3850 Washington St #314 · Hollywood, FL 33021

$138,500

1 bd · 2.0 ba · 994 sqft · Condo public records · 170 Days on market

Built 1981 $650/mo HOA · 33% of rent

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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).

• 1% rule +9.2/10.0
• Cash flow +8.8/30.0
• 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
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

1/1.5 Condo in beautiful 55+ Community

Key facts

• $650 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association amenities include laundry, library, barbecue/picnic area, pool, shuffleboard court, storage, trails, trash service, elevators; Association fee covers management, amenities, common areas, cable TV, internet, laundry, parking, pest control, pool(s), recreation facilities, trash, water; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One covered space; One carport space
• Security: Intercom; Lobby secured; Security guard; Smoke detectors
• Utilities: Cable available
• Home design: Condo/attached property; 12-story building; Entry on level 3; Has a view
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/dining combo; Tub/shower; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (14.6% below list).
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $118k (14.6% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• 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); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 21d 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 $958 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 170 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $75k; list at $138k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $118,281 (14.6% 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 170 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 1.42% ✓
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 5.9

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: -23.0%
• Equity multiple: 0.22×
• Total profit: $-30,427
• Equity at exit: $20,651

10-year hold

• IRR: -19.2%
• Equity multiple: 0.00×
• Total profit: $-38,694
• Equity at exit: $11,975

Cash invested: $38,780 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$726
• Tax from tax record: −$236 /mo · $2,837/yr
• Insurance: −$58
• HOA: −$650
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-114

Break-even live

Break-even rent $2,114

Max offer price $118,281

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-75	+0% $-114	+5% $-154	+10% $-193
Rent	-10% $-270	-5% $-192	+0% $-114	+5% $-37	+10% $41
Rate	-1.0pp $-45	-0.5pp $-79	base $-114	+0.5pp $-150	+1.0pp $-187

