5300 Washington St Unit D303 · Hollywood, FL 33021

$120,000

2 bd · 1.5 ba · 880 sqft · Condo · 108 Days on market

Built 1967 $540/mo HOA · 27% of rent ↓ 17% since listing

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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 +23.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Premier 55+ community at Beverly Hills Condo in Hollywood, centrally located on the top floor - this 2 bedroom, 1.5 bath condo features comfortably sized bedrooms, white spacious kitchen cabinetry, hurricane impact windows throughout, tankless water heater, spacious entrance and screened balcony. Light and bright with great natural sunlight. Enjoy resort style amenities including pool, clubhouse, library, billiards/game room. Association requires 1 year's worth of maintenance to be held in escrow after closing. No rentals permitted the first year of ownership.

Key facts

• Screened balcony
• Pool
• Top floor

Tags

• TOP FLOOR
• HURRICANE IMPACT WINDOWS
• TANKLESS WATER HEATER
• SCREENED BALCONY
• RESORT STYLE AMENITIES
• POOL

Property features AI

Finance

• Other: Pets: No (no pet restrictions listed); Association fee listed as $540 monthly (alternate value shown: $465 monthly)
• HOA & community: Monthly association fee (monthly) — fee covers amenities, common areas, cable TV, insurance, laundry, structural maintenance, reserve fund, roof, sewer, and water; Association amenities include billiard room, laundry, library, barbecue/picnic area, pool, trash service, and elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Key card entry; Complex fenced
• Utilities: Water service included in association; Sewer service included in association; Electric service (appliances electric)
• Home design: Attached property; 3 total stories; Entry on level 3; Faces east
• Construction: Block construction; Resale property
• Exterior features: Storm/security shutters; Complex is fenced; Key card entry; Association heated pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main/entry level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Impact glass windows; Elevator; Living/dining room; Main living area on entry level; Bedroom on main level; Unfurnished
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 rising (+2.4%/yr); 538 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).
• This rent runs 34% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 108 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1967 — 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: 1.67% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-6,455
• Equity at exit: $17,892

10-year hold

• IRR: 3.7%
• Equity multiple: 1.26×
• Total profit: $8,831
• Equity at exit: $10,375

Cash invested: $33,600 (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 33021

• Rents YoY: 2.4%
• Active inventory: 538
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$540
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $217

Break-even live

Break-even rent $1,733

Max offer price $120,000

Occupancy floor 84%

Sensitivity live

Price	-10% $300	-5% $258	+0% $217	+5% $175	+10% $134
Rent	-10% $58	-5% $138	+0% $217	+5% $296	+10% $375
Rate	-1.0pp $277	-0.5pp $247	base $217	+0.5pp $186	+1.0pp $154

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,795	$1.83	0d	3	0.09mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,832	$1.87	6d	3	0.09mi
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$2,095	$2.10	0d	17	0.15mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	5d	1	0.21mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	18d	1	0.21mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	14d	1	0.21mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	9d	1	0.21mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	25d	1	0.23mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	9d	1	0.24mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	20d	1	0.25mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	25d	1	0.26mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	0d	4	0.32mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	14d	3	0.32mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	16d	2	0.38mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	0d	2	0.38mi
5805 Washington St #14 Hollywood, FL	2.0	2.0	884	$1,900	$2.15	22d	1	0.41mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	25d	2	0.41mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,625	$2.50	12d	1	0.44mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,575	$2.42	0d	1	0.44mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.45mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	25d	1	0.45mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	25d	1	0.45mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,650	$2.54	9d	1	0.45mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	6d	1	0.49mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	25d	1	0.49mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.50mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.50mi
5740 Mayo St #4 Hollywood, FL	2.0	1.0	550	$1,895	$3.45	25d	1	0.52mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	22d	1	0.53mi
224 S 57th Ave Unit 1-3 Hollywood, FL	1.0	1.0	900	$1,550	$1.72	9d	1	0.54mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	25d	1	0.54mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	4d	1	0.54mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,667	$1.74	25d	1	0.54mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$2,000	$2.75	20d	2	0.54mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	18d	1	0.54mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	5d	1	0.56mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	4d	1	0.56mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	4d	1	0.59mi
5141 Hollywood Blvd Apt 206 Hollywood, FL	1.0	1.0	700	$1,825	$2.61	4d	1	0.60mi
4933 Hollywood Blvd Unit 5141-209 Hollywood, FL	2.0	1.0	900	$2,200	$2.44	25d	1	0.61mi

HOA detail condo

• Monthly dues: $540 · $6,480/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $120,000 Active 108 DOM
2. 2026-06-18
   days on market $120,000 Active 105 DOM
3. 2026-06-17
   days on market $120,000 Active 104 DOM
4. 2026-06-16
   days on market $120,000 Active 103 DOM
5. 2026-06-15
   days on market $120,000 Active 102 DOM
6. 2026-06-13
   days on market $120,000 Active 100 DOM
7. 2026-06-09
   days on market $120,000 Active 96 DOM
8. 2026-06-07
   days on market $120,000 Active 94 DOM
9. 2026-06-04
   days on market $120,000 Active 91 DOM
10. 2026-06-03
    days on market $120,000 Active 90 DOM
11. 2026-06-02
    days on market $120,000 Active 89 DOM
12. 2026-06-01
    days on market $120,000 Active 88 DOM
13. 2026-05-31
    days on market $120,000 Active 87 DOM
14. 2026-04-04
    price $120,000
15. 2026-03-05
    listed $145,000 Active

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,094
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − HOA: −$6,480
• − Depreciation: −$3,491
• Taxable income: $1,146
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $2,327/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): 48,464
• Household income: $71,318
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 2151.0

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: White 45% Hispanic / Latino 37% Two or more races 17% Black 13% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Cuban 10% Dominican 2%
• Common ancestry: Romanian 3% Scotch-Irish 2% Hispanic 2%
• Foreign-born: 35% · Canada, Jamaica, Dominican Republic
• Languages at home: 53% English-only · Spanish 33% French/Haitian/Cajun 4% 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: ▼ -404.28%
• Current HPI: 429.7129
• Rent YoY: ▲ 2.41%
• 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

-17.2% since first listed

2 events — show timeline

• 2026-04-04 Price Changed $120,000 MARMLS
• 2026-03-05 Listed $145,000 MARMLS