351 Cambridge Rd #104 · Hollywood, FL 33024

$105,000

1 bd · 2.0 ba · 730 sqft · Condo public records · 99 Days on market

Built 1974 $546/mo HOA · 32% 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 +15.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Spacious One Bedroom Condo Unit, Fully Tiled. A clean unit to make it your own. Easy to show by appointment only. Carriage Hills is a Beautiful Community with lots of amenities, The Clubhouse offers a Huge pool with Lake view. Their are 3 pools in this community. Theirs a His & Hers workout room with brand new workout machines. Carriage Hills accepts PETS up to 2 pets (20+ pounds) Maintenance Fee includes Cable & Internet. 1 person must be 55+ nobody under 18 yrs old. Association approval. They require 650 + credit scores and a background check. Information on monthly fee needs to be verified, is close or less. See brokers remarks for showing instructions.

Key facts

• Community amenities
• Lakeside clubhouse
• Assigned parking

Tags

• SCREENED IN PATIO
• ASSIGNED PARKING
• COMMUNITY AMENITIES
• LAKESIDE CLUBHOUSE

Property features AI

Finance

• Other: Pets allowed with breed restrictions; Senior community
• Financial info: Monthly association fee
• HOA & community: Association with monthly fee; HOA amenities: pool, sauna, spa/hot tub, fitness center, basketball court, billiard room, picnic area, storage, hobby room, library, kitchen facilities, trash chute, security; HOA fee includes insurance, grounds maintenance, structure maintenance, pest control, sewer, common area upkeep, hot water, roof repairs, and pool service

Exterior

• Parking: Assigned parking; Guest parking
• Security: Closed-circuit camera(s); Security fence; Security patrol; Entry phone/intercom
• Utilities: Cable available; Sewer service included in association; Electric service
• Home design: Condominium unit; Resale property; 3-story building; Faces south
• Construction: Block/CBS construction
• Exterior features: Screened porch; Porch; Fruit trees on the property; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Ceiling fan(s) for cooling
• Interior features: Electric water heater; Closed-circuit cameras and security patrol; Entry intercom system; Security fence
• Laundry & utility: Washer/dryer connections (standard electric utilities available)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $45 ($540/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Zoned schools: Driftwood Elementary School (math 26% / reading 41%, grade F, #1,758 of 2,144 statewide, top 83%, 522 students, 73% FRL); Driftwood Middle School (math 34% / reading 45%, grade F, #373 of 571 statewide, top 66%, 1,136 students, 71% FRL); Hollywood Hills High School (math 14% / reading 31%, grade F, #539 of 667 statewide, top 81%, 1,718 students, 68% FRL) — zoned schools average 71% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.0%/yr); 326 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $726 of loan paydown is wiped out by about $3k 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 99 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1974 — 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: 1.64% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.42×
• Total profit: $-17,141
• Equity at exit: $15,656

10-year hold

• IRR: -16.5%
• Equity multiple: 0.22×
• Total profit: $-22,981
• Equity at exit: $9,078

Cash invested: $29,400 (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 33024

• Rents YoY: 1.0%
• Active inventory: 326
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$551
• Tax from tax record: −$174 /mo · $2,085/yr
• Insurance: −$44
• HOA: −$546
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $45

Break-even live

Break-even rent $1,663

Max offer price $105,000

Occupancy floor 92%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 Berkley Rd #209 Hollywood, FL	1.0	1.5	650	$1,600	$2.46	24d	1	0.10mi
251 Berkley Rd #209 Hollywood, FL	1.0	1.5	650	$1,600	$2.46	2d	1	0.10mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$1,600	$1.90	21d	2	0.26mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$1,600	$1.90	5d	2	0.26mi
6761 Allen St Unit 6761 Hollywood, FL	1.0	1.0	350	$1,600	$4.57	24d	1	0.37mi
7400 Stirling Rd Hollywood, FL	2.0	1.0	610	$1,844	$3.02	8d	11	0.40mi
7550 Stirling Rd Hollywood, FL	1.0–2.0	1.0–2.0	872	$1,725	$1.98	1d	7	0.57mi
7025 Stirling Rd Davie, FL	1.0–3.0	1.0–2.0	1044	$2,199	$2.11	3d	17	0.63mi
7610 Stirling Rd Unit 204C Hollywood, FL	1.0	1.0	750	$1,675	$2.23	15d	1	0.71mi
7610 Stirling Rd Hollywood, FL	1.0	1.0	750	$1,675	$2.23	24d	2	0.72mi
5060 SW 64th Ave #102 Davie, FL	2.0	2.0	742	$2,150	$2.90	24d	1	1.00mi
6820 Scott St Unit NA Hollywood, FL	—	1.0	400	$1,250	$3.12	24d	1	1.11mi
7151 Taft St Unit B Hollywood, FL	1.0	1.0	500	$1,000	$2.00	24d	1	1.34mi
7121 Taft St Unit A Hollywood, FL	—	1.0	400	$1,250	$3.12	24d	1	1.35mi
6350 Griffin Rd Unit 1X1 Davie, FL	1.0	1.0	611	$2,195	$3.59	24d	1	1.40mi
6601 SW 46th St Unit 106 Davie, FL	1.0	1.0	650	$1,575	$2.42	24d	1	1.42mi

