3525 Tyler St #9 · Hollywood, FL 33021

$138,000

1 bd · 1.0 ba · 618 sqft · Condo public records · 102 Days on market

Built 1960 $258/mo HOA · 16% 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 +18.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +5.7/10.0
• 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

Located in the vibrant heart of the Hollywood Hills area, this property offers unparalleled convenience andaccessibility. Enjoy walking distance to the Target Mall, Publix, public transportation, and a short 15-minute strollor 5-minute drive to the train station. The area is surrounded by excellent amenities, including golf courses, Memorial Hospital, shops, and restaurants. With everything so close, many residents in this neighborhood livecomfortably without owning a car. The property features newly installed impact window for added safety andenergy efficiency. This home is part of an association designed for housing older persons, offering a peaceful andcommunity-oriented lifestyle.

Key facts

• $258 HOA
• Community pool
• Built 1960

Tags

• WALKING DISTANCE TO PUBLIX
• PUBLIC TRANSPORTATION
• SHORT STROLL TO TRAIN STATION
• NEWLY INSTALLED IMPACT WINDOW

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Association on property; Quarterly HOA fee; HOA fee includes trash, water, common areas, roof repairs, pool service; Association amenities: Parking, Pool, Trash Chute; Senior community

Exterior

• Parking: Association provides parking
• Utilities: Water service included in HOA; Pool service included in HOA; Trash service included in HOA
• Home design: Stock cooperative; Resale property; 2-story building; Entry on first floor
• Construction: CBS construction
• Exterior features: First-floor entry; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Window/wall heating; Wall/window cooling unit(s)
• Interior features: Electric range; Microwave; Refrigerator; Laminate flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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); 538 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $954 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 102 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 9100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $125,580 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 1.20% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 6.9

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: -10.9%
• Equity multiple: 0.61×
• Total profit: $-15,233
• Equity at exit: $20,576

10-year hold

• IRR: -2.5%
• Equity multiple: 0.84×
• Total profit: $-6,329
• Equity at exit: $11,932

Cash invested: $38,640 (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: 538
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$724
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$58
• HOA: −$258
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $125

Break-even live

Break-even rent $1,499

Max offer price $138,000

Occupancy floor 87%

Sensitivity live

Price	-10% $203	-5% $164	+0% $125	+5% $86	+10% $47
Rent	-10% $-6	-5% $59	+0% $125	+5% $190	+10% $256
Rate	-1.0pp $194	-0.5pp $160	base $125	+0.5pp $89	+1.0pp $53

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3525 Polk St #7 Hollywood, FL	1.0	1.0	700	$1,600	$2.29	25d	1	0.05mi
3711 Van Buren St #2 Hollywood, FL	1.0	1.0	660	$1,550	$2.35	25d	1	0.21mi
315 S Crescent Dr Hollywood, FL	—	1.0	544	$1,425	$2.62	16d	1	0.30mi
470 S Park Rd Unit 7-110 Hollywood, FL	1.0	1.0	659	$1,800	$2.73	25d	1	0.35mi
519 S Rainbow Dr Hollywood, FL	—	1.0	450	$1,475	$3.28	0d	1	0.39mi
532 S Crescent Dr Unit 106 Hollywood, FL	—	1.0	550	$1,425	$2.59	15d	1	0.39mi
550 S Park Rd Unit 14-8 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	8d	1	0.43mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$1,719	$1.72	0d	23	0.55mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	21d	1	0.80mi
4933 Hollywood Blvd Unit 5141-206 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	25d	1	0.84mi
4933 Hollywood Blvd Unit 5420-202 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	23d	1	0.84mi
2851 Fillmore St Unit 507 Hollywood, FL	1.0	1.0	600	$1,600	$2.67	0d	1	0.88mi
2847 Fillmore St Hollywood, FL	1.0	1.0	700	$1,600	$2.29	3d	1	0.89mi
2915 Jackson St Hollywood, FL	1.0	1.0	500	$1,399	$2.80	0d	1	0.90mi
2915 Jackson St Unit 12 Hollywood, FL	1.0	1.0	500	$1,425	$2.85	17d	1	0.90mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$1,595	$1.99	25d	1	0.91mi
2910 Pierce St Unit P102 Hollywood, FL	1.0	1.0	700	$1,595	$2.28	25d	1	0.91mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	5d	1	0.92mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	8d	1	0.92mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	25d	1	0.95mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$1,600	$2.20	20d	2	0.96mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	18d	1	0.96mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	4d	1	0.96mi
5141 Hollywood Blvd Apt 206 Hollywood, FL	1.0	1.0	700	$1,825	$2.61	4d	1	0.97mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	25d	1	0.97mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	8d	1	0.97mi
2829 Van Buren St #208 Hollywood, FL	—	1.0	460	$1,300	$2.83	14d	1	0.98mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	8d	1	1.01mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	8d	1	1.02mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	25d	1	1.02mi
2806 Taylor St Hollywood, FL	—	1.0	450	$1,449	$3.22	8d	1	1.02mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,500	$1.57	25d	1	1.04mi
2815 Madison St Hollywood, FL	1.0	1.0	400	$1,200	$3.00	0d	1	1.09mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	4d	1	1.14mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	5d	1	1.14mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	18d	1	1.20mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	25d	1	1.31mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	25d	1	1.31mi
4130 SW 19th St Unit 3 West Park, FL	1.0	1.0	450	$1,375	$3.06	0d	1	1.32mi
4130 SW 19th St Unit 3 West Park, FL	1.0	1.0	450	$1,400	$3.11	21d	1	1.32mi

