2323 Van Buren St #208 · Hollywood, FL 33020

$265,000

2 bd · 1.0 ba · 1,092 sqft · Condo public records · 71 Days on market

Built 1976 $265/mo HOA · 9% of rent

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Why this score? — see what drove the D+ 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 +17.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.5/10.0
• 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

Amazing investment opportunity and ideal for first time buyers. YOU WILL NOT FIND A CONDO WITH THIS LOW MAINTENANCE FEE IN SOUTH FLORIDA, $265 PER MONTH NO SPECIAL ASSESMENTS!!! Beautiful and spacious 2-bedroom, 2-bath corner unit located on the second floor for added privacy, featuring a large walk-in closet in the master bedroom and a generous closet in the second bedroom, a bright white kitchen with stainless steel appliances and granite countertops, and the convenience of an in-unit washer and dryer; and the property is ideally situated within walking distance to Hollywood Boulevard, offering easy access to major roads, the beach, vibrant nightlife, and a variety of restaurants, all wit

Key facts

• Bright white kitchen
• Corner unit
• Large walk-in closet

Tags

• CORNER UNIT
• LARGE WALK-IN CLOSET
• BRIGHT WHITE KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• IN-UNIT WASHER AND DRYER

Property features AI

Finance

• Financial info: Lease considered; Pets allowed (yes), size limit: more than 20 lbs
• HOA & community: HOA fee of $265 per month; HOA covers common areas and structural maintenance

Exterior

• Parking: Assigned parking (1 space); 1 covered space; 1-car garage
• Utilities: Electric heating and cooling
• Home design: Attached property; 2-story building; Entry on second level
• Construction: Block construction; Resale property
• Exterior features: Courtyard; Fruit trees

Interior

• Kitchen: Dishwasher; Self-cleaning oven; Refrigerator; Gas/electric range not specified
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dining area; Separate/formal dining room; Second floor entry; Upper-level primary bedroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $249k (6.0% 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.
• Market conditions: Rents flat; 589 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $2,879/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 $2k of loan paydown is wiped out by about $8k 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 71 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 11945% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.09% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 7.7

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: -14.0%
• Equity multiple: 0.51×
• Total profit: $-36,349
• Equity at exit: $39,512

10-year hold

• IRR: -10.6%
• Equity multiple: 0.44×
• Total profit: $-41,594
• Equity at exit: $22,912

Cash invested: $74,200 (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: 589
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,879 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$294 /mo · $3,533/yr
• Insurance: −$110
• HOA: −$265
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $215

Break-even live

Break-even rent $2,607

Max offer price $265,000

Occupancy floor 88%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	15d	94	0.15mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	1d	14	0.22mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	15d	171	0.42mi
2511 Pierce St #1 Hollywood, FL	3.0	2.5	1500	$3,800	$2.53	24d	1	0.49mi
1938 Jackson St Hollywood, FL	2.0	2.0	1170	$3,600	$3.08	24d	1	0.49mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,135	$3.80	1d	17	0.58mi
1912 Taylor St Hollywood, FL	2.0	2.0	1440	$3,500	$2.43	24d	1	0.59mi
2648 Washington St Hollywood, FL	2.0	1.0	1193	$2,800	$2.35	24d	1	0.62mi
2823 Polk St Hollywood, FL	3.0	2.0	1480	$3,495	$2.36	24d	1	0.66mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	24d	9	0.68mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	2d	35	0.71mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	14d	1	0.72mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	2d	1	0.72mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	7d	1	0.73mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	24d	1	0.73mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	1d	42	0.73mi
2740 Dewey St Hollywood, FL	3.0	1.0	1191	$2,900	$2.43	12d	1	0.74mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	3d	1	0.75mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	7d	1	0.75mi
1720 Harrison St #1725 Hollywood, FL	2.0	1.5	1320	$4,400	$3.33	10d	1	0.76mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	15d	25	0.76mi
1720 Harrison St Unit 1523019P Hollywood, FL	2.0	1.5	1313	$5,129	$3.91	2d	1	0.76mi
2831 Pierce St #106 Hollywood, FL	2.0	1.5	1300	$2,300	$1.77	15d	1	0.80mi
2746 Johnson St Unit W Hollywood, FL	3.0	2.0	1200	$2,600	$2.17	24d	1	0.81mi
2746 Johnson St Unit W Hollywood, FL	3.0	2.0	1200	$2,600	$2.17	1d	1	0.81mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$2,095	$2.62	24d	1	0.81mi
2910 Pierce St Unit F106 Hollywood, FL	2.0	1.0	850	$1,975	$2.32	1d	1	0.82mi
2910 Pierce St Unit P102 Hollywood, FL	1.0	1.0	700	$1,595	$2.28	24d	1	0.82mi
1715 Jefferson St Hollywood, FL	3.0	2.0	1479	$4,200	$2.84	21d	1	0.82mi
2847 Fillmore St Hollywood, FL	1.0	1.0	700	$1,600	$2.29	2d	1	0.83mi
2849 Dewey St Unit 2849 Hollywood, FL	2.0	2.0	1265	$2,600	$2.06	10d	1	0.84mi
2849 Dewey St Unit 2849 Hollywood, FL	2.0	2.0	1265	$2,600	$2.06	7d	1	0.84mi
2830 Johnson St #1 Hollywood, FL	3.0	2.0	1246	$2,999	$2.41	24d	1	0.87mi
2434 McKinley St Hollywood, FL	3.0	2.0	1215	$3,700	$3.05	4d	1	0.97mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	7d	1	0.99mi
1427 N 26th Ave Hollywood, FL	3.0	1.0	1297	$2,500	$1.93	24d	1	1.01mi
2127 McKinley St Unit back Hollywood, FL	3.0	2.0	1450	$2,700	$1.86	24d	1	1.01mi
1306 S 29th Ave Hollywood, FL	3.0	2.0	1500	$3,300	$2.20	18d	1	1.01mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	24d	1	1.03mi
2218 Roosevelt St Hollywood, FL	2.0	2.0	882	$2,600	$2.95	24d	1	1.04mi

HOA detail condo

• Monthly dues: $265 · $3,180/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-16
   days on market $265,000 Active 71 DOM
2. 2026-06-15
   days on market $265,000 Active 70 DOM
3. 2026-06-13
   days on market $265,000 Active 68 DOM
4. 2026-06-09
   days on market $265,000 Active 64 DOM
5. 2026-06-08
   days on market $265,000 Active 63 DOM
6. 2026-06-07
   days on market $265,000 Active 62 DOM
7. 2026-06-04
   days on market $265,000 Active 59 DOM
8. 2026-06-03
   days on market $265,000 Active 58 DOM
9. 2026-06-02
   days on market $265,000 Active 57 DOM
10. 2026-06-01
    days on market $265,000 Active 56 DOM
11. 2026-05-31
    days on market $265,000 Active 55 DOM
12. 2026-04-08
    listed $2,200
13. 2026-03-23
    listed $265,000 Active
14. 2006-10-20
    soldstatus $275,000

ⓘ 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: $3,533 · $294/mo
• Projected year-2 tax: $3,533 · $294/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 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $34,543
• − Mortgage interest: −$14,844
• − Property taxes: −$3,533
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,763
• − Management: −$2,763
• − HOA: −$3,180
• − Depreciation: −$7,709
• Taxable loss: −$1,575
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $2,953/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

-99.2% since first listed

3 events — show timeline

• 2026-04-08 Listed for Rent $2,200 MARMLS
• 2026-03-23 Listed $265,000 MARMLS
• 2006-10-20 Sold (Public Records) $275,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,533 · +9.0% YoY. Source: county tax records.