2014 Funston St · Hollywood, FL 33020

$495,000

None bd · None ba · 1,440 sqft · MultiFamily · 372 Days on market

Built 1930

---

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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

DUPLEX. FULL LEASED, EXCELLENT LOCATION. GREAT INCOME, GOOD TENANTS. DO NOT DISTURB OR TALK TO THE TENANTS.

Key facts

• Parking for 8 cars
• Duplex
• 8 parking spots

Tags

• DUPLEX
• PARKING FOR 8 CARS
• ACCESS THROUGH THE ALLEY

Property features AI

Finance

• Other: Annual tax listed (financial details excluded per instructions)
• Financial info: Rent includes electricity, gas, and hot water

Exterior

• Parking: 8 parking spaces
• Utilities: Public sewer; Cable not available
• Home design: Single-story; Flat roof; Block construction; Resale property
• Construction: Block construction; Flat roof; Built as resale (year built details listed as resale)
• Exterior features: Less than quarter-acre lot; Zoning: PS-1

Interior

• Flooring: Tile
• Heating & cooling: Central air
• Interior features: Tile flooring; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $495k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative. Per door: $-85/mo.
• To cash-flow at today's rent, offer at most $471k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $412k (16.8% below list).
• Recommended offer: $412k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 flat; 589 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $4,116/mo this rent would consume 87% of the median local household income ($56k/yr) (locally 3948% 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 $3k of loan paydown is wiped out by about $15k 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 372 days — a 12% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $158k; list at $495k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $411,600 (16.8% 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 372 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.27×
• Total profit: $-101,302
• Equity at exit: $73,806

10-year hold

• IRR: -23.0%
• Equity multiple: -0.03×
• Total profit: $-142,282
• Equity at exit: $42,799

Cash invested: $138,600 (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 33020

• Rents YoY: 0.4%
• Active inventory: 589
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $4,116 high
• Mortgage (P&I): −$2,596
• Tax est. 1.5%: −$619 /mo · $7,425/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$864
• Net cashflow: $-169

Break-even live

Break-even rent $4,330

Max offer price $470,517

Occupancy floor 99%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$4,116
Total (2 units)			$4,116

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 S 19th Ave Hollywood, FL	3.0	2.0	1727	$3,950	$2.29	7d	1	0.28mi
706 S 19th Ave Unit 706 Hollywood, FL	3.0	2.0	1727	$4,350	$2.52	17d	1	0.28mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,480	$3.46	1d	62	0.39mi
1938 Jackson St Hollywood, FL	2.0	2.0	1170	$3,600	$3.08	24d	1	0.44mi
1715 Jefferson St Hollywood, FL	3.0	2.0	1479	$4,200	$2.84	22d	1	0.45mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	15d	171	0.53mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	24d	9	0.53mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	2d	35	0.57mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	24d	1	0.60mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	1d	42	0.61mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	1d	14	0.63mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,135	$3.80	1d	17	0.65mi
1720 Harrison St #1725 Hollywood, FL	2.0	1.5	1320	$4,400	$3.33	10d	1	0.66mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	24d	1	0.66mi
1720 Harrison St Unit 1523019P Hollywood, FL	2.0	1.5	1313	$5,129	$3.91	3d	1	0.67mi
1639 Van Buren St Hollywood, FL	3.0	3.0	1669	$5,300	$3.18	24d	1	0.69mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	15d	94	0.73mi
1403 Adams St Hollywood, FL	3.0	2.0	1459	$4,500	$3.08	24d	1	0.78mi
1403 Adams St Unit 1403 Hollywood, FL	3.0	2.0	1459	$4,200	$2.88	24d	1	0.78mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	2d	1	0.81mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	14d	1	0.81mi
1619 Hollywood Blvd Unit 1619 Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	7d	1	0.82mi
1619 Hollywood Blvd Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	24d	1	0.82mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	24d	1	0.83mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	0.83mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	12d	1	0.83mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	15d	25	0.83mi
1912 Taylor St Hollywood, FL	2.0	2.0	1440	$3,500	$2.43	24d	1	0.83mi
2648 Washington St Hollywood, FL	2.0	1.0	1193	$2,800	$2.35	24d	1	0.86mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$2,765	$2.84	15d	48	0.87mi
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	22d	1	0.89mi
1313 Madison St Hollywood, FL	2.0	2.0	1740	$4,900	$2.82	24d	1	0.94mi
841 NW 10th St Unit 841C Hallandale Beach, FL	3.0	2.0	1585	$3,200	$2.02	20d	1	0.96mi
841 NW 10th St Hallandale Beach, FL	3.0	2.0	1485	$3,100	$2.09	7d	1	0.96mi
2740 Dewey St Hollywood, FL	3.0	1.0	1191	$2,900	$2.43	12d	1	0.97mi
1239 Washington St Unit 1239 Hollywood, FL	3.0	2.0	1721	$5,600	$3.25	20d	1	0.98mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	2d	1	0.99mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	14d	1	0.99mi
852 NW 8th St #852 Hallandale Beach, FL	3.0	2.0	1170	$2,800	$2.39	22d	1	1.03mi
1229 Jefferson St Hollywood, FL	3.0	2.0	1861	$5,400	$2.90	24d	1	1.03mi

