4400 Hillcrest Dr Unit 520C · Hollywood, FL 33021

$139,900

2 bd · 2.0 ba · 1,312 sqft · Condo public records · 282 Days on market

Built 1969 $937/mo HOA · 30% of rent ↓ 7% since listing

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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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 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

Bring me an OFFER! Huge price reduction! Welcome to Hillcrest living! This all-ages 2bed/2bathrooom, all tiled, huge balcony, 1284 sq-ft corner unit with well-lighted space and accessibility. Natural sunlight to every room and kitchen through oversized windows. Quite neighborhood to enjoy your carefree living. The maintenance package that covers security guard, water, cable, pest control, and includes access to storage and bike room facilities.

Key facts

• Well-lighted space
• Huge balcony
• Quiet neighborhood

Tags

• HUGE BALCONY
• WELL-LIGHTED SPACE
• OVERSIZED WINDOWS
• QUIET NEIGHBORHOOD
• ACCESS TO STORAGE
• BIKE ROOM FACILITIES

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee ($937); Association covers insurance, grounds maintenance, pest control, pool(s), roof, sewer, security, trash and water; Building amenities include trash service and elevators

Exterior

• Parking: One parking space
• Security: Lobby secured; Security guard
• Utilities: Cable available
• Home design: 10-story building; Resale unit; Entry on level 5; Has attached property
• Construction: Block construction
• Exterior features: Balcony (open)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Furnished; Elevator; First floor entry; Living/dining room; Eat-in kitchen; Bedroom on main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,119/mo this rent would consume 52% of the median local household income ($71k/yr) (locally 2151% 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 $967 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 282 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $59k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; HOA is 30% 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.23% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.34%
• DSCR: 1.46
• GRM: 3.7

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,244
• Equity at exit: $20,860

10-year hold

• IRR: 7.4%
• Equity multiple: 1.55×
• Total profit: $21,362
• Equity at exit: $12,096

Cash invested: $39,172 (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: 3.7×

Monthly cashflow live

• Estimated rent: $3,119 high
• Mortgage (P&I): −$734
• Tax from tax record: −$397 /mo · $4,766/yr
• Insurance: −$58
• HOA: −$937
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $338

Break-even live

Break-even rent $2,691

Max offer price $139,900

Occupancy floor 84%

Sensitivity live

Price	-10% $417	-5% $377	+0% $338	+5% $298	+10% $258
Rent	-10% $91	-5% $214	+0% $338	+5% $461	+10% $584
Rate	-1.0pp $408	-0.5pp $373	base $338	+0.5pp $301	+1.0pp $265

