1300 N 12th Ct Unit 4b · Hollywood, FL 33019

$129,900

1 bd · 1.0 ba · 600 sqft · Condo public records · 99 Days on market

Built 1966 $325/mo HOA · 18% 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 +17.4/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Absolute bargain price!!! What are you waiting for! For those seeking a getaway spot or considering a full-time residence, this is a fabulous choice! A one-bedroom, one-bath condo located just about one mile from the stunning beaches, close to famous boardwalk, casino, golf course. The 55+ community offers a stunning pool, clubhouse, gym, bocce courts, other amenities that support an active lifestyle. There's a cozy sitting area for enjoying morning coffee, casual meals or afternoon refreshments. Featuring a comfortable living room/dining area, kitchen and a nicely sized bedroom that has ample closet space. With its original interior, it provides a canvas for your personal touch and style.

Key facts

• Clubhouse
• Bocce courts
• Stunning pool

Tags

• STUNNING POOL
• CLUBHOUSE
• GYM
• BOCCE COURTS
• COZY SITTING AREA
• COMFORTABLE LIVING ROOM

Property features AI

Finance

• Other: Not a waterfront property; Senior community
• HOA & community: Has association; Monthly HOA fee; Association amenities include clubhouse, fitness center, parking, pool, storage, bocce ball, community room, maintenance; HOA fee covers grounds and structure maintenance, sewer, trash, water, common areas, recreation facility and pool service

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detector(s); Security fence
• Utilities: Cable available
• Home design: Condominium; 2 stories; Faces east; Resale condition
• Construction: Block construction
• Exterior features: Fenced

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating (type: other); Central air; Ceiling fan(s)
• Interior features: Entrance foyer; Furnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 (+2.9%/yr); 828 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $898 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 99 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $130k implies a 282% gain — meaningful room to come down on a strong offer.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1966 — 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: 1.37% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.92% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-14,719
• Equity at exit: $19,369

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-4,288
• Equity at exit: $11,231

Cash invested: $36,372 (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 33019

• Rents YoY: 2.9%
• Active inventory: 828
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$681
• Tax from tax record: −$252 /mo · $3,021/yr
• Insurance: −$54
• HOA: −$325
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $97

Break-even live

Break-even rent $1,661

Max offer price $129,900

Occupancy floor 90%

Sensitivity live

Price	-10% $171	-5% $134	+0% $97	+5% $60	+10% $24
Rent	-10% $-44	-5% $27	+0% $97	+5% $168	+10% $238
Rate	-1.0pp $163	-0.5pp $130	base $97	+0.5pp $64	+1.0pp $29