HOA detail condo

• Monthly dues: $546 · $6,552/yr
• Likely covers: internetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $105,000 Active 99 DOM
2. 2026-06-17
   days on market $105,000 Active 98 DOM
3. 2026-06-16
   days on market $105,000 Active 97 DOM
4. 2026-06-15
   days on market $105,000 Active 96 DOM
5. 2026-06-13
   pricedays on market $105,000 Active 94 DOM
6. 2026-06-09
   days on market $109,900 Active 90 DOM
7. 2026-06-07
   days on market $109,900 Active 88 DOM
8. 2026-06-04
   pricedays on market $109,900 Active 85 DOM
9. 2026-06-03
   days on market $114,500 Active 84 DOM
10. 2026-06-02
    days on market $114,500 Active 83 DOM
11. 2026-06-01
    days on market $114,500 Active 82 DOM
12. 2026-05-31
    days on market $114,500 Active 81 DOM
13. 2026-03-27
    price $114,500
14. 2026-03-05
    listed $129,900 Active
15. 2023-02-02
    soldstatus $128,500
16. 2023-02-01
    soldstatus $128,500 Closed 678-char remark

    Show marketing remark (678 chars)

    A Spacious One Bedroom Condo Unit, Fully Tiled. A clean unit to make it your own. Easy to show by appointment only. Carriage Hills is a Beautiful Community with lots of amenities, The Clubhouse offers a Huge pool with Lake view. Their are 3 pools in this community. Theirs a His & Hers workout room with brand new workout machines. Carriage Hills accepts PETS up to 2 pets (20+ pounds) Maintenance Fee includes Cable & Internet. 1 person must be 55+ nobody under 18 yrs old. Association approval. They require 650 + credit scores and a background check. Information on monthly fee needs to be verified, is close or less. See brokers remarks for showing instructions.

17. 2022-12-23
    status Pending 678-char remark

    Show marketing remark (678 chars)

    A Spacious One Bedroom Condo Unit, Fully Tiled. A clean unit to make it your own. Easy to show by appointment only. Carriage Hills is a Beautiful Community with lots of amenities, The Clubhouse offers a Huge pool with Lake view. Their are 3 pools in this community. Theirs a His & Hers workout room with brand new workout machines. Carriage Hills accepts PETS up to 2 pets (20+ pounds) Maintenance Fee includes Cable & Internet. 1 person must be 55+ nobody under 18 yrs old. Association approval. They require 650 + credit scores and a background check. Information on monthly fee needs to be verified, is close or less. See brokers remarks for showing instructions.

18. 2022-12-19
    price $129,777 678-char remark

    Show marketing remark (678 chars)

    A Spacious One Bedroom Condo Unit, Fully Tiled. A clean unit to make it your own. Easy to show by appointment only. Carriage Hills is a Beautiful Community with lots of amenities, The Clubhouse offers a Huge pool with Lake view. Their are 3 pools in this community. Theirs a His & Hers workout room with brand new workout machines. Carriage Hills accepts PETS up to 2 pets (20+ pounds) Maintenance Fee includes Cable & Internet. 1 person must be 55+ nobody under 18 yrs old. Association approval. They require 650 + credit scores and a background check. Information on monthly fee needs to be verified, is close or less. See brokers remarks for showing instructions.

19. 2022-12-05
    listed $139,999 Active 678-char remark

    Show marketing remark (678 chars)

    A Spacious One Bedroom Condo Unit, Fully Tiled. A clean unit to make it your own. Easy to show by appointment only. Carriage Hills is a Beautiful Community with lots of amenities, The Clubhouse offers a Huge pool with Lake view. Their are 3 pools in this community. Theirs a His & Hers workout room with brand new workout machines. Carriage Hills accepts PETS up to 2 pets (20+ pounds) Maintenance Fee includes Cable & Internet. 1 person must be 55+ nobody under 18 yrs old. Association approval. They require 650 + credit scores and a background check. Information on monthly fee needs to be verified, is close or less. See brokers remarks for showing instructions.

20. 2016-03-17
    soldstatus $41,000
21. 1990-09-28
    soldstatus $35,000
22. 1987-07-01
    soldstatus $31,000

ⓘ 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: $2,085 · $174/mo
• Projected year-2 tax: $2,085 · $174/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: $20,644
• − Mortgage interest: −$5,882
• − Property taxes: −$2,085
• − Insurance: −$525
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − HOA: −$6,552
• − Depreciation: −$3,055
• Taxable loss: −$757
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $721/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): 76,585
• Household income: $80,061
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 2813.0

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: Hispanic / Latino 52% Two or more races 23% White 22% Black 17% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 13% Dominican 5%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 44% English-only · Spanish 46% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -442.20%
• Current HPI: 464.3405
• Rent YoY: ▲ 1.01%
• 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

+269.4% since first listed

10 events — show timeline

• 2026-03-27 Price Changed $114,500 Beaches MLS
• 2026-03-05 Listed $129,900 Beaches MLS
• 2023-02-02 Sold (Public Records) $128,500 Public Records
• 2023-02-01 Sold (MLS) $128,500 MARMLS
• 2022-12-23 Pending — MARMLS
• 2022-12-19 Price Changed $129,777 MARMLS
• 2022-12-05 Listed $139,999 MARMLS
• 2016-03-17 Sold (Public Records) $41,000 Public Records
• 1990-09-28 Sold (Public Records) $35,000 Public Records
• 1987-07-01 Sold (Public Records) $31,000 Public Records

Property tax history

+17.9%/yr

Latest (2025): $2,085 · +3.5% YoY. Source: county tax records.