1811 Jefferson St #601 · Hollywood, FL 33020

$199,000

2 bd · 2.0 ba · 1,332 sqft · Condo public records · 286 Days on market

Built 1970 $1271/mo HOA · 33% 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 +19.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 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

Welcome to this stunning 2-bedroom, 2-bathroom corner unit condo in the heart of Hollywood! • This condo boasts a modernized kitchen with newer stainless steel appliances •Tiled and laminate floors throughout • A spacious living area • Updated bathrooms • Ample closet space • The building offers convenient amenities, including a storage room and laundry facilities on each floor, plus covered parking with direct access to the building. Ideally located in Downtown Hollywood, you'll be just minutes from Hollywood Beach, Young Circle Arts Park, shops, restaurants, and more! Building has 25%+ reserves, see attached. No rental restrictions, Lease right away! New Roof

Key facts

• Modernized kitchen
• Spacious living area
• Ample closet space

Tags

• CORNER UNIT
• MODERNIZED KITCHEN
• TILED AND LAMINATE FLOORS
• SPACIOUS LIVING AREA
• UPDATED BATHROOMS
• AMPLE CLOSET SPACE

Property features AI

Finance

• Other: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association fee covers common areas, laundry, grounds maintenance, structure maintenance, reserve fund, roof, sewer, trash, and water; Community amenities include laundry facilities, storage, and elevator(s)

Exterior

• Parking: Assigned parking; Guest parking; One designated space
• Security: Secured lobby; Smoke detectors
• Utilities: Cable available
• Home design: 8-story building; Entry on level 6
• Construction: Block construction; Effective year built
• Exterior features: Courtyard; Updated/remodeled condition; Property is attached

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Self-cleaning oven; Garbage disposal; Electric water heater
• Bedrooms: Entry located on level 6
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Blinds on windows; Closet cabinetry; Pantry; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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).
• At $3,814/mo this rent would consume 81% 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 286 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $28k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: major 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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 1.92% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 4.3

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: -14.4%
• Equity multiple: 0.51×
• Total profit: $-27,455
• Equity at exit: $29,672

10-year hold

• IRR: -16.8%
• Equity multiple: 0.28×
• Total profit: $-40,242
• Equity at exit: $17,206

Cash invested: $55,720 (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: 4.3×

Monthly cashflow live

• Estimated rent: $3,814 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$404 /mo · $4,849/yr
• Insurance: −$83
• HOA: −$1,271
• Vacancy / Maint / Mgmt: −$801
• Net cashflow: $212

Break-even live

Break-even rent $3,546

Max offer price $199,000

Occupancy floor 89%

Sensitivity live

Price	-10% $324	-5% $268	+0% $212	+5% $155	+10% $99
Rent	-10% $-90	-5% $61	+0% $212	+5% $362	+10% $513
Rate	-1.0pp $312	-0.5pp $262	base $212	+0.5pp $160	+1.0pp $108

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 S 19th Ave Hollywood, FL	3.0	2.0	1727	$3,950	$2.29	9d	1	0.07mi
706 S 19th Ave Unit 706 Hollywood, FL	3.0	2.0	1727	$4,350	$2.52	19d	1	0.07mi
1715 Jefferson St Hollywood, FL	3.0	2.0	1479	$4,200	$2.84	23d	1	0.16mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	26d	9	0.21mi
1938 Jackson St Hollywood, FL	2.0	2.0	1170	$3,600	$3.08	26d	1	0.22mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	4d	35	0.24mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	0d	42	0.28mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	17d	171	0.32mi
1720 Harrison St #1725 Hollywood, FL	2.0	1.5	1320	$4,400	$3.33	12d	1	0.33mi
1720 Harrison St Unit 1523019P Hollywood, FL	2.0	1.5	1313	$5,107	$3.89	0d	1	0.34mi
1639 Van Buren St Hollywood, FL	3.0	3.0	1669	$5,300	$3.18	26d	1	0.36mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,166	$3.83	0d	26	0.36mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	4d	1	0.47mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	16d	1	0.47mi
1619 Hollywood Blvd Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	26d	1	0.49mi
1619 Hollywood Blvd Unit 1619 Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	9d	1	0.49mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	17d	25	0.51mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	0d	15	0.52mi
1403 Adams St Hollywood, FL	3.0	2.0	1459	$4,500	$3.08	26d	1	0.56mi
1403 Adams St Unit 1403 Hollywood, FL	3.0	2.0	1459	$4,200	$2.88	26d	1	0.56mi
1912 Taylor St Hollywood, FL	2.0	2.0	1440	$3,500	$2.43	26d	1	0.56mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	26d	1	0.59mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	17d	94	0.64mi
1313 Madison St Hollywood, FL	2.0	2.0	1740	$4,900	$2.82	26d	1	0.69mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,472	$3.45	0d	63	0.70mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	26d	1	0.76mi
1239 Washington St Unit 1239 Hollywood, FL	3.0	2.0	1721	$5,600	$3.25	22d	1	0.78mi
1229 Jefferson St Hollywood, FL	3.0	2.0	1861	$5,400	$2.90	26d	1	0.79mi
1141 Hollywood Blvd Hollywood, FL	3.0	4.0	1829	$6,200	$3.39	4d	1	0.99mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	26d	1	0.99mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	13d	1	0.99mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	7d	1	0.99mi
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	23d	1	1.00mi
1240 Pierce St Unit 1240 Hollywood, FL	3.0	2.0	1673	$5,500	$3.29	7d	1	1.01mi
1240 Pierce St Unit 1240 Hollywood, FL	3.0	2.0	1673	$6,500	$3.89	26d	1	1.01mi
2648 Washington St Hollywood, FL	2.0	1.0	1193	$2,800	$2.35	26d	1	1.06mi
1041 Washington St Hollywood, FL	3.0	2.0	1699	$4,000	$2.35	26d	1	1.06mi
1529 Shoreline Way Hollywood, FL	3.0	2.5	1784	$7,500	$4.20	9d	1	1.09mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.0	1784	$7,500	$4.20	3d	1	1.09mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.5	1784	$7,750	$4.34	13d	1	1.09mi

