100 Berkley Rd #106 · Hollywood, FL 33024

$109,900

1 bd · 2.0 ba · 732 sqft · Condo public records · 42 Days on market

Built 1974 $549/mo HOA · 32% 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 +21.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great price for this 1-bedroom, 1.5-bath condo in a 55+ community! This well-maintained unit is ready for you to make it the home you’ve always envisioned. Very well maintained tile flooring in most living area and updated baths. Spacious and filled with natural light, the condo features an eat-in kitchen, a living/dining combo, a very roomy bedroom with three closets, and an enclosed patio. ASSESSMENT IS PAID OFF and building is up to code with the required ff 40 years inspection. This active gated community offers activities such as Zumba, chair yoga, and more. Amenities include three pools, a clubhouse, sauna, jacuzzi, gym, tennis courts, pickleball, billiards, and more. Convenient

Key facts

• $549 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes common areas, cable TV, internet, grounds maintenance, structure maintenance, pest control, pool(s), recreation facilities, roof, sewer, trash, and water; Association amenities include basketball court, billiard room, clubhouse, elevator(s), fitness center, laundry, barbecue, picnic area, pickleball, pool, sauna, and tennis court(s); Senior community

Exterior

• Parking: Assigned parking
• Security: Complex fenced; Key card entry; Smoke detectors
• Utilities: Cable available
• Home design: East-facing; Entry on level 1; 3-story building; Has attached property
• Construction: Block construction; Effective year built
• Exterior features: Enclosed porch; Awning(s); Porch (screened); Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Ceiling fan(s); Electric heating
• Interior features: Eat-in kitchen; First floor entry; Living/dining room; Tub with shower; Walk-in closet(s); Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Market conditions: Rents rising (+1.0%/yr); 326 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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 42 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $88k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.67×
• Total profit: $-10,250
• Equity at exit: $16,386

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-7,408
• Equity at exit: $9,502

Cash invested: $30,772 (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 33024

• Rents YoY: 1.0%
• Active inventory: 326
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$576
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$46
• HOA: −$549
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $167

Break-even live

Break-even rent $1,523

Max offer price $109,900

Occupancy floor 85%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$1,600	$1.90	5d	2	0.08mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$1,600	$1.90	21d	2	0.08mi
6761 Allen St Unit 6761 Hollywood, FL	1.0	1.0	350	$1,600	$4.57	24d	1	0.10mi
251 Berkley Rd #209 Hollywood, FL	1.0	1.5	650	$1,600	$2.46	24d	1	0.22mi
251 Berkley Rd #209 Hollywood, FL	1.0	1.5	650	$1,600	$2.46	2d	1	0.22mi
7400 Stirling Rd Hollywood, FL	2.0	1.0	610	$1,844	$3.02	8d	11	0.71mi
7550 Stirling Rd Hollywood, FL	1.0–2.0	1.0–2.0	872	$1,725	$1.98	1d	7	0.88mi
7025 Stirling Rd Davie, FL	1.0–3.0	1.0–2.0	1044	$2,199	$2.11	3d	17	0.94mi
7610 Stirling Rd Unit 204C Hollywood, FL	1.0	1.0	750	$1,675	$2.23	15d	1	1.02mi
7610 Stirling Rd Hollywood, FL	1.0	1.0	750	$1,675	$2.23	24d	2	1.03mi
6820 Scott St Unit NA Hollywood, FL	—	1.0	400	$1,250	$3.12	24d	1	1.06mi
5060 SW 64th Ave #102 Davie, FL	2.0	2.0	742	$2,150	$2.90	24d	1	1.07mi
3680 N 56th Ave Hollywood, FL	2.0	1.0	816	$1,925	$2.36	11d	2	1.30mi
3700 N 56th Ave #1015 Hollywood, FL	1.0	1.0	659	$1,900	$2.88	8d	1	1.30mi
3680 N 56th Ave #823 Hollywood, FL	2.0	1.0	749	$2,500	$3.34	5d	1	1.30mi
3700 N 56th Ave Hollywood, FL	1.0–2.0	1.0	704	$1,675	$2.38	24d	3	1.30mi
3690 N 56th Ave Hollywood, FL	1.0–2.0	1.0	771	$2,000	$2.59	3d	2	1.31mi
5915 S Farragut Dr Unit 1 Hollywood, FL	1.0	1.0	550	$1,140	$2.07	24d	1	1.35mi
4471 SW 54th Ct Unit 1A-2B Fort Lauderdale, FL	1.0	1.0	600	$1,350	$2.25	24d	1	1.38mi
3660 N 56th Ave #609 Hollywood, FL	1.0	1.0	659	$1,725	$2.62	17d	1	1.39mi
7121 Taft St Unit A Hollywood, FL	—	1.0	400	$1,250	$3.12	24d	1	1.39mi
7151 Taft St Unit B Hollywood, FL	1.0	1.0	500	$1,000	$2.00	24d	1	1.40mi
4000 N 56th Ave Hollywood, FL	2.0	1.0–2.0	776	$1,920	$2.47	3d	7	1.40mi
3610 N 56th Ave Hollywood, FL	1.0–2.0	1.0	771	$1,790	$2.32	8d	2	1.42mi
3650 N 56th Ave #520 Hollywood, FL	1.0	1.0	659	$1,700	$2.58	19d	1	1.43mi
6350 Griffin Rd Unit 1X1 Davie, FL	1.0	1.0	611	$2,195	$3.59	24d	1	1.44mi
3640 N 56th Ave #401 Hollywood, FL	2.0	1.0	749	$1,900	$2.54	21d	1	1.45mi
3640 N 56th Ave #401 Hollywood, FL	2.0	1.0	749	$1,900	$2.54	2d	1	1.45mi