HOA detail condo

• Monthly dues: $258 · $3,096/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $138,000 Active 102 DOM
2. 2026-06-18
   days on market $138,000 Active 99 DOM
3. 2026-06-17
   days on market $138,000 Active 98 DOM
4. 2026-06-16
   days on market $138,000 Active 97 DOM
5. 2026-06-15
   days on market $138,000 Active 96 DOM
6. 2026-06-13
   days on market $138,000 Active 94 DOM
7. 2026-06-09
   days on market $138,000 Active 90 DOM
8. 2026-06-08
   days on market $138,000 Active 89 DOM
9. 2026-06-07
   days on market $138,000 Active 88 DOM
10. 2026-06-04
    days on market $138,000 Active 85 DOM
11. 2026-06-03
    days on market $138,000 Active 84 DOM
12. 2026-06-02
    days on market $138,000 Active 83 DOM
13. 2026-06-01
    days on market $138,000 Active 82 DOM
14. 2026-05-31
    days on market $138,000 Active 81 DOM
15. 2026-02-26
    historical $1,500
16. 2026-01-01
    listed $1,500
17. 2025-12-21
    historical $1,500
18. 2025-12-18
    listed $1,500
19. 2025-12-08
    historical $1,500
20. 2025-11-15
    listed $1,500
21. 2025-11-14
    listed $138,000 Active
22. 2025-10-15
    historical
23. 2025-09-08
    price $138,000
24. 2025-04-09
    price $145,000
25. 2025-01-24
    listed $160,000 Active

ⓘ 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: $1,741 · $145/mo
• Projected year-2 tax: $1,741 · $145/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 · 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: $19,883
• − Mortgage interest: −$7,730
• − Property taxes: −$1,741
• − Insurance: −$690
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − HOA: −$3,096
• − Depreciation: −$4,015
• Taxable loss: −$570
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $1,633/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

-99.1% since first listed

11 events — show timeline

• 2026-02-26 Rental Removed $1,500 GFLMLS
• 2026-01-01 Listed for Rent $1,500 GFLMLS
• 2025-12-21 Rental Removed $1,500 GFLMLS
• 2025-12-18 Listed for Rent $1,500 GFLMLS
• 2025-12-08 Rental Removed $1,500 GFLMLS
• 2025-11-15 Listed for Rent $1,500 GFLMLS
• 2025-11-14 Listed $138,000 Beaches MLS
• 2025-10-15 Listing Removed — MARMLS
• 2025-09-08 Price Changed $138,000 MARMLS
• 2025-04-09 Price Changed $145,000 MARMLS
• 2025-01-24 Listed $160,000 MARMLS

Property tax history

+17.0%/yr

Latest (2025): $1,741 · +6.8% YoY. Source: county tax records.