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 N 12th Ct Hollywood, FL	1.0	1.0	465	$1,588	$3.41	13d	2	0.03mi
1301 N 12th Ct Unit 12A Hollywood, FL	1.0	1.0	450	$1,475	$3.28	25d	1	0.05mi
1455 N 12th Ct Unit 6B Hollywood, FL	1.0	1.0	580	$1,395	$2.41	11d	1	0.15mi
1551 N 12th Ct Unit 10B Hollywood, FL	1.0	1.0	620	$1,500	$2.42	15d	1	0.22mi
1425 Arthur St Unit 414B Hollywood, FL	1.0	1.5	597	$1,750	$2.93	19d	1	0.28mi
1520 McKinley St Unit 107E Hollywood, FL	1.0	1.5	665	$1,700	$2.56	18d	1	0.36mi
1560 McKinley St Unit 115w Hollywood, FL	1.0	1.5	665	$1,500	$2.26	4d	1	0.43mi
1533 Cleveland St Hollywood, FL	1.0	1.0	512	$1,200	$2.34	25d	1	0.43mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	25d	1	0.62mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	19d	1	0.62mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	17d	1	0.74mi
1610 Liberty St Unit 7 Hollywood, FL	1.0	1.0	750	$1,525	$2.03	25d	1	0.75mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	2d	1	0.75mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	15d	1	0.75mi
1816 Taft St Unit 8 Hollywood, FL	1.0	1.0	500	$1,399	$2.80	3d	1	0.76mi
1723 Liberty St #6 Hollywood, FL	—	1.0	500	$1,200	$2.40	6d	1	0.85mi
1723 Liberty St #6 Hollywood, FL	—	1.0	500	$1,200	$2.40	11d	1	0.85mi
1723 Liberty St Unit 7 Hollywood, FL	1.0	1.0	600	$1,400	$2.33	3d	1	0.85mi
1723 Liberty St Unit 7 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.85mi
1723 Liberty St Unit 5 Hollywood, FL	1.0	1.0	650	$1,500	$2.31	11d	1	0.85mi
1723 Liberty St Unit 5 Hollywood, FL	1.0	1.0	650	$1,500	$2.31	6d	1	0.85mi
1727 Liberty St Hollywood, FL	1.0–2.0	1.0	285	$1,575	$5.52	6d	3	0.87mi
1727 Liberty St Hollywood, FL	1.0–2.0	1.0	570	$1,599	$2.81	22d	2	0.87mi
311 E Sheridan St Dania, FL	1.0–2.0	1.0–2.0	861	$2,097	$2.44	4d	6	0.88mi
1927 Cleveland St Unit 1542853P Hollywood, FL	—	1.0	570	$2,722	$4.78	3d	1	0.89mi
1450 SE 3rd Ave #202 Dania, FL	1.0	1.0	700	$2,000	$2.86	3d	1	0.92mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	16d	25	0.93mi
1341 SE 3rd Ave Dania, FL	1.0	1.0	700	$1,975	$2.82	3d	2	0.94mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	8d	1	0.94mi
1947 Taft St Unit 0 Hollywood, FL	2.0	2.0	650	$1,900	$2.92	25d	1	0.96mi
1916 Coolidge St Unit 1 Hollywood, FL	—	1.0	550	$1,250	$2.27	25d	1	0.97mi
2342 N Federal Hwy Unit 9 Hollywood, FL	—	1.0	440	$1,250	$2.84	4d	1	0.97mi
2342 N Federal Hwy Hollywood, FL	—	1.0	440	$1,250	$2.84	6d	1	0.97mi
1155 SE 7th Ave Dania Beach, FL	1.0–2.0	1.0–2.0	882	$1,838	$2.08	2d	31	0.97mi
2118 N 19th Ave Unit 1-4 Hollywood, FL	2.0	1.0	650	$1,690	$2.60	3d	1	0.98mi
336 Arthur St Unit 1503955P Hollywood, FL	1.0	1.0	527	$5,010	$9.51	22d	1	0.98mi
1826 Sherman St #16 Hollywood, FL	1.0	1.0	524	$1,550	$2.96	25d	1	1.01mi
1826 Sherman St Unit 11 Hollywood, FL	1.0	1.0	524	$1,400	$2.67	25d	1	1.01mi
1826 Sherman St Unit 15 Hollywood, FL	1.0	1.0	524	$1,350	$2.58	25d	1	1.01mi
1826 Sherman St Unit 9 Hollywood, FL	1.0	1.0	524	$1,350	$2.58	21d	1	1.01mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $129,900 Active 99 DOM
2. 2026-06-17
   days on market $129,900 Active 98 DOM
3. 2026-06-16
   days on market $129,900 Active 97 DOM
4. 2026-06-15
   days on market $129,900 Active 96 DOM
5. 2026-06-13
   days on market $129,900 Active 94 DOM
6. 2026-06-09
   days on market $129,900 Active 90 DOM
7. 2026-06-07
   days on market $129,900 Active 88 DOM
8. 2026-06-04
   days on market $129,900 Active 85 DOM
9. 2026-06-03
   days on market $129,900 Active 84 DOM
10. 2026-06-02
    days on market $129,900 Active 83 DOM
11. 2026-06-01
    days on market $129,900 Active 82 DOM
12. 2026-05-31
    days on market $129,900 Active 81 DOM
13. 2025-07-17
    listed $129,900 Active
14. 1997-12-23
    soldstatus $34,000
15. 1966-12-01
    soldstatus $8,700

ⓘ 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: $3,021 · $252/mo
• Projected year-2 tax: $3,021 · $252/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: $21,407
• − Mortgage interest: −$7,276
• − Property taxes: −$3,021
• − Insurance: −$650
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − HOA: −$3,900
• − Depreciation: −$3,779
• Taxable loss: −$644
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $1,321/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): 14,293
• Household income: $96,497
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 563.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 25% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 6% Salvadoran 2%
• Common ancestry: Scotch-Irish 7% Romanian 4% Lithuanian 4%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 53% English-only · Spanish 30% Russian/Polish/Slavic 6% Other Indo-European 4%

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: ▼ -434.82%
• Current HPI: 307.2922
• Rent YoY: ▲ 2.92%
• 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

+1393.1% since first listed

3 events — show timeline

• 2025-07-17 Listed $129,900 Beaches MLS
• 1997-12-23 Sold (Public Records) $34,000 Public Records
• 1966-12-01 Sold (Public Records) $8,700 Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,021 · +9.3% YoY. Source: county tax records.