1845 Pembroke Rd Unit 3-22 · Hollywood, FL 33020

$163,000

1 bd · 1.0 ba · 440 sqft · Condo · 111 Days on market

Built 1954 $338/mo HOA · 19% of rent

---

Why this score? — see what drove the D 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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity in the heart of Hollywood — Purchase One or All Three. Offered at $163,000 per unit or all three units for $489,000, this is a rare chance to control multiple condos within the same building — a strategic advantage not often available. The owner is selling three individual units all 1 bed, 1 bath, creating an exceptional opportunity for investors seeking immediate cash flow today and long-term upside tomorrow. All units are tenant-occupied, providing instant income and making this an ideal 1031 exchange opportunity. You’re stepping into performing assets with built-in revenue from day one. But this offering is more than just three condos — it&rsq

Key facts

• Multiple units
• Tenant occupied
• Valuable land

Tags

• TENANT OCCUPIED
• VALUABLE LAND
• FAVORABLE ZONING
• INCREASED BUILDING HEIGHT
• MULTIPLE UNITS
• SIMPLIFIED MANAGEMENT

Property features AI

Finance

• Other: Annual tax information available (not included per instructions)
• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $338; Association fee covers laundry, maintenance (grounds & structure), sewer, trash and water

Exterior

• Parking: One assigned parking space
• Utilities: Water included in association fee; Sewer included in association fee; Trash included in association fee
• Home design: Single-story; Entry level: 1
• Construction: Block construction; Resale property
• Exterior features: No notable exterior features listed; Property attached (attached unit)

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Laundry service included in association fee

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $163k.

Deal economics

• At list price, monthly cash flow is $-67 ($-808/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (6.0% below list).
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $148k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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; 1 comparable units currently listed for rent nearby; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 38% 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 $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 111 days — a 9% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,330 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.09% ✓
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 7.7

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: -22.9%
• Equity multiple: 0.23×
• Total profit: $-34,923
• Equity at exit: $24,304

10-year hold

• IRR: -29.6%
• Equity multiple: -0.15×
• Total profit: $-52,356
• Equity at exit: $14,093

Cash invested: $45,640 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$855
• Tax est. 1.5%: −$204 /mo · $2,445/yr
• Insurance: −$68
• HOA: −$338
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-67

Break-even live

Break-even rent $1,854

Max offer price $153,262

Occupancy floor 99%

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,764	$2.54	1d	17	0.98mi

HOA detail condo

• Monthly dues: $338 · $4,056/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $163,000 Active 111 DOM
2. 2026-06-17
   days on market $163,000 Active 110 DOM
3. 2026-06-16
   days on market $163,000 Active 109 DOM
4. 2026-06-15
   days on market $163,000 Active 108 DOM
5. 2026-06-13
   days on market $163,000 Active 106 DOM
6. 2026-06-09
   days on market $163,000 Active 102 DOM
7. 2026-06-07
   days on market $163,000 Active 100 DOM
8. 2026-06-04
   days on market $163,000 Active 97 DOM
9. 2026-06-03
   days on market $163,000 Active 96 DOM
10. 2026-06-02
    days on market $163,000 Active 95 DOM
11. 2026-06-02
    price $163,000 Active 94 DOM
12. 2026-06-01
    days on market $169,000 Active 94 DOM
13. 2026-05-31
    days on market $169,000 Active 93 DOM
14. 2026-02-27
    listed $169,000 Active
15. 2025-12-10
    historical $1,400
16. 2025-11-15
    price $1,400
17. 2025-11-04
    price $1,429
18. 2025-10-07
    price $1,435
19. 2025-09-23
    price $1,449
20. 2025-09-05
    listed $1,500
21. 2025-01-10
    historical $1,549
22. 2024-12-10
    listed $1,549
23. 2024-07-03
    historical $1,500
24. 2024-07-01
    listed $1,500
25. 2024-06-22
    historical $1,500
26. 2024-05-28
    price $1,500
27. 2024-05-23
    price $1,549
28. 2024-05-21
    listed $1,599
29. 2024-05-20
    historical $1,599
30. 2024-05-13
    listed $1,599
31. 2024-04-30
    historical $1,599
32. 2024-02-14
    listed $1,599
33. 2024-01-29
    historical $1,599
34. 2023-12-20
    listed $1,599

ⓘ 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 6/10 Major FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 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: $21,223
• − Mortgage interest: −$9,131
• − Property taxes: −$2,445
• − Insurance: −$815
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − HOA: −$4,056
• − Depreciation: −$4,742
• Taxable loss: −$3,361
• Est. tax savings @ 24.0%: +$807
• After-tax cash flow: $-1/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

+10469.1% since first listed

21 events — show timeline

• 2026-02-27 Listed $169,000 MARMLS
• 2025-12-10 Rental Removed $1,400 MARMLS
• 2025-11-15 Price Changed $1,400 MARMLS
• 2025-11-04 Price Changed $1,429 MARMLS
• 2025-10-07 Price Changed $1,435 MARMLS
• 2025-09-23 Price Changed $1,449 MARMLS
• 2025-09-05 Listed for Rent $1,500 MARMLS
• 2025-01-10 Rental Removed $1,549 MARMLS
• 2024-12-10 Listed for Rent $1,549 MARMLS
• 2024-07-03 Rental Removed $1,500 MARMLS
• 2024-07-01 Listed for Rent $1,500 MARMLS
• 2024-06-22 Rental Removed $1,500 MARMLS
• 2024-05-28 Price Changed $1,500 MARMLS
• 2024-05-23 Price Changed $1,549 MARMLS
• 2024-05-21 Listed for Rent $1,599 MARMLS
• 2024-05-20 Rental Removed $1,599 MARMLS
• 2024-05-13 Listed for Rent $1,599 MARMLS
• 2024-04-30 Rental Removed $1,599 MARMLS
• 2024-02-14 Listed for Rent $1,599 MARMLS
• 2024-01-29 Rental Removed $1,599 MARMLS
• 2023-12-20 Listed for Rent $1,599 MARMLS