5300 Washington St Unit I205 · Hollywood, FL 33021

$168,000

2 bd · 1.5 ba · 880 sqft · Condo · 139 Days on market

Built 1969 $537/mo HOA · 27% of rent

---

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 +9.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 2-bedroom, 1.5-bathroom condo, located in a sought-after 55+ community in central Hollywood. Enjoy the convenience of being just minutes away from Walmart, shopping centers, expressways, and only 15 minutes to beautiful Hollywood Beach and the Hard Rock Casino. This inviting condo offers full amenities including a gym, clubhouse, library, extra storage, laundry facilities, and plenty of parking. Set in a clean, gated community, you'll experience a peaceful and friendly environment, ideal for relaxed living. Don't miss this fantastic opportunity to own your own condo in a vibrant and accessible location. * * * No Assessment this Building has reserves, new roof 2023 * * *

Key facts

• Laundry facilities
• Fitness center
• Clubhouse

Tags

• FITNESS CENTER
• CLUBHOUSE
• LIBRARY
• LAUNDRY FACILITIES
• EXTRA STORAGE
• PARKING

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly association fee; Association includes common area maintenance, grounds maintenance, building maintenance, and trash; Community amenities: clubhouse, pool, elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Complex fenced
• Utilities: Has heating and cooling (central)
• Home design: Attached property; 3 stories; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Screened porch; Association pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Stacked bedroom layout
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Stacked bedrooms; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (10.5% below list).
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $148k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.4% 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 rising (+2.4%/yr); 538 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1k of loan paydown is wiped out by about $5k 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 139 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $106k; list at $168k implies a 58% gain — meaningful room to come down on a strong offer.

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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,840 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 1.19% ✓
• Cap rate: 5.43%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 7.0

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: -22.2%
• Equity multiple: 0.24×
• Total profit: $-35,771
• Equity at exit: $25,049

10-year hold

• IRR: -17.8%
• Equity multiple: 0.06×
• Total profit: $-44,416
• Equity at exit: $14,526

Cash invested: $47,040 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,520/yr
• Insurance: −$70
• HOA: −$537
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-121

Break-even live

Break-even rent $2,149

Max offer price $150,437

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-63	+0% $-121	+5% $-179	+10% $-237
Rent	-10% $-279	-5% $-200	+0% $-121	+5% $-43	+10% $36
Rate	-1.0pp $-37	-0.5pp $-79	base $-121	+0.5pp $-165	+1.0pp $-209

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: $42,000
• Closing costs: $5,040
• 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	0.02mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,832	$1.87	6d	3	0.02mi
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$2,095	$2.10	0d	17	0.16mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	25d	1	0.22mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	4d	1	0.23mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	13d	1	0.23mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	18d	1	0.23mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	8d	1	0.24mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	8d	1	0.26mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	19d	1	0.26mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	25d	1	0.28mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	0d	4	0.33mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	13d	3	0.33mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	0d	2	0.38mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	16d	2	0.38mi
5805 Washington St #14 Hollywood, FL	2.0	2.0	884	$1,900	$2.15	21d	1	0.42mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	25d	2	0.43mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,575	$2.42	0d	1	0.46mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,625	$2.50	12d	1	0.46mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.46mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	25d	1	0.46mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,650	$2.54	8d	1	0.47mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	25d	1	0.47mi
5740 Mayo St #4 Hollywood, FL	2.0	1.0	550	$1,895	$3.45	25d	1	0.48mi
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
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	25d	1	0.51mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	6d	1	0.51mi
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
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	21d	1	0.54mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.57mi
224 S 57th Ave Unit 1-3 Hollywood, FL	1.0	1.0	900	$1,550	$1.72	8d	1	0.59mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,667	$1.74	25d	1	0.61mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	18d	1	0.61mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$2,000	$2.75	20d	2	0.61mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	5d	1	0.62mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	4d	1	0.62mi
5931 Wiley St Unit 5931 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	25d	1	0.66mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	4d	1	0.66mi

HOA detail condo

• Monthly dues: $537 · $6,444/yr
• Likely covers: gymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $168,000 Active 139 DOM
2. 2026-06-18
   days on market $168,000 Active 136 DOM
3. 2026-06-17
   days on market $168,000 Active 135 DOM
4. 2026-06-16
   days on market $168,000 Active 134 DOM
5. 2026-06-15
   days on market $168,000 Active 133 DOM
6. 2026-06-13
   days on market $168,000 Active 131 DOM
7. 2026-06-09
   days on market $168,000 Active 127 DOM
8. 2026-06-07
   days on market $168,000 Active 125 DOM
9. 2026-06-04
   days on market $168,000 Active 122 DOM
10. 2026-06-03
    days on market $168,000 Active 121 DOM
11. 2026-06-02
    days on market $168,000 Active 120 DOM
12. 2026-06-01
    days on market $168,000 Active 119 DOM
13. 2026-05-31
    days on market $168,000 Active 118 DOM
14. 2026-02-02
    listed $168,000 Active
15. 2025-10-31
    historical
16. 2025-07-29
    listed $172,000 Active
17. 2025-05-05
    soldstatus $106,000 Closed 698-char remark

    Show marketing remark (698 chars)

    Well-maintained 2-bedroom, 1.5-bathroom condo, located in a sought-after 55+ community in central Hollywood. Enjoy the convenience of being just minutes away from Walmart, shopping centers, expressways, and only 15 minutes to beautiful Hollywood Beach and the Hard Rock Casino. This inviting condo offers full amenities including a gym, clubhouse, library, extra storage, laundry facilities, and plenty of parking. Set in a clean, gated community, you'll experience a peaceful and friendly environment, ideal for relaxed living. Don't miss this fantastic opportunity to own your own condo in a vibrant and accessible location. * * * No Assessment this Building has reserves, new roof 2023 * * *

