1922 Jefferson St · Hollywood, FL 33020

$899,999

None bd · None ba · 2,262 sqft · MultiFamily · 102 Days on market

Built 1959 Est $638k · 41% over

---

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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

ATTENTION INVESTORS! Prime real estate with the intention of becoming a 6 to 12 unit property (depending on architecture design). The property does need some TLC to maximize the rental value in this market, in addition, all units are vacant with ecseption to one that is currently month to month. Kindly drive by the property before asking to see the property. DO NOT DISTURB TENANT. PLEASE SEE BROKERS REMARKS! Current the property is a fourplex with a 3 bedrooms & 2 bathroom and three - 1 bedroom and 1 bathroom units. The fifth and sixth unit is awaiting approval from the City of Hollywood.

Key facts

• Built 1959
• Listed 101 days

Property features AI

Finance

• Financial info: Total of 4 units; 44 units in the community
• HOA & community: Association covers trash and water

Exterior

• Utilities: Public sewer; Cable not available
• Home design: Quadruplex; One-story building; Resale property
• Construction: Stucco construction; Composition, flat, shingle and tile roof types
• Exterior features: Front porch

Interior

• Flooring: Tile; Wood
• Heating & cooling: Central heating; Separate meters for heating; Window/wall heating units; Central air conditioning; Wall/window air conditioning units
• Interior features: Tile and wood flooring

What this means for you Summary

Snapshot

• This is a 1×3bd/2.0ba + 3×1bd/1.0ba units multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $291/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $900k).
• Recommended offer: $819k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $9,345/mo this rent would consume 199% 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 $6k of loan paydown is wiped out by about $27k 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 ($819k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $818,999 (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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.04% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $637,884
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2226 Taylor St	0.68mi	—/—	2,030 (-10%)	2mo	$573,000	$282	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-95,195
• Equity at exit: $134,193

10-year hold

• IRR: -5.4%
• Equity multiple: 0.69×
• Total profit: $-78,783
• Equity at exit: $77,815

Cash invested: $252,000 (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: 590
• Price-to-rent: 23.1×

Monthly cashflow live

• Estimated rent: $9,345 high
• Mortgage (P&I): −$4,720
• Tax est. 1.5%: −$1,125 /mo · $13,500/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,962
• Net cashflow: $1,163

Break-even live

Break-even rent $7,873

Max offer price $899,999

Occupancy floor 83%

Sensitivity live

Price	-10% $1,785	-5% $1,474	+0% $1,163	+5% $852	+10% $541
Rent	-10% $425	-5% $794	+0% $1,163	+5% $1,532	+10% $1,901
Rate	-1.0pp $1,616	-0.5pp $1,392	base $1,163	+0.5pp $930	+1.0pp $692

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$3,252
▸ 3× units	1	1	$6,093
Total (4 units)			$9,345