HOA detail condo

• Monthly dues: $1,271 · $15,252/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-21
   days on market $199,000 Active 286 DOM
2. 2026-06-18
   days on market $199,000 Active 283 DOM
3. 2026-06-17
   days on market $199,000 Active 282 DOM
4. 2026-06-16
   days on market $199,000 Active 281 DOM
5. 2026-06-15
   days on market $199,000 Active 280 DOM
6. 2026-06-13
   days on market $199,000 Active 278 DOM
7. 2026-06-09
   days on market $199,000 Active 274 DOM
8. 2026-06-07
   days on market $199,000 Active 272 DOM
9. 2026-06-04
   days on market $199,000 Active 269 DOM
10. 2026-06-03
    days on market $199,000 Active 268 DOM
11. 2026-06-02
    days on market $199,000 Active 267 DOM
12. 2026-06-01
    days on market $199,000 Active 266 DOM
13. 2026-05-31
    days on market $199,000 Active 265 DOM
14. 2026-01-28
    price $199,000
15. 2025-12-09
    price $219,500
16. 2025-11-05
    status Active
17. 2025-10-13
    price $223,500
18. 2025-09-02
    listed $227,500 Active
19. 2024-10-13
    historical $2,300
20. 2024-10-10
    listed $2,300
21. 2024-09-05
    historical $2,300
22. 2024-08-27
    price $299,900
23. 2024-08-12
    price $2,300
24. 2024-08-10
    price $2,400
25. 2024-07-19
    listed $2,500
26. 2024-07-19
    price $319,895
27. 2024-07-03
    historical $2,450
28. 2024-06-08
    listed $319,900 Active
29. 2024-04-23
    price $2,450
30. 2024-02-13
    listed $2,500
31. 2024-01-29
    historical $2,500
32. 2023-11-30
    price $2,500
33. 2023-11-04
    listed $2,600
34. 2023-09-27
    soldstatus $230,000
35. 2000-08-01
    soldstatus $54,000
36. 1995-05-13
    soldstatus $44,000
37. 1995-05-13
    soldstatus $44,000

ⓘ 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: $4,849 · $404/mo
• Projected year-2 tax: $4,849 · $404/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 6/10 Major FEMA zone X (shaded) · 56% 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: $45,769
• − Mortgage interest: −$11,147
• − Property taxes: −$4,849
• − Insurance: −$995
• − Repairs & maintenance: −$3,661
• − Management: −$3,661
• − HOA: −$15,252
• − Depreciation: −$5,789
• Taxable income: $414
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $2,439/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

+352.3% since first listed

24 events — show timeline

• 2026-01-28 Price Changed $199,000 MARMLS
• 2025-12-09 Price Changed $219,500 MARMLS
• 2025-11-05 Relisted — MARMLS
• 2025-10-13 Price Changed $223,500 MARMLS
• 2025-09-02 Listed $227,500 MARMLS
• 2024-10-13 Rental Removed $2,300 SHOWMOJO
• 2024-10-10 Listed for Rent $2,300 SHOWMOJO
• 2024-09-05 Rental Removed $2,300 MARMLS
• 2024-08-27 Price Changed $299,900 MARMLS
• 2024-08-12 Price Changed $2,300 MARMLS
• 2024-08-10 Price Changed $2,400 MARMLS
• 2024-07-19 Listed for Rent $2,500 MARMLS
• 2024-07-19 Price Changed $319,895 MARMLS
• 2024-07-03 Rental Removed $2,450 MARMLS
• 2024-06-08 Listed $319,900 MARMLS
• 2024-04-23 Price Changed $2,450 MARMLS
• 2024-02-13 Listed for Rent $2,500 MARMLS
• 2024-01-29 Rental Removed $2,500 MARMLS
• 2023-11-30 Price Changed $2,500 MARMLS
• 2023-11-04 Listed for Rent $2,600 MARMLS
• 2023-09-27 Sold (Public Records) $230,000 Public Records
• 2000-08-01 Sold (Public Records) $54,000 Public Records
• 1995-05-13 Sold (Public Records) $44,000 Public Records
• 1995-05-13 Sold (Public Records) $44,000 Public Records

Property tax history

+19.8%/yr

Latest (2025): $4,849 · -1.1% YoY. Source: county tax records.