Listing history 23 events

1. 2026-06-18
   days on market $495,000 Active 372 DOM
2. 2026-06-17
   days on market $495,000 Active 371 DOM
3. 2026-06-16
   days on market $495,000 Active 370 DOM
4. 2026-06-15
   days on market $495,000 Active 369 DOM
5. 2026-06-13
   days on market $495,000 Active 367 DOM
6. 2026-06-09
   days on market $495,000 Active 363 DOM
7. 2026-06-07
   days on market $495,000 Active 361 DOM
8. 2026-06-04
   days on market $495,000 Active 358 DOM
9. 2026-06-03
   days on market $495,000 Active 357 DOM
10. 2026-06-02
    days on market $495,000 Active 356 DOM
11. 2026-06-01
    days on market $495,000 Active 355 DOM
12. 2026-05-31
    days on market $495,000 Active 354 DOM
13. 2025-06-11
    listed $495,000 Active
14. 2016-04-01
    soldstatus $158,000 Sold 107-char remark

    Show marketing remark (107 chars)

    DUPLEX. FULL LEASED, EXCELLENT LOCATION. GREAT INCOME, GOOD TENANTS. DO NOT DISTURB OR TALK TO THE TENANTS.

15. 2015-12-20
    status Pending 107-char remark

    Show marketing remark (107 chars)

    DUPLEX. FULL LEASED, EXCELLENT LOCATION. GREAT INCOME, GOOD TENANTS. DO NOT DISTURB OR TALK TO THE TENANTS.

16. 2015-07-15
    price $199,000 107-char remark

    Show marketing remark (107 chars)

    DUPLEX. FULL LEASED, EXCELLENT LOCATION. GREAT INCOME, GOOD TENANTS. DO NOT DISTURB OR TALK TO THE TENANTS.

17. 2015-03-18
    listed $220,000 Active 107-char remark

    Show marketing remark (107 chars)

    DUPLEX. FULL LEASED, EXCELLENT LOCATION. GREAT INCOME, GOOD TENANTS. DO NOT DISTURB OR TALK TO THE TENANTS.

18. 2014-08-04
    historical
19. 2014-06-24
    price $255,000
20. 2014-05-28
    listed $289,000 Active
21. 2013-10-23
    soldstatus $135,000 Sold
22. 2013-08-28
    price $150,000
23. 2013-08-07
    price $165,000

ⓘ 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 5/10 Major FEMA zone X (shaded) · 48% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,392
• − Mortgage interest: −$27,728
• − Property taxes: −$7,425
• − Insurance: −$2,475
• − Repairs & maintenance: −$3,951
• − Management: −$3,951
• − Depreciation: −$14,400
• Taxable loss: −$10,538
• Est. tax savings @ 24.0%: +$2,529
• After-tax cash flow: $499/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): 46,322
• Household income: $56,473
• Rent vs Own: 63.5% rent · 36.5% own
• Severe rent burden: 3948.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% Two or more races 31% White 28% Black 24% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 9% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 48% English-only · Spanish 38% French/Haitian/Cajun 6% 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: ▼ -406.34%
• Current HPI: 524.7664
• Rent YoY: ▲ 0.43%
• 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

+200.0% since first listed

11 events — show timeline

• 2025-06-11 Listed $495,000 MARMLS
• 2016-04-01 Sold (MLS) $158,000 MARMLS
• 2015-12-20 Pending — MARMLS
• 2015-07-15 Price Changed $199,000 MARMLS
• 2015-03-18 Listed $220,000 MARMLS
• 2014-08-04 Listing Removed — MARMLS
• 2014-06-24 Price Changed $255,000 MARMLS
• 2014-05-28 Listed $289,000 MARMLS
• 2013-10-23 Sold (MLS) $135,000 MARMLS
• 2013-08-28 Price Changed $150,000 MARMLS
• 2013-08-07 Price Changed $165,000 MARMLS