1936 Washington St · Hollywood, FL 33020

$699,900

4 bd · 3.0 ba · 1,972 sqft · MultiFamily · 49 Days on market

Built 1978 Good condition

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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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

3 units in tremendous condition. 1 efficiency, 2 2bedroom 1 bath, * * * * 1 2 bedroom apartment kept vacant for potential user to qualify for Fha or Va * * * * * * fully furnished. * * * * central air in 2 units. parking spaces in the back * * * owner has spent thousands of dollars on upgrades including impact windows, new doors , fencing * * * * no violations

Key facts

• New doors
• Fencing
• Parking spaces

Tags

• FULLY FURNISHED
• CENTRAL AIR
• PARKING SPACES
• IMPACT WINDOWS
• NEW DOORS
• FENCING

Property features AI

Finance

• Other: Rent may include electricity, gardener, hot water and cable TV
• Financial info: Rental income noted per unit: $2,800; $2,650; $1,150; Units listed as month-to-month or leased

Exterior

• Parking: Open parking with a total of 4 parking spaces
• Utilities: Cable available; Public sewer
• Home design: Single-story building; Shingle roof; Block construction; Resale property
• Construction: Block construction; Shingle roof
• Exterior features: Less than quarter acre lot; PS-1 zoning

Interior

• Kitchen: Units include kitchen or refrigerator (varies by unit)
• Bedrooms: Two 2-bedroom units (each furnished); One efficiency unit (furnished)
• Flooring: Tile
• Bathrooms: Each 2-bedroom unit has 1 full bathroom; Efficiency has 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Tile flooring
• Laundry & utility: Washer available (listed with one unit)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $700k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $687k (1.8% below list).
• Recommended offer: $679k (3.0% 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 23d 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 $6,872/mo this rent would consume 146% 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 $5k of loan paydown is wiped out by about $21k 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 49 days — a 3% lower offer ($679k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y 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 $608k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $678,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 8.5

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: -13.5%
• Equity multiple: 0.53×
• Total profit: $-92,929
• Equity at exit: $104,357

10-year hold

• IRR: -9.3%
• Equity multiple: 0.49×
• Total profit: $-99,475
• Equity at exit: $60,515

Cash invested: $195,972 (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: 28.9×

Monthly cashflow live

• Estimated rent: $6,872 high
• Mortgage (P&I): −$3,670
• Tax est. 1.5%: −$875 /mo · $10,498/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,443
• Net cashflow: $592

Break-even live

Break-even rent $6,123

Max offer price $699,900

Occupancy floor 86%

Sensitivity live

Price	-10% $1,076	-5% $834	+0% $592	+5% $350	+10% $108
Rent	-10% $49	-5% $321	+0% $592	+5% $863	+10% $1,135
Rate	-1.0pp $944	-0.5pp $770	base $592	+0.5pp $411	+1.0pp $226

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$2,018
▸ 2× units	2	1	$4,854
Total (3 units)			$6,872

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: $174,975
• Closing costs: $20,997
• 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	8d	1	0.13mi
706 S 19th Ave Unit 706 Hollywood, FL	3.0	2.0	1727	$4,350	$2.52	18d	1	0.13mi
1715 Jefferson St Hollywood, FL	3.0	2.0	1479	$4,200	$2.84	22d	1	0.32mi
1640 Jefferson St Hollywood, FL	5.0	2.0	1750	$8,995	$5.14	24d	1	0.39mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$3,690	$3.72	2d	35	0.42mi
2146 Van Buren St #403 Hollywood, FL	4.0	3.5	2272	$4,600	$2.02	24d	1	0.49mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$5,506	$5.06	2d	17	0.50mi
1630 Van Buren St Hollywood, FL	4.0	3.0	1564	$4,000	$2.56	24d	1	0.53mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$4,420	$4.12	2d	14	0.54mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$4,120	$4.10	2d	62	0.54mi
1639 Van Buren St Hollywood, FL	3.0	3.0	1669	$5,300	$3.18	24d	1	0.54mi
1547 Jackson St Hollywood, FL	4.0	3.0	2255	$10,995	$4.88	15d	1	0.59mi
1448 Dewey St Unit 1448 Hollywood, FL	4.0	2.0	1459	$4,999	$3.43	24d	1	0.60mi
1527 Mayo St Hollywood, FL	4.0	2.0	1462	$4,995	$3.42	15d	1	0.62mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	2d	1	0.66mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	15d	1	0.66mi
1619 Hollywood Blvd Unit 1619 Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	8d	1	0.67mi
1619 Hollywood Blvd Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	24d	1	0.67mi
1403 Adams St Hollywood, FL	3.0	2.0	1459	$4,500	$3.08	24d	1	0.69mi
1403 Adams St Unit 1403 Hollywood, FL	3.0	2.0	1459	$4,200	$2.88	24d	1	0.69mi
1110 S 14th Ave Hollywood, FL	5.0	3.0	2267	$6,600	$2.91	20d	1	0.70mi
1008 Moffett St Hallandale Beach, FL	4.0	1.0	1500	$5,000	$3.33	24d	1	0.70mi
1422 Wiley St Hollywood, FL	4.0	3.5	1746	$3,990	$2.29	24d	1	0.71mi
1422 Wiley St Hollywood, FL	4.0	3.5	1746	$3,990	$2.29	5d	1	0.71mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	24d	1	0.71mi
421 W Pembroke Rd Hallandale Beach, FL	4.0	2.0	1250	$3,999	$3.20	24d	1	0.72mi
1309 Funston St Unit 1309 Hollywood, FL	4.0	2.0	1733	$8,000	$4.62	24d	1	0.83mi
1305 Funston St Hollywood, FL	4.0	3.0	1767	$6,995	$3.96	3d	1	0.84mi
1305 Funston St Hollywood, FL	4.0	3.0	1767	$6,995	$3.96	24d	1	0.84mi
1332 Van Buren St Unit (AVAIL 04/01/2026) Hollywood, FL	4.0	2.0	2002	$7,500	$3.75	5d	1	0.85mi
1332 Van Buren St Unit 04/01/2026 Hollywood, FL	4.0	2.0	2002	$6,999	$3.50	13d	1	0.85mi
1241 S 13th Ave Unit 1241 Hollywood, FL	3.0	2.5	2514	$8,000	$3.18	24d	1	0.87mi
1239 Washington St Unit 1239 Hollywood, FL	3.0	2.0	1721	$5,600	$3.25	21d	1	0.90mi
1252 Coral Ln Unit 1252 Hollywood, FL	5.0	3.0	2388	$7,500	$3.14	3d	1	0.92mi
1252 Coral Ln Unit 1252 Hollywood, FL	5.0	3.0	2388	$7,500	$3.14	21d	1	0.92mi
1230 Adams St Hollywood, FL	4.0	3.0	2245	$7,500	$3.34	24d	1	0.92mi
1229 Jefferson St Hollywood, FL	3.0	2.0	1861	$5,400	$2.90	24d	1	0.93mi
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	22d	1	0.95mi
1329 Tyler St Hollywood, FL	4.0	4.0	2551	$7,900	$3.10	22d	1	0.98mi
1329 Tyler St Hollywood, FL	4.0	4.0	2551	$7,900	$3.10	2d	1	0.98mi

