5300 Washington St Unit G221 · Hollywood, FL 33021

$119,000

2 bd · 2.0 ba · 968 sqft · Condo · 38 Days on market

Built 1969 Good condition $575/mo HOA · 28% of rent

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Why this score? — see what drove the C+ 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 +23.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 2-bedroom, 2-bath CORNER UNIT Condo in desirable 55 and over community of Beverly Hills offering comfort, value, and peace of mind. This bright and spacious unit features impact windows throughout, a brand-new A/C system, new refrigerator, and new dishwasher — making it truly move-in ready. Enjoy a functional layout with generous living spaces and plenty of natural light. Priced to sell and perfect for year-round living or a seasonal getaway. Don't miss this fantastic opportunity to own in a well-maintained community close to shopping, dining, beaches, and major highways. No leasing first year of ownership, 675 credit score, financed offers 20% down, 1 yr HOA i

Key facts

• New a/c system
• New refrigerator
• New dishwasher

Tags

• IMPACT WINDOWS
• NEW A/C SYSTEM
• NEW REFRIGERATOR
• NEW DISHWASHER
• FUNCTIONAL LAYOUT
• GENEROUS LIVING SPACES

Property features AI

Finance

• Other: Senior community
• Financial info: Pets not allowed; Resale property
• HOA & community: Condo association with monthly fee; Monthly association fee; Association amenities include billiard room, fitness center, laundry, shuffleboard court, storage, community room, heated pool, security; Association covers insurance, pest control, security, sewer, trash, common areas, elevator, recreation facility, and pool service

Exterior

• Parking: 1 open/guest parking space
• Security: Security gate; Community security (association amenity)
• Utilities: Public water; Public sewer; Cable available; Water connected; Sewer connected
• Home design: Condominium; One level; South-facing; 4-story building
• Construction: CBS construction; Shingle roof
• Exterior features: Glass-enclosed patio/porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Glass-enclosed patio/porch
• Laundry & utility: Electric water heater; On-site laundry (community amenity)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Zoned schools: Orange Brook Elementary School (math 27% / reading 34%, grade F, #1,862 of 2,144 statewide, top 88%, 679 students, 80% FRL); Apollo Middle School (math 35% / reading 47%, grade F, #353 of 571 statewide, top 63%, 1,168 students, 71% FRL); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 74% FRL vs 51% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 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); 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 34% 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 $823 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 38 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.71% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 4.9

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,552
• Equity at exit: $17,743

10-year hold

• IRR: 3.6%
• Equity multiple: 1.25×
• Total profit: $8,424
• Equity at exit: $10,289

Cash invested: $33,320 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$575
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $213

Break-even live

Break-even rent $1,769

Max offer price $119,000

Occupancy floor 85%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,832	$1.87	5d	3	0.09mi
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$2,095	$2.10	3d	18	0.15mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	4d	1	0.21mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	17d	1	0.21mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	13d	1	0.21mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	8d	1	0.21mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	24d	1	0.23mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	8d	1	0.24mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	19d	1	0.25mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	24d	1	0.26mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	8d	3	0.32mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	13d	3	0.32mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	15d	2	0.38mi
5805 Washington St #14 Hollywood, FL	2.0	2.0	884	$1,900	$2.15	21d	1	0.41mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	24d	2	0.41mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,625	$2.50	11d	1	0.44mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	5d	1	0.44mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	24d	1	0.45mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	24d	1	0.45mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	24d	1	0.45mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,650	$2.54	8d	1	0.45mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	5d	1	0.49mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	24d	1	0.49mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	24d	1	0.50mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.50mi
5740 Mayo St #4 Hollywood, FL	2.0	1.0	550	$1,895	$3.45	24d	1	0.52mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	21d	1	0.53mi
224 S 57th Ave Unit 1-3 Hollywood, FL	1.0	1.0	900	$1,550	$1.72	8d	1	0.54mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	24d	1	0.54mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	3d	1	0.54mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,667	$1.74	24d	1	0.54mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	17d	1	0.54mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$2,000	$2.75	19d	2	0.54mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	3d	1	0.56mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	4d	1	0.56mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	3d	1	0.59mi
5141 Hollywood Blvd Apt 206 Hollywood, FL	1.0	1.0	700	$1,825	$2.61	3d	1	0.60mi
4933 Hollywood Blvd Unit 5141-209 Hollywood, FL	2.0	1.0	900	$2,200	$2.44	24d	1	0.61mi
4933 Hollywood Blvd Unit 5141-206 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	24d	1	0.61mi
4933 Hollywood Blvd Unit 5420-202 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	22d	1	0.61mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $119,000 Active 38 DOM
2. 2026-06-17
   days on market $119,000 Active 37 DOM
3. 2026-06-16
   days on market $119,000 Active 36 DOM
4. 2026-06-15
   days on market $119,000 Active 35 DOM
5. 2026-06-13
   days on market $119,000 Active 33 DOM
6. 2026-06-09
   days on market $119,000 Active 29 DOM
7. 2026-06-08
   days on market $119,000 Active 28 DOM
8. 2026-06-07
   days on market $119,000 Active 27 DOM
9. 2026-06-04
   days on market $119,000 Active 24 DOM
10. 2026-06-03
    days on market $119,000 Active 23 DOM
11. 2026-06-02
    days on market $119,000 Active 22 DOM
12. 2026-06-01
    days on market $119,000 Active 21 DOM
13. 2026-05-31
    days on market $119,000 Active 20 DOM
14. 2026-05-11
    listed $119,000 Active

ⓘ 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 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 · 26 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: $24,458
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − HOA: −$6,900
• − Depreciation: −$3,462
• Taxable income: $1,137
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $2,280/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 · 19 photos

Good 75/100 Cosmetic rehab

This move-in ready corner unit in a desirable 55+ community offers a good condition with minor updates needed to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — Aesthetic update needed
• Minor bathroom fixtures — Update to modernize look
• Minor paint — Touch-up needed for faded areas

Value-add opportunities

• Both Modernize kitchen cabinets and fixtures — Improves both resale and rental appeal
• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace dated flooring — Improves both resale and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Aesthetic update needed	Minor	$500–3,000
bathroom fixtures · Update to modernize look	Minor	$500–3,000
paint · Touch-up needed for faded areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Modernize kitchen cabinets and fixtures — Improves both resale and rental appeal ↑
• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace dated flooring — Improves both resale and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-11 Listed $119,000 Beaches MLS