1824 Monroe St #1 · Hollywood, FL 33020

$179,900

1 bd · 1.0 ba · 550 sqft · Condo public records · 141 Days on market

Built 1970 $232/mo HOA · 11% 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 +18.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +5.8/10.0
• 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 MLS

Excellent investor opportunity, unit rented for $1550 monthly until 8/31/2024 low Maintenace fees and excellent location. unit will only be shown to serious buyers with offer in hands.

Key facts

• $232 HOA
• Parking
• Built 1970

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Association fee $1,393 semi-annually; Association fee includes common areas

Exterior

• Parking: Has carport (1 space); One covered parking space
• Utilities: Central heating and cooling; Electric water heater
• Home design: Attached property; 2 stories; Entry level 1
• Construction: Brick and block construction; Effective year built
• Exterior features: Fruit trees

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Blinds; Bedroom on main level; First floor entry
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 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 $2,154/mo this rent would consume 46% 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 $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 141 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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: 1.20% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 7.0

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: -13.4%
• Equity multiple: 0.53×
• Total profit: $-23,612
• Equity at exit: $26,824

10-year hold

• IRR: -10.2%
• Equity multiple: 0.46×
• Total profit: $-27,019
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$943
• Tax from tax record: −$282 /mo · $3,389/yr
• Insurance: −$75
• HOA: −$232
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $169

Break-even live

Break-even rent $1,940

Max offer price $179,900

Occupancy floor 87%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	24d	9	0.08mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	2d	35	0.12mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,652	$4.15	1d	42	0.16mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,764	$2.54	1d	17	0.22mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	15d	171	0.23mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	15d	25	0.38mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	1d	14	0.44mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	15d	94	0.57mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	1d	62	0.83mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	24d	1	1.01mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	24d	1	1.01mi
1927 Cleveland St Unit 1542853P Hollywood, FL	—	1.0	570	$2,722	$4.78	2d	1	1.10mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	18d	1	1.12mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	24d	1	1.12mi
1533 Cleveland St Hollywood, FL	1.0	1.0	512	$1,200	$2.34	24d	1	1.14mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	16d	1	1.15mi
1425 Arthur St Unit 414B Hollywood, FL	1.0	1.5	597	$1,750	$2.93	18d	1	1.16mi
1560 McKinley St Unit 115w Hollywood, FL	1.0	1.5	665	$1,500	$2.26	3d	1	1.17mi
1520 McKinley St Unit 107E Hollywood, FL	1.0	1.5	665	$1,700	$2.56	17d	1	1.19mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	17d	1	1.20mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	1d	1	1.20mi
1816 Taft St Unit 8 Hollywood, FL	1.0	1.0	500	$1,399	$2.80	2d	1	1.24mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	7d	1	1.25mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	15d	48	1.25mi
2111 Roosevelt St Unit 3 Hollywood, FL	1.0	1.0	600	$1,425	$2.38	24d	1	1.27mi
2829 Van Buren St #208 Hollywood, FL	—	1.0	460	$1,300	$2.83	13d	1	1.28mi
1947 Taft St Unit 0 Hollywood, FL	2.0	2.0	650	$1,900	$2.92	24d	1	1.28mi
2806 Taylor St Hollywood, FL	—	1.0	450	$1,449	$3.22	7d	1	1.28mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	24d	1	1.28mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	7d	1	1.28mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	24d	1	1.29mi
1301 N 12th Ct Hollywood, FL	1.0	1.0	465	$1,588	$3.41	12d	2	1.30mi
1301 N 12th Ct Unit 12A Hollywood, FL	1.0	1.0	450	$1,475	$3.28	24d	1	1.32mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	24d	1	1.34mi
2443 Cleveland St Unit 2 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	24d	1	1.34mi
836 NW 10th St Unit 4 Hallandale Beach, FL	—	1.0	423	$1,250	$2.96	24d	1	1.36mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	7d	1	1.36mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	24d	1	1.36mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	3d	1	1.36mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	7d	1	1.36mi

HOA detail condo

• Monthly dues: $232 · $2,784/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $179,900 Active 141 DOM
2. 2026-06-17
   days on market $179,900 Active 140 DOM
3. 2026-06-16
   days on market $179,900 Active 139 DOM
4. 2026-06-15
   days on market $179,900 Active 138 DOM
5. 2026-06-13
   days on market $179,900 Active 136 DOM
6. 2026-06-09
   days on market $179,900 Active 132 DOM
7. 2026-06-07
   days on market $179,900 Active 130 DOM
8. 2026-06-04
   days on market $179,900 Active 127 DOM
9. 2026-06-03
   days on market $179,900 Active 126 DOM
10. 2026-06-02
    days on market $179,900 Active 125 DOM
11. 2026-06-01
    days on market $179,900 Active 124 DOM
12. 2026-05-31
    days on market $179,900 Active 123 DOM
13. 2026-01-28
    listed $179,900 Active
14. 2025-12-31
    historical
15. 2025-04-03
    listed $179,900 Active
16. 2024-01-24
    soldstatus $159,900
17. 2024-01-01
    soldstatus $155,000 Closed 184-char remark

    Show marketing remark (184 chars)

    Excellent investor opportunity, unit rented for $1550 monthly until 8/31/2024 low Maintenace fees and excellent location. unit will only be shown to serious buyers with offer in hands.

18. 2023-12-13
    status Pending 184-char remark

    Show marketing remark (184 chars)

    Excellent investor opportunity, unit rented for $1550 monthly until 8/31/2024 low Maintenace fees and excellent location. unit will only be shown to serious buyers with offer in hands.

19. 2023-11-27
    price $159,900 184-char remark

    Show marketing remark (184 chars)

    Excellent investor opportunity, unit rented for $1550 monthly until 8/31/2024 low Maintenace fees and excellent location. unit will only be shown to serious buyers with offer in hands.

20. 2023-11-17
    listed $169,900 Active 184-char remark

    Show marketing remark (184 chars)

    Excellent investor opportunity, unit rented for $1550 monthly until 8/31/2024 low Maintenace fees and excellent location. unit will only be shown to serious buyers with offer in hands.

21. 2018-08-06
    soldstatus $85,000
22. 1985-12-01
    soldstatus $27,500
23. 1982-11-01
    soldstatus $32,000

ⓘ 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: $3,389 · $282/mo
• Projected year-2 tax: $3,389 · $282/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,849
• − Mortgage interest: −$10,077
• − Property taxes: −$3,389
• − Insurance: −$900
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − HOA: −$2,784
• − Depreciation: −$5,233
• Taxable loss: −$670
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $2,188/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

+462.2% since first listed

11 events — show timeline

• 2026-01-28 Listed $179,900 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-04-03 Listed $179,900 MARMLS
• 2024-01-24 Sold (Public Records) $159,900 Public Records
• 2024-01-01 Sold (MLS) $155,000 MARMLS
• 2023-12-13 Pending — MARMLS
• 2023-11-27 Price Changed $159,900 MARMLS
• 2023-11-17 Listed $169,900 MARMLS
• 2018-08-06 Sold (Public Records) $85,000 Public Records
• 1985-12-01 Sold (Public Records) $27,500 Public Records
• 1982-11-01 Sold (Public Records) $32,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $3,389 · +11.0% YoY. Source: county tax records.