1629 Mayo St · Hollywood, FL 33020

$670,000

6 bd · 6.0 ba · 1,671 sqft · MultiFamily · 67 Days on market

Built 1964 Good condition

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Why this score? — see what drove the B- 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• 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

Fantastic location, very desirable area, rentals don't last, minutes from the beach, outdoor activity, great restaurants, close to shopping malls and casinos. Stable community. 2/1 and 1/1 duplex. Nice size units, landscaped, fenced yard, quiet street, p arking spaces in back.

Key facts

• Unique duplex
• Independent units
• Unbeatable location

Tags

• UNIQUE DUPLEX
• INDEPENDENT UNITS
• ABUNDANT NATURAL LIGHT
• UNBEATABLE LOCATION

Property features AI

Finance

• Financial info: Unit rents reported: $1,900 (1-bed), $2,300 (2-bed), one unit listed with $0 actual rent; Some units are month-to-month

Exterior

• Parking: Open parking
• Utilities: Public sewer; Cable not available
• Home design: Single-story building; Resale property; Zoned RS-6
• Construction: Block construction; Shingle roof
• Exterior features: Open parking (total 2 parking spaces); Lot smaller than a quarter acre

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: One 1-bedroom unit (month-to-month); One 2-bedroom unit (month-to-month); One efficiency unit
• Flooring: Marble
• Bathrooms: Each unit includes one full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Marble flooring
• Laundry & utility: Washer; Dryer; Washer/Dryer hookups; Electric meter

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $670k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $927/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $670k).
• Recommended offer: $630k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $8,747/mo this rent would consume 186% 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 $5k of loan paydown is wiped out by about $20k 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 67 days — a 6% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $210k; list at $670k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $629,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.31% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.58%
• DSCR: 1.65
• GRM: 6.4

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: -1.8%
• Equity multiple: 0.94×
• Total profit: $-12,186
• Equity at exit: $99,899

10-year hold

• IRR: 4.7%
• Equity multiple: 1.30×
• Total profit: $57,035
• Equity at exit: $57,929

Cash invested: $187,600 (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: 590
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $8,747 high
• Mortgage (P&I): −$3,514
• Tax est. 1.5%: −$838 /mo · $10,050/yr
• Insurance: −$279
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,837
• Net cashflow: $1,853

Break-even live

Break-even rent $6,401

Max offer price $670,000

Occupancy floor 74%

Sensitivity live

Price	-10% $2,316	-5% $2,085	+0% $1,853	+5% $1,622	+10% $1,390
Rent	-10% $1,162	-5% $1,508	+0% $1,853	+5% $2,199	+10% $2,544
Rate	-1.0pp $2,191	-0.5pp $2,024	base $1,853	+0.5pp $1,680	+1.0pp $1,503

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$8,746
Total (2 units)			$8,747

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: $167,500
• Closing costs: $20,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1640 Jefferson St Hollywood, FL	5.0	2.0	1750	$8,995	$5.14	25d	1	0.47mi
1223 Jackson St Unit 1223 Hollywood, FL	5.0	3.0	2020	$12,000	$5.94	9d	1	0.90mi
113 SW 2nd St Hallandale Beach, FL	5.0	2.0	1866	$6,000	$3.22	20d	1	1.26mi
1228 Johnson St Hollywood, FL	5.0	3.0	1880	$8,500	$4.52	15d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $670,000 Active 67 DOM
2. 2026-06-18
   days on market $670,000 Active 64 DOM
3. 2026-06-17
   days on market $670,000 Active 63 DOM
4. 2026-06-16
   days on market $670,000 Active 62 DOM
5. 2026-06-15
   days on market $670,000 Active 61 DOM
6. 2026-06-13
   days on market $670,000 Active 59 DOM
7. 2026-06-09
   days on market $670,000 Active 55 DOM
8. 2026-06-08
   days on market $670,000 Active 54 DOM
9. 2026-06-07
   days on market $670,000 Active 53 DOM
10. 2026-06-04
    days on market $670,000 Active 50 DOM
11. 2026-06-03
    days on market $670,000 Active 49 DOM
12. 2026-06-02
    days on market $670,000 Active 48 DOM
13. 2026-06-01
    days on market $670,000 Active 47 DOM
14. 2026-05-31
    days on market $670,000 Active 46 DOM
15. 2026-04-15
    listed $670,000 Active
16. 2015-04-15
    soldstatus $210,000 Sold 278-char remark

    Show marketing remark (278 chars)

    Fantastic location, very desirable area, rentals don't last, minutes from the beach, outdoor activity, great restaurants, close to shopping malls and casinos. Stable community. 2/1 and 1/1 duplex. Nice size units, landscaped, fenced yard, quiet street, p arking spaces in back.

17. 2015-02-16
    status Pending 278-char remark

    Show marketing remark (278 chars)

    Fantastic location, very desirable area, rentals don't last, minutes from the beach, outdoor activity, great restaurants, close to shopping malls and casinos. Stable community. 2/1 and 1/1 duplex. Nice size units, landscaped, fenced yard, quiet street, p arking spaces in back.

18. 2015-01-12
    listed $230,000 Active 278-char remark

    Show marketing remark (278 chars)

    Fantastic location, very desirable area, rentals don't last, minutes from the beach, outdoor activity, great restaurants, close to shopping malls and casinos. Stable community. 2/1 and 1/1 duplex. Nice size units, landscaped, fenced yard, quiet street, p arking spaces in back.

ⓘ 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 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $104,964
• − Mortgage interest: −$37,530
• − Property taxes: −$10,050
• − Insurance: −$8,468
• − Repairs & maintenance: −$8,397
• − Management: −$8,397
• − Depreciation: −$19,491
• Taxable income: $12,630
• Est. tax owed @ 24.0%: −$3,031
• After-tax cash flow: $19,209/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained, recently updated multi-family property offers a good investment opportunity with minimal repairs needed. The updated interiors and curb appeal make it ready for immediate rental or resale.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value
• Both Painting exterior — Fresh paint can improve the home's appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑
• Both Painting exterior — Fresh paint can improve the home's appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+191.3% since first listed

4 events — show timeline

• 2026-04-15 Listed $670,000 MARMLS
• 2015-04-15 Sold (MLS) $210,000 MARMLS
• 2015-02-16 Pending — MARMLS
• 2015-01-12 Listed $230,000 MARMLS