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: $34,625
• Closing costs: $4,155
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 S Crescent Dr Unit 106 Hollywood, FL	—	1.0	550	$1,425	$2.59	15d	1	0.31mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	5d	1	0.34mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	26d	1	0.34mi
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,377	$2.12	0d	25	0.34mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	22d	1	0.34mi
555 S Luna Ct Hollywood, FL	2.0	2.0	1036	$2,120	$2.05	6d	2	0.35mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$1,719	$1.72	0d	23	0.36mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	26d	1	0.37mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.37mi
3624 Jackson St Unit 21 Hollywood, FL	2.0	2.0	1100	$1,900	$1.73	4d	1	0.40mi
570 S Park Rd Unit 13-6 Hollywood, FL	2.0	2.0	1060	$2,400	$2.26	26d	1	0.40mi
400 S Luna Ct #2 Hollywood, FL	2.0	1.0	960	$2,300	$2.40	26d	1	0.41mi
315 S Crescent Dr Hollywood, FL	—	1.0	544	$1,425	$2.62	17d	1	0.41mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	26d	1	0.42mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	26d	1	0.42mi
640 S Park Rd Unit 34-4 Hollywood, FL	2.0	2.0	1060	$2,250	$2.12	26d	1	0.43mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	26d	1	0.43mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,200	$2.08	18d	1	0.43mi
530 S Park Rd Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	20d	1	0.43mi
550 S Park Rd Unit 14-8 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	9d	1	0.43mi
530 S Park Rd Hollywood, FL	1.0	1.0	841	$1,800	$2.14	26d	1	0.43mi
3500 Jackson St Unit 203 Hollywood, FL	2.0	2.0	875	$1,995	$2.28	26d	1	0.44mi
620 S Park Rd Unit 31-2 Hollywood, FL	1.0	1.0	841	$1,800	$2.14	26d	1	0.44mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$2,100	$2.50	26d	1	0.47mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$1,950	$2.32	6d	1	0.47mi
470 S Park Rd Unit 7-110 Hollywood, FL	1.0	1.0	659	$1,800	$2.73	26d	1	0.47mi
470 S Park Rd Unit 7-203 Hollywood, FL	2.0	2.0	820	$2,050	$2.50	26d	1	0.47mi
3600 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	1055	$1,950	$1.85	0d	5	0.47mi
3711 Van Buren St #2 Hollywood, FL	1.0	1.0	660	$1,550	$2.35	26d	1	0.49mi
460 S Park Rd Unit 6-304 Hollywood, FL	2.0	1.0	918	$1,950	$2.12	7d	1	0.49mi
460 S Park Rd Apt 109 Hollywood, FL	2.0	2.0	867	$2,100	$2.42	22d	1	0.49mi
460 S Park Rd Unit 6-203 Hollywood, FL	2.0	2.0	820	$2,400	$2.93	7d	1	0.49mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	0d	2	0.50mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	16d	2	0.50mi
3601 Van Buren St Hollywood, FL	2.0	2.0	1107	$2,195	$1.98	0d	2	0.51mi
530 S Park Rd Unit 12-11 Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	17d	1	0.51mi
530 S Park Rd Unit 17-11 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	24d	1	0.51mi
410 S Park Rd Unit 1-104 Hollywood, FL	2.0	1.0	838	$2,050	$2.45	0d	1	0.55mi
410 S Park Rd Unit 1-204 Hollywood, FL	2.0	1.0	838	$2,100	$2.51	14d	1	0.55mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	0d	4	0.56mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $138,500 Active 170 DOM
2. 2026-06-18
   days on market $138,500 Active 167 DOM
3. 2026-06-17
   days on market $138,500 Active 166 DOM
4. 2026-06-16
   days on market $138,500 Active 165 DOM
5. 2026-06-15
   days on market $138,500 Active 164 DOM
6. 2026-06-13
   days on market $138,500 Active 162 DOM
7. 2026-06-09
   days on market $138,500 Active 158 DOM
8. 2026-06-07
   days on market $138,500 Active 156 DOM
9. 2026-06-04
   days on market $138,500 Active 153 DOM
10. 2026-06-03
    days on market $138,500 Active 152 DOM
11. 2026-06-02
    days on market $138,500 Active 151 DOM
12. 2026-06-01
    days on market $138,500 Active 150 DOM
13. 2026-05-31
    days on market $138,500 Active 149 DOM
14. 2026-02-13
    price $138,500
15. 2026-02-02
    price $139,500
16. 2026-01-02
    listed $143,900 Active
17. 2025-12-31
    historical
18. 2025-12-15
    price $149,500
19. 2025-12-01
    price $151,999
20. 2025-11-07
    price $152,987
21. 2025-09-15
    price $166,999
22. 2025-08-20
    listed $167,500 Active
23. 2024-10-08
    historical
24. 2024-09-10
    listed $117,500 Active
25. 2024-09-03
    soldstatus $75,000
26. 2005-08-03
    soldstatus $116,500
27. 2000-06-05
    soldstatus $43,000
28. 1997-10-07
    soldstatus $36,000
29. 1980-05-01
    soldstatus $40,400

ⓘ 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: $2,837 · $236/mo
• Projected year-2 tax: $2,837 · $236/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: $23,635
• − Mortgage interest: −$7,758
• − Property taxes: −$2,837
• − Insurance: −$692
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − HOA: −$7,800
• − Depreciation: −$4,029
• Taxable loss: −$3,263
• Est. tax savings @ 24.0%: +$783
• After-tax cash flow: $-590/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

+242.8% since first listed

16 events — show timeline

• 2026-02-13 Price Changed $138,500 MARMLS
• 2026-02-02 Price Changed $139,500 MARMLS
• 2026-01-02 Listed $143,900 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-12-15 Price Changed $149,500 MARMLS
• 2025-12-01 Price Changed $151,999 MARMLS
• 2025-11-07 Price Changed $152,987 MARMLS
• 2025-09-15 Price Changed $166,999 MARMLS
• 2025-08-20 Listed $167,500 MARMLS
• 2024-10-08 Listing Removed — MARMLS
• 2024-09-10 Listed $117,500 MARMLS
• 2024-09-03 Sold (Public Records) $75,000 Public Records
• 2005-08-03 Sold (Public Records) $116,500 Public Records
• 2000-06-05 Sold (Public Records) $43,000 Public Records
• 1997-10-07 Sold (Public Records) $36,000 Public Records
• 1980-05-01 Sold (Public Records) $40,400 Public Records

Property tax history

+13.8%/yr

Latest (2025): $2,837 · +476.9% YoY. Source: county tax records.