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Banyan Dr Hollywood, FL	3.0	2.0	1768	$4,100	$2.32	25d	1	0.18mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.20mi
3932 Long Leaf Ln #1 Hollywood, FL	3.0	2.5	1675	$3,400	$2.03	25d	1	0.21mi
4200 Hillcrest Dr #503 Hollywood, FL	2.0	2.0	1132	$2,300	$2.03	25d	1	0.24mi
1455 Silk Oak Dr #1455 Hollywood, FL	3.0	2.5	1800	$4,250	$2.36	8d	1	0.26mi
1455 Silk Oak Dr #1455 Hollywood, FL	3.0	2.5	1800	$4,100	$2.28	25d	1	0.26mi
4764 Eucalyptus Dr Hollywood, FL	3.0	2.5	1780	$3,950	$2.22	14d	1	0.28mi
4764 Eucalyptus Dr Hollywood, FL	3.0	2.5	1780	$3,950	$2.22	25d	1	0.28mi
4810 Eucalyptus Dr #3 Hollywood, FL	3.0	2.5	1421	$3,200	$2.25	21d	1	0.31mi
4920 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,500	$2.46	12d	1	0.35mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	25d	1	0.37mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	25d	1	0.37mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	19d	1	0.40mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	8d	1	0.40mi
4209 Jefferson St Unit 4209 Hollywood, FL	3.0	2.0	1697	$7,200	$4.24	2d	1	0.42mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	4d	1	0.43mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	13d	1	0.43mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	17d	1	0.43mi
5040 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,550	$2.50	25d	1	0.43mi
5060 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,400	$2.39	20d	1	0.43mi
4901 Washington St Hollywood, FL	3.0	3.0	1397	$4,850	$3.47	5d	1	0.44mi
4901 Washington St Hollywood, FL	3.0	3.0	1397	$4,850	$3.47	25d	1	0.44mi
5140 Eucalyptus Dr #5 Hollywood, FL	3.0	2.5	1421	$3,600	$2.53	6d	1	0.47mi
1240 Eucalyptus Dr #4 Hollywood, FL	3.0	2.5	1421	$3,100	$2.18	13d	1	0.49mi
1190 Eucalyptus Dr #5 Hollywood, FL	3.0	2.5	1421	$3,300	$2.32	25d	1	0.49mi
1300 Eucalyptus Dr #3 Hollywood, FL	3.0	2.5	1421	$3,300	$2.32	25d	1	0.50mi
1300 Eucalyptus Dr Hollywood, FL	3.0	2.5	1421	$3,400	$2.39	25d	1	0.50mi
4420 SW 21st St West Park, FL	3.0	2.0	1020	$2,700	$2.65	25d	1	0.52mi
839 S Highland Dr Hollywood, FL	2.0	2.0	1748	$2,500	$1.43	8d	1	0.55mi
839 S Highland Dr Hollywood, FL	2.0	2.0	1748	$3,000	$1.72	25d	1	0.55mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,832	$1.87	5d	3	0.58mi
632 S Crescent Dr Hollywood, FL	3.0	2.0	1744	$6,500	$3.73	25d	1	0.63mi
632 S Crescent Dr Unit 1533630P Hollywood, FL	3.0	2.0	1743	$7,380	$4.23	8d	1	0.63mi
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,619	$2.33	2d	24	0.64mi
4819 SW 22nd St West Park, FL	3.0	2.0	1092	$2,800	$2.56	25d	1	0.64mi
4711 SW 23rd St West Park, FL	3.0	2.0	1276	$3,100	$2.43	21d	1	0.65mi
400 S Luna Ct #2 Hollywood, FL	2.0	1.0	960	$2,300	$2.40	25d	1	0.71mi
555 S Luna Ct Hollywood, FL	2.0	2.0	1036	$2,120	$2.05	5d	2	0.71mi
3624 Jackson St Unit 21 Hollywood, FL	2.0	2.0	1100	$1,900	$1.73	3d	1	0.73mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$2,424	$2.43	2d	24	0.73mi

HOA detail condo

• Monthly dues: $937 · $11,244/yr
• Likely covers: watercablesecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-24
   status Pending
2. 2026-04-08
   historical Active Under Contract
3. 2026-03-15
   price $139,900
4. 2026-01-29
   price $149,900
5. 2025-10-07
   price $175,000
6. 2025-09-10
   status Active
7. 2025-09-09
   historical
8. 2025-08-11
   listed $199,000 Active
9. 2007-08-30
   soldstatus $150,000

ⓘ 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: $4,766 · $397/mo
• Projected year-2 tax: $4,766 · $397/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: $37,424
• − Mortgage interest: −$7,837
• − Property taxes: −$4,766
• − Insurance: −$700
• − Repairs & maintenance: −$2,994
• − Management: −$2,994
• − HOA: −$11,244
• − Depreciation: −$4,070
• Taxable income: $2,821
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $3,375/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

-6.7% since first listed

9 events — show timeline

• 2026-05-24 Pending — MARMLS
• 2026-04-08 Contingent — MARMLS
• 2026-03-15 Price Changed $139,900 MARMLS
• 2026-01-29 Price Changed $149,900 MARMLS
• 2025-10-07 Price Changed $175,000 MARMLS
• 2025-09-10 Relisted — MARMLS
• 2025-09-09 Listing Removed — MARMLS
• 2025-08-11 Listed $199,000 MARMLS
• 2007-08-30 Sold (Public Records) $150,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $4,766 · -0.1% YoY. Source: county tax records.