4900 Washington St #309 · Hollywood, FL 33021

$129,000

1 bd · 2.0 ba · 768 sqft · Condo public records · 102 Days on market

Built 1967 $439/mo HOA · 23% 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 +25.5/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright and spacious 1/1.5 condo with abundant natural light and relaxing resort-style views in desirable Hillcrest. This airy unit features tile floors throughout, hurricane and sun shutters for security and privacy, and a large balcony overlooking the pool, garden, and gym. The large bedroom offers generous walk-in closet. Lots of closet and storage space. Enjoy 4 heated pools, gym, clubhouse, BBQ areas, and a private park with 3 miles of paths and lakes. Prime location near Hwys, beaches, downtown Hollywood, shopping, dining, Hospital and so much more. Well-maintained building with brand-new roof (2025), reserves, and 50-year recertification passed. All-ages. No pets, no leasing. One park

Key facts

• Heated pools
• Large balcony
• Private park

Tags

• HURRICANE AND SUN SHUTTERS
• LARGE BALCONY
• HEATED POOLS
• PRIVATE PARK
• 3 MILES OF PATHS AND LAKES
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Association with monthly fee; HOA fee $439 monthly; Association amenities include clubhouse, fitness center, jogging path, picnic area, parking, pool, storage, trash chute, and maintenance; HOA covers grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, reserve funds, and pool service

Exterior

• Parking: Carport (1 space); Covered parking (1 space); 1 open parking space; Guest parking
• Security: Fire alarm
• Utilities: Sewer included in association; Water included in association; Electric service
• Home design: Condominium; Resale property; 3 stories total
• Construction: Built with CBS (concrete block) construction; Concrete block with no stucco
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom (total 2 bathrooms)
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Unfurnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Orange Brook Elementary School (math 27% / reading 34%, grade F, #1,862 of 2,144 statewide, top 88%, 679 students, 80% FRL); Mcnicol Middle School (math 25% / reading 31%, grade F, #486 of 571 statewide, top 86%, 643 students, 80% FRL); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 77% FRL vs 51% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 48% district-wide (-22 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); 540 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 33% 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 $892 of loan paydown is wiped out by about $4k 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 102 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1967 — 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: 1.50% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 5.6

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,664
• Equity at exit: $19,234

10-year hold

• IRR: 7.1%
• Equity multiple: 1.52×
• Total profit: $18,661
• Equity at exit: $11,154

Cash invested: $36,120 (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: 540
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$676
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$54
• HOA: −$439
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $301

Break-even live

Break-even rent $1,555

Max offer price $129,000

Occupancy floor 79%

Sensitivity live

Price	-10% $374	-5% $337	+0% $301	+5% $264	+10% $228
Rent	-10% $148	-5% $224	+0% $301	+5% $377	+10% $453
Rate	-1.0pp $366	-0.5pp $333	base $301	+0.5pp $267	+1.0pp $233

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	25d	1	0.02mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	20d	1	0.03mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	9d	1	0.03mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	14d	1	0.05mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	18d	1	0.05mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	5d	1	0.05mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	25d	1	0.06mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	0d	4	0.07mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	14d	3	0.07mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	9d	1	0.08mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	16d	2	0.13mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	0d	2	0.13mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.20mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	25d	1	0.20mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.25mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.25mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,832	$1.87	6d	3	0.27mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,795	$1.83	0d	3	0.27mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	22d	1	0.28mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	4d	1	0.30mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	25d	1	0.30mi
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$1,590	$1.59	0d	17	0.39mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$1,600	$2.20	20d	2	0.58mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	18d	1	0.58mi
4933 Hollywood Blvd Unit 5141-209 Hollywood, FL	2.0	1.0	900	$2,200	$2.44	25d	1	0.60mi
4933 Hollywood Blvd Unit 5420-202 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	23d	1	0.60mi
4933 Hollywood Blvd Unit 5450-209 Hollywood, FL	2.0	1.5	950	$2,250	$2.37	25d	1	0.60mi
4933 Hollywood Blvd Unit 5141-206 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	25d	1	0.60mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,500	$1.57	25d	1	0.61mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	4d	1	0.63mi
5141 Hollywood Blvd Apt 206 Hollywood, FL	1.0	1.0	700	$1,825	$2.61	4d	1	0.63mi
5805 Washington St #14 Hollywood, FL	2.0	2.0	884	$1,900	$2.15	22d	1	0.65mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	25d	2	0.65mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	4d	1	0.66mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	5d	1	0.66mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,575	$2.42	0d	1	0.68mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,625	$2.50	12d	1	0.68mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	25d	1	0.70mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,650	$2.54	9d	1	0.70mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.71mi

HOA detail condo

• Monthly dues: $439 · $5,268/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $129,000 Active 102 DOM
2. 2026-06-18
   days on market $129,000 Active 99 DOM
3. 2026-06-17
   days on market $129,000 Active 98 DOM
4. 2026-06-16
   days on market $129,000 Active 97 DOM
5. 2026-06-15
   days on market $129,000 Active 96 DOM
6. 2026-06-13
   days on market $129,000 Active 94 DOM
7. 2026-06-09
   days on market $129,000 Active 90 DOM
8. 2026-06-07
   pricedays on market $129,000 Active 88 DOM
9. 2026-06-04
   days on market $132,500 Active 85 DOM
10. 2026-06-03
    days on market $132,500 Active 84 DOM
11. 2026-06-02
    days on market $132,500 Active 83 DOM
12. 2026-06-01
    days on market $132,500 Active 82 DOM
13. 2026-05-31
    days on market $132,500 Active 81 DOM
14. 2026-05-18
    price $132,500
15. 2026-04-03
    price $135,000
16. 2026-02-27
    listed $144,900 Active
17. 2005-08-04
    soldstatus $127,000
18. 2003-02-05
    soldstatus $67,000
19. 1998-05-11
    soldstatus $31,600
20. 1998-05-11
    soldstatus $31,600
21. 1998-02-01
    soldstatus $31,600

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$364/yr (+$30/mo · 51.5%)

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

Taxation est. · year 1

• Rental income: $23,221
• − Mortgage interest: −$7,226
• − Property taxes: −$707
• − Insurance: −$645
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$5,268
• − Depreciation: −$3,753
• Taxable income: $1,907
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $3,149/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

+319.3% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $132,500 Beaches MLS
• 2026-04-03 Price Changed $135,000 Beaches MLS
• 2026-02-27 Listed $144,900 Beaches MLS
• 2005-08-04 Sold (Public Records) $127,000 Public Records
• 2003-02-05 Sold (Public Records) $67,000 Public Records
• 1998-05-11 Sold (Public Records) $31,600 Public Records
• 1998-05-11 Sold (Public Records) $31,600 Public Records
• 1998-02-01 Sold (Public Records) $31,600 Public Records

Property tax history

+5.8%/yr

Latest (2025): $707 · +4.8% YoY. Source: county tax records.