1325 S 33 Rd · Hollywood, FL 33021

$54,000

2 bd · 1.5 ba · 600 sqft · Manufactured · 118 Days on market

Built 1957 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Two-bedroom, 1.5-bathroom home located in the Orangebrook Harbor community. Beautiful, peaceful living environment close to the pool. Parking for two vehicles. The Florida room is fully enclosed and integrated into the home.

Key facts

• Built 1957
• Listed 117 days

Tags

• ORANGEBROOK HARBOR COMMUNITY
• FLORIDA ROOM FULLY ENCLOSED

Property features AI

Finance

• Other: Building area reported as 600 (source: Other)
• Financial info: Monthly land lease of $1,350 (lease expires 2027-03-01); Pets are not allowed
• HOA & community: Located in a senior community; Land lease required

Exterior

• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Mobile Home; Single-story; Faces west; Resale condition
• Construction: Modular construction; Other roof
• Exterior features: Porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: One full bathroom and one half bathroom (two total); one main-level bathroom
• Heating & cooling: Central individual heating; Cooling present (type listed as Other)
• Interior features: No interior-specific built-ins or extras listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $54k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Recommended offer: $49k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.9% 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: Colbert Elementary School (math 35% / reading 29%, grade F, #1,797 of 2,144 statewide, top 86%, 611 students, 82% FRL); Apollo Middle School (math 35% / reading 47%, grade F, #353 of 571 statewide, top 63%, 1,168 students, 71% FRL); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 74% FRL vs 51% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• 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 20d 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 31% 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 $373 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,140 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.37% ✓
• Cap rate: 29.95%
• Cash-on-cash: 84.48%
• DSCR: 4.76
• GRM: 2.5

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: 84.2%
• Equity multiple: 4.84×
• Total profit: $57,997
• Equity at exit: $8,052

10-year hold

• IRR: 87.3%
• Equity multiple: 9.83×
• Total profit: $133,554
• Equity at exit: $4,669

Cash invested: $15,120 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$283
• Tax est. 1.5%: −$68 /mo · $810/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $1,064

Break-even live

Break-even rent $472

Max offer price $54,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,102	-5% $1,083	+0% $1,064	+5% $1,046	+10% $1,027
Rent	-10% $921	-5% $993	+0% $1,064	+5% $1,136	+10% $1,208
Rate	-1.0pp $1,092	-0.5pp $1,078	base $1,064	+0.5pp $1,050	+1.0pp $1,036

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$2,424	$2.43	2d	24	0.38mi
550 S Park Rd Unit 14-8 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	8d	1	0.51mi
470 S Park Rd Unit 7-110 Hollywood, FL	1.0	1.0	659	$1,800	$2.73	25d	1	0.59mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	17d	1	0.63mi
4130 SW 19th St Unit 3 West Park, FL	1.0	1.0	450	$1,400	$3.11	21d	1	0.67mi
3601 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	941	$2,195	$2.33	4d	3	0.74mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	8d	1	0.75mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	21d	1	0.75mi
3711 Van Buren St #2 Hollywood, FL	1.0	1.0	660	$1,550	$2.35	25d	1	0.76mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	25d	1	0.81mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	5d	1	0.89mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	8d	1	0.89mi
2915 Jackson St Unit 12 Hollywood, FL	1.0	1.0	500	$1,425	$2.85	17d	1	0.92mi
2915 Jackson St Hollywood, FL	1.0	1.0	500	$1,425	$2.85	14d	1	0.92mi
3525 Polk St #7 Hollywood, FL	1.0	1.0	700	$1,600	$2.29	25d	1	0.98mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,400	$3.17	25d	1	0.99mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	8d	1	1.08mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	25d	1	1.10mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	25d	1	1.10mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	25d	1	1.19mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	8d	1	1.25mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	25d	1	1.25mi
2847 Fillmore St Hollywood, FL	1.0	1.0	700	$1,600	$2.29	3d	1	1.27mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	25d	1	1.27mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	8d	1	1.27mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$2,095	$2.62	25d	1	1.28mi
2910 Pierce St Unit P102 Hollywood, FL	1.0	1.0	700	$1,595	$2.28	25d	1	1.29mi
4933 Hollywood Blvd Unit 5420-202 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	23d	1	1.35mi
4933 Hollywood Blvd Unit 5141-206 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	25d	1	1.35mi
230 SW 11th Ave #17 Hallandale Beach, FL	1.0	1.0	580	$1,390	$2.40	4d	1	1.35mi
280 SW 11th Ave #5 Hallandale Beach, FL	1.0	1.0	580	$1,475	$2.54	25d	1	1.38mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	25d	1	1.38mi
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$2,095	$2.10	4d	18	1.41mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$2,000	$2.75	20d	2	1.42mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	17d	1	1.42mi
220 SW 9th Ave Hallandale Beach, FL	1.0–2.0	1.0–2.0	771	$2,200	$2.85	21d	2	1.44mi
220 SW 9th Ave #219 Hallandale Beach, FL	1.0	1.0	625	$1,550	$2.48	5d	1	1.44mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	3d	1	1.45mi
340 SW 11th Ave Unit 2A Hallandale Beach, FL	1.0	1.0	466	$1,575	$3.38	12d	1	1.45mi
5141 Hollywood Blvd Apt 206 Hollywood, FL	1.0	1.0	700	$1,825	$2.61	3d	1	1.45mi

Listing history 14 events

1. 2026-06-21
   days on market $54,000 Active 118 DOM
2. 2026-06-18
   days on market $54,000 Active 115 DOM
3. 2026-06-17
   days on market $54,000 Active 114 DOM
4. 2026-06-16
   days on market $54,000 Active 113 DOM
5. 2026-06-15
   days on market $54,000 Active 112 DOM
6. 2026-06-13
   days on market $54,000 Active 110 DOM
7. 2026-06-09
   days on market $54,000 Active 106 DOM
8. 2026-06-07
   days on market $54,000 Active 104 DOM
9. 2026-06-04
   days on market $54,000 Active 101 DOM
10. 2026-06-03
    days on market $54,000 Active 100 DOM
11. 2026-06-02
    days on market $54,000 Active 99 DOM
12. 2026-06-01
    days on market $54,000 Active 98 DOM
13. 2026-05-31
    days on market $54,000 Active 97 DOM
14. 2026-02-23
    listed $54,000 Active

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥105°F today · 19 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: $21,837
• − Mortgage interest: −$3,025
• − Property taxes: −$810
• − Insurance: −$270
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$1,571
• Taxable income: $12,667
• Est. tax owed @ 24.0%: −$3,040
• After-tax cash flow: $9,733/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 · 13 photos

Good 80/100 Cosmetic rehab

This two-bedroom, one-and-a-half-bathroom home in the Orangebrook Harbor community is in good condition with a good rehab level. It has a modern kitchen, well-maintained bathrooms, and a good exterior. The home is move-in ready and has potential for further value increases with minor updates.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Replace front porch railings — Weathered railings can detract from the home's appeal and safety.
• Resale Upgrade kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Install smart home devices — Smart home features can increase convenience and appeal to tech-savvy buyers and renters.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace front porch railings — Weathered railings can detract from the home's appeal and safety. ↑
• Resale Upgrade kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Install smart home devices — Smart home features can increase convenience and appeal to tech-savvy buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers and renters. ↑

ⓘ 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): 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

1 event — show timeline

• 2026-02-23 Listed $54,000 Beaches MLS