HOA detail condo

• Monthly dues: $549 · $6,588/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 42 DOM
2. 2026-06-17
   days on market $109,900 Active 41 DOM
3. 2026-06-16
   days on market $109,900 Active 40 DOM
4. 2026-06-15
   days on market $109,900 Active 39 DOM
5. 2026-06-13
   days on market $109,900 Active 37 DOM
6. 2026-06-09
   days on market $109,900 Active 33 DOM
7. 2026-06-08
   days on market $109,900 Active 32 DOM
8. 2026-06-07
   remarks 693-char remark
9. 2026-06-07
   days on market $109,900 Active 31 DOM
10. 2026-06-04
    days on market $109,900 Active 28 DOM
11. 2026-06-03
    days on market $109,900 Active 27 DOM
12. 2026-06-02
    days on market $109,900 Active 26 DOM
13. 2026-06-01
    days on market $109,900 Active 25 DOM
14. 2026-05-31
    days on market $109,900 Active 24 DOM
15. 2026-05-08
    listed $109,900 Active
16. 2005-08-09
    soldstatus $88,500
17. 1994-03-10
    soldstatus $32,500
18. 1984-03-01
    soldstatus $37,000

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$525/yr (+$44/mo · 135.9%)

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

Taxation est. · year 1

• Rental income: $20,823
• − Mortgage interest: −$6,156
• − Property taxes: −$387
• − Insurance: −$550
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − HOA: −$6,588
• − Depreciation: −$3,197
• Taxable income: $614
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $1,862/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): 76,585
• Household income: $80,061
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 2813.0

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: Hispanic / Latino 52% Two or more races 23% White 22% Black 17% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 13% Dominican 5%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 44% English-only · Spanish 46% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -442.20%
• Current HPI: 464.3405
• Rent YoY: ▲ 1.01%
• 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

+197.0% since first listed

4 events — show timeline

• 2026-05-08 Listed $109,900 MARMLS
• 2005-08-09 Sold (Public Records) $88,500 Public Records
• 1994-03-10 Sold (Public Records) $32,500 Public Records
• 1984-03-01 Sold (Public Records) $37,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $387 · +4.5% YoY. Source: county tax records.