1958 Monroe St #107 · Hollywood, FL 33020

$134,999

1 bd · 1.0 ba · 620 sqft · Condo public records · 383 Days on market

Built 1966 $699/mo HOA · 34% of rent

---

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).

• 1% rule +10.0/10.0
• Cash flow +9.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spectacular and completely upgraded 1/1 unit condo on first floor in the heart of downtown Hollywood! Unit is very clean with newer appliances, walking closet, new stove, newer refrigerator, freshly painting, Walking distance to nightlife and restaurants, Publix, Walgreen, nightclubs , sport bars, walking at Arts Park at Young Circle! 5-7 minutes driving distance to Hollywood beach, and Broad walk. Easy to rent! All ages! Convenient to Ft. Lauderdale airport, Minutes from Aventura Mall and Hard Rock Guitar, casinos and shopping. Great for investors! 1 assign parking! Water and sewer are included. Tenant occupied. Assessment coming soon negotiable! Motivated seller! All ages!

Key facts

• New stove
• Newer appliances
• First floor

Tags

• FIRST FLOOR
• NEWER APPLIANCES
• NEW STOVE
• NEWER REFRIGERATOR
• WALKING DISTANCE TO NIGHTLIFE
• WALKING DISTANCE TO ARTS PARK

Property features AI

Finance

• Other: Pets allowed with restrictions or possible restrictions; conditional or not allowed depending on rules
• HOA & community: Monthly association fee of $699; HOA covers hot water, laundry, pest control, sewer, trash and water; Association amenities include laundry and elevator(s)

Exterior

• Parking: Assigned parking (one space)
• Security: Smoke detector(s)
• Utilities: Has cooling; Has heating
• Home design: Attached property; 3-story building; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: No additional exterior features listed

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile; Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Exterior lighting; Smoke detector(s)
• Laundry & utility: Shared laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (10.9% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL).
• Market conditions: Rents flat; 591 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 44% of the median local income ($56k/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 $933 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 383 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $84k; list at $135k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $118,799 (12.0% 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 383 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.53% ✓
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 5.4

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: -25.9%
• Equity multiple: 0.16×
• Total profit: $-31,889
• Equity at exit: $20,129

10-year hold

• IRR: -52.7%
• Equity multiple: -0.40×
• Total profit: $-52,837
• Equity at exit: $11,672

Cash invested: $37,800 (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: 591
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$708
• Tax from tax record: −$253 /mo · $3,032/yr
• Insurance: −$56
• HOA: −$699
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-83

Break-even live

Break-even rent $2,172

Max offer price $120,255

Occupancy floor 99%

Sensitivity live

Price	-10% $-7	-5% $-45	+0% $-83	+5% $-122	+10% $-160
Rent	-10% $-247	-5% $-165	+0% $-83	+5% $-2	+10% $80
Rate	-1.0pp $-15	-0.5pp $-49	base $-83	+0.5pp $-118	+1.0pp $-154

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	17d	171	0.19mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	26d	9	0.27mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	4d	35	0.31mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,822	$2.59	0d	26	0.32mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	0d	15	0.33mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,644	$4.14	0d	42	0.35mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	17d	94	0.45mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	17d	25	0.52mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,823	$2.81	0d	63	0.74mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	26d	1	0.82mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	26d	1	0.82mi
2815 Madison St Hollywood, FL	1.0	1.0	400	$1,200	$3.00	0d	1	1.04mi
2829 Van Buren St #208 Hollywood, FL	—	1.0	460	$1,300	$2.83	15d	1	1.10mi
2806 Taylor St Hollywood, FL	—	1.0	450	$1,449	$3.22	9d	1	1.13mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	9d	1	1.13mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	26d	1	1.13mi
1927 Cleveland St Unit 1542853P Hollywood, FL	—	1.0	570	$2,796	$4.91	0d	1	1.16mi
836 NW 10th St Unit 4 Hallandale Beach, FL	—	1.0	423	$1,250	$2.96	26d	1	1.17mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	5d	1	1.17mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	9d	1	1.17mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	26d	1	1.18mi
2915 Jackson St Unit 12 Hollywood, FL	1.0	1.0	500	$1,425	$2.85	17d	1	1.18mi
2915 Jackson St Hollywood, FL	1.0	1.0	500	$1,399	$2.80	0d	1	1.18mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,400	$3.17	26d	1	1.19mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	17d	48	1.20mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	3d	1	1.21mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	19d	1	1.21mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	9d	1	1.21mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	26d	1	1.21mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	26d	1	1.22mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	20d	1	1.22mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	18d	1	1.24mi
1533 Cleveland St Hollywood, FL	1.0	1.0	512	$1,200	$2.34	26d	1	1.26mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	18d	1	1.27mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	26d	1	1.29mi
2111 Roosevelt St Unit 3 Hollywood, FL	1.0	1.0	600	$1,425	$2.38	26d	1	1.29mi
2443 Cleveland St Unit 2 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	26d	1	1.29mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$1,595	$1.99	26d	1	1.30mi
1560 McKinley St Unit 115w Hollywood, FL	1.0	1.5	665	$1,500	$2.26	5d	1	1.30mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	9d	1	1.30mi

