Active
41. 1996-04-30
    soldstatus $22,000

ⓘ 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: $2,393 · $199/mo
• Projected year-2 tax: $2,393 · $199/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 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: $23,486
• − Mortgage interest: −$7,170
• − Property taxes: −$2,393
• − Insurance: −$640
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − HOA: −$7,296
• − Depreciation: −$3,724
• Taxable loss: −$1,495
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $528/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

+481.8% since first listed

29 events — show timeline

• 2026-05-12 Price Changed $128,000 MARMLS
• 2026-03-20 Price Changed $145,000 MARMLS
• 2026-02-16 Listed $155,000 MARMLS
• 2026-02-04 Listing Removed — MARMLS
• 2025-10-30 Price Changed $149,900 MARMLS
• 2025-10-14 Price Changed $155,000 MARMLS
• 2025-08-08 Relisted — MARMLS
• 2025-08-05 Contingent — MARMLS
• 2025-06-26 Relisted — MARMLS
• 2025-06-11 Contingent — MARMLS
• 2025-05-13 Price Changed $160,000 MARMLS
• 2025-03-14 Relisted — MARMLS
• 2025-02-13 Pending — MARMLS
• 2025-02-05 Price Changed $164,900 MARMLS
• 2024-12-03 Listed $170,000 MARMLS
• 2022-04-11 Sold (MLS) $122,000 MARMLS
• 2022-02-26 Contingent — MARMLS
• 2022-01-29 Listed $129,000 MARMLS
• 2021-09-07 Sold (Public Records) $88,000 Public Records
• 2021-09-01 Sold (MLS) $88,000 MARMLS
• 2021-07-27 Pending — MARMLS
• 2021-07-13 Price Changed $89,900 MARMLS
• 2021-07-11 Relisted — MARMLS
• 2021-07-11 Price Changed $95,000 MARMLS
• 2021-05-09 Pending — MARMLS
• 2021-04-30 Relisted — MARMLS
• 2021-03-31 Relisted — MARMLS
• 2021-03-01 Listed $89,900 MARMLS
• 1996-04-30 Sold (Public Records) $22,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $2,393 · +3.3% YoY. Source: county tax records.