Listing history 33 events

1. 2026-06-18
   days on market $699,900 Active 49 DOM
2. 2026-06-17
   days on market $699,900 Active 48 DOM
3. 2026-06-16
   days on market $699,900 Active 47 DOM
4. 2026-06-15
   days on market $699,900 Active 46 DOM
5. 2026-06-13
   days on market $699,900 Active 44 DOM
6. 2026-06-09
   days on market $699,900 Active 40 DOM
7. 2026-06-08
   days on market $699,900 Active 39 DOM
8. 2026-06-07
   days on market $699,900 Active 38 DOM
9. 2026-06-04
   days on market $699,900 Active 35 DOM
10. 2026-06-03
    days on market $699,900 Active 34 DOM
11. 2026-06-02
    days on market $699,900 Active 33 DOM
12. 2026-06-01
    days on market $699,900 Active 32 DOM
13. 2026-05-31
    days on market $699,900 Active 31 DOM
14. 2026-05-05
    status Active
15. 2026-04-21
    status Pending
16. 2026-04-13
    listed $699,900 Active
17. 2026-04-03
    historical
18. 2025-10-14
    listed $779,000 Active
19. 2025-07-15
    status Active
20. 2025-01-30
    listed $795,000 Active
21. 2024-12-31
    historical
22. 2024-12-29
    status Active
23. 2024-03-11
    listed $795,000 Active
24. 2022-12-20
    soldstatus $608,000 Closed
25. 2022-12-12
    status Pending
26. 2022-10-23
    price $638,999
27. 2022-09-22
    listed $640,000 Active
28. 2019-10-16
    soldstatus $385,000
29. 2019-02-07
    listed $395,000
30. 2013-06-06
    soldstatus $117,000 Sold
31. 2013-05-30
    status Pending
32. 2013-05-18
    status Active
33. 2013-05-18
    historical

ⓘ 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 5/10 Major FEMA zone X (shaded) · 48% 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: $82,464
• − Mortgage interest: −$39,205
• − Property taxes: −$10,498
• − Insurance: −$3,500
• − Repairs & maintenance: −$6,597
• − Management: −$6,597
• − Depreciation: −$20,361
• Taxable loss: −$4,294
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $8,135/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with cosmetic updates needed. The exterior and interior are well-maintained, and the property is fully furnished with central air in two units. Paint the exterior and replace the light fixture to enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace light fixture — Improves aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace light fixture — Improves aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+498.2% since first listed

20 events — show timeline

• 2026-05-05 Relisted — MARMLS
• 2026-04-21 Pending — MARMLS
• 2026-04-13 Listed $699,900 MARMLS
• 2026-04-03 Listing Removed — MARMLS
• 2025-10-14 Listed $779,000 MARMLS
• 2025-07-15 Relisted — MARMLS
• 2025-01-30 Listed $795,000 MARMLS
• 2024-12-31 Listing Removed — MARMLS
• 2024-12-29 Relisted — MARMLS
• 2024-03-11 Listed $795,000 MARMLS
• 2022-12-20 Sold (MLS) $608,000 MARMLS
• 2022-12-12 Pending — MARMLS
• 2022-10-23 Price Changed $638,999 MARMLS
• 2022-09-22 Listed $640,000 MARMLS
• 2019-10-16 Sold (MLS) $385,000 Beaches MLS
• 2019-02-07 Listed $395,000 Beaches MLS
• 2013-06-06 Sold (MLS) $117,000 MARMLS
• 2013-05-30 Pending — MARMLS
• 2013-05-18 Relisted — MARMLS
• 2013-05-18 Listing Removed — MARMLS