2008 Jackson St Unit E9 · Hollywood, FL 33020

$194,000

2 bd · 2.0 ba · 830 sqft · Condo public records · 48 Days on market

Built 1971 $683/mo HOA · 24% 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 +18.0/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional location, steps away from Downtown Hollywood! This two bedroom, two bath property is completely tiled. It features a covered parking spot & is conveniently located near restaurants, shopping & the beach. The building has a secured entry, welcomes all ages & has a pool, laundry facilities & an elevator.

Key facts

• Laundry facilities
• Elevator
• Pool

Tags

• COVERED PARKING SPOT
• SECURED ENTRY
• POOL
• LAUNDRY FACILITIES
• ELEVATOR

Property features AI

Finance

• Other: Pets allowed with limits
• HOA & community: Association with monthly fee; Monthly HOA includes maintenance of structure, pest control, sewer, trash, water, common areas, elevator, and pool; Building amenities: elevator(s), pool, laundry

Exterior

• Parking: Assigned parking; Detached carport (1 covered carport space, total parking listed as 1)
• Security: Gated - no guard
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected; Sewer connected
• Home design: Condominium; Resale property; Faces east; 5-story building
• Construction: Concrete block construction (CBS)
• Exterior features: No waterfront; Shingle roof; Gated community (no guard)

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Unfurnished
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating (central, individual); Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout
• Laundry & utility: Laundry available in the building (association amenity)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $194k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $194k).
• Recommended offer: $188k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Hollywood Central Elementary School (math 22% / reading 32%, grade F, #1,969 of 2,144 statewide, top 94%, 351 students, 68% FRL); Olsen Middle School (math 18% / reading 24%, grade F, #555 of 571 statewide, top 97%, 633 students, 73% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL) — zoned schools average 67% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 590 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).
• At $2,862/mo this rent would consume 61% 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 $1k of loan paydown is wiped out by about $6k 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 48 days — a 3% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $188,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 5.6

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: -14.7%
• Equity multiple: 0.49×
• Total profit: $-27,609
• Equity at exit: $28,926

10-year hold

• IRR: -14.1%
• Equity multiple: 0.33×
• Total profit: $-36,539
• Equity at exit: $16,774

Cash invested: $54,320 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,862 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$314 /mo · $3,773/yr
• Insurance: −$81
• HOA: −$683
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $165

Break-even live

Break-even rent $2,653

Max offer price $194,000

Occupancy floor 89%

Sensitivity live

Price	-10% $275	-5% $220	+0% $165	+5% $111	+10% $56
Rent	-10% $-61	-5% $52	+0% $165	+5% $278	+10% $392
Rate	-1.0pp $263	-0.5pp $215	base $165	+0.5pp $115	+1.0pp $64

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: $48,500
• Closing costs: $5,820
• 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	$3,599	$4.57	16d	171	0.12mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	25d	9	0.25mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,166	$3.83	0d	26	0.26mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	0d	16	0.28mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	3d	35	0.29mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	2d	42	0.32mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	16d	94	0.41mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	16d	25	0.46mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,472	$3.45	0d	63	0.81mi
927 N 17th Ave Unit 1258729P Hollywood, FL	1.0	1.0	818	$5,128	$6.27	18d	1	0.90mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	16d	1	1.04mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	3d	1	1.04mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	25d	1	1.10mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	8d	1	1.10mi
1825 Cleveland St #12 Hollywood, FL	2.0	1.0	857	$2,000	$2.33	13d	1	1.10mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	18d	1	1.14mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	2d	1	1.14mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	19d	1	1.15mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	25d	1	1.15mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	25d	1	1.16mi
1012 N 13th Ter Hollywood, FL	3.0	2.0	1003	$6,500	$6.48	25d	1	1.16mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	18d	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	8d	1	1.17mi
1702 McKinley St #4 Hollywood, FL	2.0	2.0	1024	$2,100	$2.05	25d	1	1.17mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	8d	1	1.18mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	25d	1	1.18mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	25d	1	1.19mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	6d	1	1.19mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	13d	1	1.19mi
2128 Roosevelt St Unit 3 Hollywood, FL	2.0	1.0	850	$2,200	$2.59	0d	1	1.19mi
1816 Roosevelt St Hollywood, FL	2.0	1.0	1010	$2,590	$2.56	8d	1	1.20mi
2832 Fillmore St #18 Hollywood, FL	2.0	2.0	1055	$2,050	$1.94	0d	1	1.20mi
2218 Roosevelt St Hollywood, FL	2.0	2.0	882	$2,600	$2.95	25d	1	1.21mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	25d	1	1.22mi
2111 Roosevelt St Unit 3 Hollywood, FL	1.0	1.0	600	$1,425	$2.38	25d	1	1.22mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	25d	1	1.22mi
1560 McKinley St Unit 101W Hollywood, FL	2.0	2.0	800	$1,800	$2.25	21d	1	1.23mi
2443 Cleveland St Unit 2 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	25d	1	1.23mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	8d	1	1.23mi

HOA detail condo

• Monthly dues: $683 · $8,196/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $194,000 Active 48 DOM
2. 2026-06-18
   days on market $194,000 Active 45 DOM
3. 2026-06-17
   days on market $194,000 Active 44 DOM
4. 2026-06-16
   days on market $194,000 Active 43 DOM
5. 2026-06-15
   days on market $194,000 Active 42 DOM
6. 2026-06-13
   days on market $194,000 Active 40 DOM
7. 2026-06-09
   days on market $194,000 Active 36 DOM
8. 2026-06-08
   days on market $194,000 Active 35 DOM
9. 2026-06-07
   days on market $194,000 Active 34 DOM
10. 2026-06-04
    days on market $194,000 Active 31 DOM
11. 2026-06-03
    days on market $194,000 Active 30 DOM
12. 2026-06-02
    days on market $194,000 Active 29 DOM
13. 2026-06-01
    days on market $194,000 Active 28 DOM
14. 2026-05-31
    days on market $194,000 Active 27 DOM
15. 2026-04-30
    listed $194,000 Active
16. 2005-08-19
    soldstatus $178,600

ⓘ 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: $3,773 · $314/mo
• Projected year-2 tax: $3,773 · $314/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 5/10 Major FEMA zone X (shaded) · 24% 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: $34,345
• − Mortgage interest: −$10,867
• − Property taxes: −$3,773
• − Insurance: −$970
• − Repairs & maintenance: −$2,748
• − Management: −$2,748
• − HOA: −$8,196
• − Depreciation: −$5,644
• Taxable loss: −$600
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $2,129/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

+8.6% since first listed

2 events — show timeline

• 2026-04-30 Listed $194,000 Beaches MLS
• 2005-08-19 Sold (Public Records) $178,600 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,773 · +5.7% YoY. Source: county tax records.