18. 2025-04-29
    status Pending 698-char remark

    Show marketing remark (698 chars)

    Well-maintained 2-bedroom, 1.5-bathroom condo, located in a sought-after 55+ community in central Hollywood. Enjoy the convenience of being just minutes away from Walmart, shopping centers, expressways, and only 15 minutes to beautiful Hollywood Beach and the Hard Rock Casino. This inviting condo offers full amenities including a gym, clubhouse, library, extra storage, laundry facilities, and plenty of parking. Set in a clean, gated community, you'll experience a peaceful and friendly environment, ideal for relaxed living. Don't miss this fantastic opportunity to own your own condo in a vibrant and accessible location. * * * No Assessment this Building has reserves, new roof 2023 * * *

19. 2025-03-15
    price $124,000 698-char remark

    Show marketing remark (698 chars)

    Well-maintained 2-bedroom, 1.5-bathroom condo, located in a sought-after 55+ community in central Hollywood. Enjoy the convenience of being just minutes away from Walmart, shopping centers, expressways, and only 15 minutes to beautiful Hollywood Beach and the Hard Rock Casino. This inviting condo offers full amenities including a gym, clubhouse, library, extra storage, laundry facilities, and plenty of parking. Set in a clean, gated community, you'll experience a peaceful and friendly environment, ideal for relaxed living. Don't miss this fantastic opportunity to own your own condo in a vibrant and accessible location. * * * No Assessment this Building has reserves, new roof 2023 * * *

20. 2025-02-25
    status Active 698-char remark

    Show marketing remark (698 chars)

    Well-maintained 2-bedroom, 1.5-bathroom condo, located in a sought-after 55+ community in central Hollywood. Enjoy the convenience of being just minutes away from Walmart, shopping centers, expressways, and only 15 minutes to beautiful Hollywood Beach and the Hard Rock Casino. This inviting condo offers full amenities including a gym, clubhouse, library, extra storage, laundry facilities, and plenty of parking. Set in a clean, gated community, you'll experience a peaceful and friendly environment, ideal for relaxed living. Don't miss this fantastic opportunity to own your own condo in a vibrant and accessible location. * * * No Assessment this Building has reserves, new roof 2023 * * *

21. 2025-01-28
    historical Active Under Contract 698-char remark

    Show marketing remark (698 chars)

    Well-maintained 2-bedroom, 1.5-bathroom condo, located in a sought-after 55+ community in central Hollywood. Enjoy the convenience of being just minutes away from Walmart, shopping centers, expressways, and only 15 minutes to beautiful Hollywood Beach and the Hard Rock Casino. This inviting condo offers full amenities including a gym, clubhouse, library, extra storage, laundry facilities, and plenty of parking. Set in a clean, gated community, you'll experience a peaceful and friendly environment, ideal for relaxed living. Don't miss this fantastic opportunity to own your own condo in a vibrant and accessible location. * * * No Assessment this Building has reserves, new roof 2023 * * *

22. 2025-01-11
    price $145,000 698-char remark

    Show marketing remark (698 chars)

    Well-maintained 2-bedroom, 1.5-bathroom condo, located in a sought-after 55+ community in central Hollywood. Enjoy the convenience of being just minutes away from Walmart, shopping centers, expressways, and only 15 minutes to beautiful Hollywood Beach and the Hard Rock Casino. This inviting condo offers full amenities including a gym, clubhouse, library, extra storage, laundry facilities, and plenty of parking. Set in a clean, gated community, you'll experience a peaceful and friendly environment, ideal for relaxed living. Don't miss this fantastic opportunity to own your own condo in a vibrant and accessible location. * * * No Assessment this Building has reserves, new roof 2023 * * *

23. 2024-11-28
    listed $150,000 Active 698-char remark

    Show marketing remark (698 chars)

    Well-maintained 2-bedroom, 1.5-bathroom condo, located in a sought-after 55+ community in central Hollywood. Enjoy the convenience of being just minutes away from Walmart, shopping centers, expressways, and only 15 minutes to beautiful Hollywood Beach and the Hard Rock Casino. This inviting condo offers full amenities including a gym, clubhouse, library, extra storage, laundry facilities, and plenty of parking. Set in a clean, gated community, you'll experience a peaceful and friendly environment, ideal for relaxed living. Don't miss this fantastic opportunity to own your own condo in a vibrant and accessible location. * * * No Assessment this Building has reserves, new roof 2023 * * *

ⓘ 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 6 d/yr ≥105°F today · 24 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: $23,949
• − Mortgage interest: −$9,411
• − Property taxes: −$2,520
• − Insurance: −$840
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − HOA: −$6,444
• − Depreciation: −$4,887
• Taxable loss: −$3,985
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $-500/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

+12.0% since first listed

10 events — show timeline

• 2026-02-02 Listed $168,000 MARMLS
• 2025-10-31 Listing Removed — MARMLS
• 2025-07-29 Listed $172,000 MARMLS
• 2025-05-05 Sold (MLS) $106,000 Beaches MLS
• 2025-04-29 Pending — Beaches MLS
• 2025-03-15 Price Changed $124,000 Beaches MLS
• 2025-02-25 Relisted — Beaches MLS
• 2025-01-28 Contingent — Beaches MLS
• 2025-01-11 Price Changed $145,000 Beaches MLS
• 2024-11-28 Listed $150,000 Beaches MLS