HOA detail condo

• Monthly dues: $699 · $8,388/yr
• Likely covers: watersewer
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $134,999 Active 383 DOM
2. 2026-06-18
   days on market $134,999 Active 380 DOM
3. 2026-06-17
   days on market $134,999 Active 379 DOM
4. 2026-06-16
   days on market $134,999 Active 378 DOM
5. 2026-06-15
   days on market $134,999 Active 377 DOM
6. 2026-06-13
   days on market $134,999 Active 375 DOM
7. 2026-06-09
   days on market $134,999 Active 371 DOM
8. 2026-06-07
   days on market $134,999 Active 369 DOM
9. 2026-06-04
   days on market $134,999 Active 366 DOM
10. 2026-06-03
    days on market $134,999 Active 365 DOM
11. 2026-06-02
    days on market $134,999 Active 364 DOM
12. 2026-06-01
    days on market $134,999 Active 363 DOM
13. 2026-05-31
    days on market $134,999 Active 362 DOM
14. 2025-06-12
    status Active
15. 2025-06-10
    historical Active Under Contract
16. 2025-06-03
    listed $118,888 Active
17. 2024-06-04
    historical $1,695
18. 2024-05-14
    price $1,695
19. 2024-05-03
    price $1,750
20. 2024-04-27
    price $1,725
21. 2024-04-13
    listed $1,825
22. 2019-01-15
    soldstatus $84,500
23. 2005-10-04
    soldstatus $115,000
24. 2003-04-10
    soldstatus $58,500
25. 2001-01-05
    soldstatus $27,800
26. 2000-05-01
    soldstatus $22,300
27. 1968-01-01
    soldstatus $9,500
28. 1967-12-01
    soldstatus $9,500

ⓘ 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: $3,032 · $253/mo
• Projected year-2 tax: $3,032 · $253/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,796
• − Mortgage interest: −$7,562
• − Property taxes: −$3,032
• − Insurance: −$675
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − HOA: −$8,388
• − Depreciation: −$3,927
• Taxable loss: −$2,756
• Est. tax savings @ 24.0%: +$661
• After-tax cash flow: $-340/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

+1151.5% since first listed

15 events — show timeline

• 2025-06-12 Relisted — MARMLS
• 2025-06-10 Contingent — MARMLS
• 2025-06-03 Listed $118,888 MARMLS
• 2024-06-04 Rental Removed $1,695 GFLMLS
• 2024-05-14 Price Changed $1,695 GFLMLS
• 2024-05-03 Price Changed $1,750 GFLMLS
• 2024-04-27 Price Changed $1,725 GFLMLS
• 2024-04-13 Listed for Rent $1,825 GFLMLS
• 2019-01-15 Sold (Public Records) $84,500 Public Records
• 2005-10-04 Sold (Public Records) $115,000 Public Records
• 2003-04-10 Sold (Public Records) $58,500 Public Records
• 2001-01-05 Sold (Public Records) $27,800 Public Records
• 2000-05-01 Sold (Public Records) $22,300 Public Records
• 1968-01-01 Sold (Public Records) $9,500 Public Records
• 1967-12-01 Sold (Public Records) $9,500 Public Records

Property tax history

+12.3%/yr

Latest (2025): $3,032 · +7.6% YoY. Source: county tax records.