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 S 19th Ave Unit 706 Hollywood, FL	3.0	2.0	1727	$4,350	$2.52	18d	1	0.06mi
706 S 19th Ave Hollywood, FL	3.0	2.0	1727	$3,950	$2.29	9d	1	0.06mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,166	$3.83	0d	26	0.36mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	0d	15	0.42mi
1639 Van Buren St Hollywood, FL	3.0	3.0	1669	$5,300	$3.18	25d	1	0.45mi
1619 Harrison St Hollywood, FL	3.0	2.5	2305	$3,900	$1.69	0d	1	0.52mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	16d	1	0.55mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	3d	1	0.55mi
1619 Hollywood Blvd Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	25d	1	0.57mi
1619 Hollywood Blvd Unit 1619 Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	9d	1	0.57mi
1430 Polk St Unit 1430 Hollywood, FL	3.0	3.0	2781	$8,000	$2.88	25d	1	0.79mi
1313 Madison St Hollywood, FL	2.0	2.0	1740	$4,900	$2.82	25d	1	0.81mi
2618 Monroe St Unit B Hollywood, FL	1.0	1.0	2121	$1,700	$0.80	25d	1	0.86mi
1239 Washington St Unit 1239 Hollywood, FL	3.0	2.0	1721	$5,600	$3.25	22d	1	0.90mi
1241 S 13th Ave Unit 1241 Hollywood, FL	3.0	2.5	2514	$8,000	$3.18	25d	1	0.91mi
1229 Jefferson St Hollywood, FL	3.0	2.0	1861	$5,400	$2.90	25d	1	0.92mi
1230 Hollywood Blvd Hollywood, FL	3.0	2.0	1902	$4,500	$2.37	23d	1	0.97mi
1200 Hollywood Blvd Hollywood, FL	3.0	2.0	2011	$4,000	$1.99	0d	1	1.03mi
1240 Pierce St Unit 1240 Hollywood, FL	3.0	2.0	1673	$5,500	$3.29	6d	1	1.10mi
1240 Pierce St Unit 1240 Hollywood, FL	3.0	2.0	1673	$6,500	$3.89	25d	1	1.10mi
2424 Grant St Unit A Hollywood, FL	3.0	2.0	1905	$3,600	$1.89	25d	1	1.10mi
1141 Hollywood Blvd Hollywood, FL	3.0	4.0	1829	$6,200	$3.39	4d	1	1.11mi
1124 NE 6th St Hallandale Beach, FL	3.0	2.0	1892	$5,495	$2.90	25d	1	1.11mi
1101 NE 5th St Hallandale Beach, FL	2.0	2.0	2200	$6,200	$2.82	18d	1	1.11mi
841 NW 10th St Unit 841C Hallandale Beach, FL	3.0	2.0	1585	$3,200	$2.02	21d	1	1.16mi
2835 Dewey St Hollywood, FL	1.0	1.0	2400	$1,100	$0.46	25d	1	1.16mi
1041 Washington St Hollywood, FL	3.0	2.0	1699	$4,000	$2.35	25d	1	1.19mi
1251 Lincoln St Hollywood, FL	3.0	2.0	1590	$3,700	$2.33	25d	1	1.20mi
1529 Shoreline Way Hollywood, FL	3.0	2.5	1784	$7,500	$4.20	8d	1	1.20mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.0	1784	$7,500	$4.20	2d	1	1.21mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.5	1784	$7,750	$4.34	13d	1	1.21mi
2911 Monroe St Hollywood, FL	3.0	2.0	1645	$5,200	$3.16	25d	1	1.22mi
1841 Cleveland St Unit 1-4 Hollywood, FL	1.0	1.0	3102	$1,975	$0.64	9d	1	1.23mi
1060 Tyler St Hollywood, FL	3.0	2.5	1704	$4,600	$2.70	4d	1	1.23mi
1922 McKinley St Unit 3 Hollywood, FL	1.0	2.0	2573	$1,800	$0.70	25d	1	1.25mi
1838 McKinley St Unit 1-3 Hollywood, FL	1.0	1.0	1911	$1,600	$0.84	16d	1	1.25mi
1016 Harrison St Hollywood, FL	3.0	2.0	1667	$5,500	$3.30	25d	1	1.27mi
2847 Polk St Unit 2 Hollywood, FL	2.0	1.0	2294	$2,500	$1.09	6d	1	1.27mi
2847 Polk St Unit 3 Hollywood, FL	1.0	1.0	2294	$1,850	$0.81	6d	1	1.27mi
2847 Polk St Unit 1 Hollywood, FL	2.0	1.0	2294	$2,600	$1.13	6d	1	1.27mi

Listing history 24 events

1. 2026-06-21
   days on market $899,999 Active 102 DOM
2. 2026-06-18
   days on market $899,999 Active 99 DOM
3. 2026-06-17
   days on market $899,999 Active 98 DOM
4. 2026-06-16
   days on market $899,999 Active 97 DOM
5. 2026-06-15
   days on market $899,999 Active 96 DOM
6. 2026-06-13
   days on market $899,999 Active 94 DOM
7. 2026-06-09
   days on market $899,999 Active 90 DOM
8. 2026-06-07
   days on market $899,999 Active 88 DOM
9. 2026-06-04
   days on market $899,999 Active 85 DOM
10. 2026-06-03
    days on market $899,999 Active 84 DOM
11. 2026-06-02
    days on market $899,999 Active 83 DOM
12. 2026-06-01
    days on market $899,999 Active 82 DOM
13. 2026-05-31
    days on market $899,999 Active 81 DOM
14. 2024-04-18
    listed $899,999 Active
15. 2024-01-31
    historical
16. 2023-12-11
    price $899,000
17. 2023-06-23
    listed $990,000 Active
18. 2022-01-18
    status Pending
19. 2022-01-18
    historical
20. 2021-11-08
    listed $800,000 Active
21. 2021-05-02
    historical
22. 2020-05-03
    listed $690,000 Active
23. 2019-10-10
    historical
24. 2019-09-19
    listed $465,000

ⓘ 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) · 49% 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: $112,140
• − Mortgage interest: −$50,414
• − Property taxes: −$13,500
• − Insurance: −$4,500
• − Repairs & maintenance: −$8,971
• − Management: −$8,971
• − Depreciation: −$26,182
• Taxable loss: −$398
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $14,050/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

+93.5% since first listed

11 events — show timeline

• 2024-04-18 Listed $899,999 Beaches MLS
• 2024-01-31 Listing Removed — MARMLS
• 2023-12-11 Price Changed $899,000 MARMLS
• 2023-06-23 Listed $990,000 MARMLS
• 2022-01-18 Pending — MARMLS
• 2022-01-18 Listing Removed — MARMLS
• 2021-11-08 Listed $800,000 MARMLS
• 2021-05-02 Listing Removed — MARMLS
• 2020-05-03 Listed $690,000 MARMLS
• 2019-10-10 Listing Removed — Beaches MLS
• 2019-09-19 Listed $465,000 Beaches MLS