2145 Pierce St #305 · Hollywood, FL 33020

$109,000

1 bd · 1.0 ba · 510 sqft · Condo public records · 18 Days on market

Built 1969 $310/mo HOA · 17% of rent

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Why this score? — see what drove the B 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 +29.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

SELLER MOTIVATED!!!Exceptional 55+ condo in a well-managed, LOW maintenance-fee building that has passed 40- & 50-year inspections. Bldg has new roof, Impact Windows and plumbing. No assessments. Spacious 1BR/1BA with tile floors throughout, large closet, Elevator and laundry on each floor. Enjoy a prime location near downtown Hollywood, beaches, and the Broadwalk. Community features include a heated pool, clubhouse with BBQ area, elevator, and guest parking. No pets, no rentals first year, 2-month min, 6-month max stay, 1 assigned parking. Brand New A/C unit 2025. This Unit its also available to rent .

Key facts

• Clubhouse
• Elevator
• Bbq area

Tags

• NEW ROOF
• IMPACT WINDOWS
• HEATED POOL
• CLUBHOUSE
• BBQ AREA
• ELEVATOR

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee of $310; Community amenities: Cabana, Pool, Elevator(s); Senior community

Exterior

• Parking: One parking space
• Security: Fire alarm
• Home design: 4-story building; Resale property; Unit entry on level 3; Unit located on the 3rd floor; Has property attached
• Construction: Block construction
• Exterior features: Heated pool; Fire alarm

Interior

• Kitchen: Electric range
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Interior features: First-floor entry; Elevator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL).
• Market conditions: Rents flat; 591 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 39% of the median local income ($56k/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 $754 of loan paydown is wiped out by about $3k 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 18 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $109k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.66% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.50%
• DSCR: 1.69
• GRM: 5.0

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,069
• Equity at exit: $16,252

10-year hold

• IRR: 9.0%
• Equity multiple: 1.59×
• Total profit: $18,000
• Equity at exit: $9,424

Cash invested: $30,520 (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: 591
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$572
• Tax from tax record: −$111 /mo · $1,334/yr
• Insurance: −$45
• HOA: −$310
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $394

Break-even live

Break-even rent $1,314

Max offer price $109,000

Occupancy floor 73%

Sensitivity live

Price	-10% $456	-5% $425	+0% $394	+5% $363	+10% $332
Rent	-10% $251	-5% $322	+0% $394	+5% $466	+10% $537
Rate	-1.0pp $449	-0.5pp $422	base $394	+0.5pp $366	+1.0pp $337

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: $27,250
• Closing costs: $3,270
• 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	$2,540	$2.78	17d	94	0.39mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	0d	15	0.44mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	3d	1	0.49mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	19d	1	0.49mi
1927 Cleveland St Unit 1542853P Hollywood, FL	—	1.0	570	$2,796	$4.91	0d	1	0.55mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,822	$2.59	0d	26	0.56mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	17d	171	0.56mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	26d	1	0.56mi
2443 Cleveland St Unit 2 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	26d	1	0.58mi
2111 Roosevelt St Unit 3 Hollywood, FL	1.0	1.0	600	$1,425	$2.38	26d	1	0.58mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	17d	25	0.59mi
2526 McKinley St Unit 1 Hollywood, FL	—	1.0	350	$1,300	$3.71	15d	1	0.66mi
2526 McKinley St Unit C Hollywood, FL	—	1.0	350	$1,300	$3.71	4d	1	0.66mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	9d	1	0.67mi
2619 Arthur St Unit 3 Hollywood, FL	1.0	1.0	450	$1,280	$2.84	26d	1	0.69mi
1947 Taft St Unit 0 Hollywood, FL	2.0	2.0	650	$1,900	$2.92	26d	1	0.69mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	18d	1	0.70mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,644	$4.14	0d	42	0.73mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	26d	9	0.74mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	4d	35	0.75mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	20d	1	0.75mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	26d	1	0.75mi
1816 Taft St Unit 8 Hollywood, FL	1.0	1.0	500	$1,399	$2.80	4d	1	0.76mi
2806 Taylor St Hollywood, FL	—	1.0	450	$1,449	$3.22	9d	1	0.83mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	9d	1	0.83mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	26d	1	0.83mi
1916 Coolidge St Unit 1 Hollywood, FL	—	1.0	550	$1,250	$2.27	26d	1	0.86mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	9d	1	0.87mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	26d	1	0.87mi
1533 Cleveland St Hollywood, FL	1.0	1.0	512	$1,200	$2.34	26d	1	0.89mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	26d	1	0.90mi
1560 McKinley St Unit 115w Hollywood, FL	1.0	1.5	665	$1,500	$2.26	5d	1	0.91mi
2910 Pierce St Unit P102 Hollywood, FL	1.0	1.0	700	$1,595	$2.28	26d	1	0.93mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$1,595	$1.99	26d	1	0.93mi
2847 Fillmore St Hollywood, FL	1.0	1.0	700	$1,600	$2.29	3d	1	0.95mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	26d	1	0.95mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	26d	1	0.95mi
2829 Van Buren St #208 Hollywood, FL	—	1.0	460	$1,300	$2.83	15d	1	0.95mi
1958 Liberty St Hollywood, FL	1.0	1.0	3837	$1,469	$0.38	4d	2	0.96mi
2851 Fillmore St Unit 507 Hollywood, FL	1.0	1.0	600	$1,600	$2.67	0d	1	0.96mi

HOA detail condo

• Monthly dues: $310 · $3,720/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-21
   pricedays on market $109,000 Active 18 DOM
2. 2026-06-18
   days on market $119,000 Active 15 DOM
3. 2026-06-17
   days on market $119,000 Active 14 DOM
4. 2026-06-16
   days on market $119,000 Active 13 DOM
5. 2026-06-15
   days on market $119,000 Active 12 DOM
6. 2026-06-13
   days on market $119,000 Active 10 DOM
7. 2026-06-09
   days on market $119,000 Active 6 DOM
8. 2026-06-08
   days on market $119,000 Active 5 DOM
9. 2026-06-07
   days on market $119,000 Active 4 DOM
10. 2026-06-04
    remarks 612-char remark
11. 2026-06-04
    listed $119,000 Active 1 DOM

ⓘ 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: $1,334 · $111/mo
• Projected year-2 tax: $1,334 · $111/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: $21,756
• − Mortgage interest: −$6,106
• − Property taxes: −$1,334
• − Insurance: −$545
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − HOA: −$3,720
• − Depreciation: −$3,171
• Taxable income: $3,400
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,913/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

+781.5% since first listed

11 events — show timeline

• 2026-06-02 Listed $119,000 MARMLS
• 2026-04-14 Listing Removed — MARMLS
• 2025-11-13 Price Changed $110,000 MARMLS
• 2025-10-15 Listed $125,000 MARMLS
• 2025-10-03 Listing Removed — MARMLS
• 2024-10-14 Listed $125,000 MARMLS
• 2004-09-08 Sold (Public Records) $55,600 Public Records
• 2002-03-28 Sold (Public Records) $28,500 Public Records
• 1991-06-28 Sold (Public Records) $20,000 Public Records
• 1991-06-28 Sold (Public Records) $20,000 Public Records
• 1970-02-01 Sold (Public Records) $13,500 Public Records

Property tax history

+13.9%/yr

Latest (2025): $1,334 · +4.8% YoY. Source: county tax records.