5300 Washington St Unit L338 · Hollywood, FL 33021

$104,900

1 bd · 1.5 ba · 720 sqft · Condo · 99 Days on market

Built 1970 $532/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 +17.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 1/1.5 unit in the active community of Beverly Hills. A 55 and over complex that houses this beautiful unit. It comes fully furnished and is ready for it's new owner. Close to shopping, major highways, restaurants and casinos. This clean unit can be your year round home or a perfect winter getaway. Call now for your own personal visit.

Key facts

• $532 HOA
• 39 parking spots
• Built 1970

Property features AI

Finance

• Financial info: Monthly HOA fee of $532
• HOA & community: HOA with monthly fee; HOA amenities: Billiard room, Clubhouse, Fitness center, Maintenance; HOA fee includes grounds and structure maintenance, sewer, trash, water, common areas, elevator, reserve funds; Senior community

Exterior

• Parking: Assigned parking (39 spaces total)
• Security: Security fence; Entry phone/intercom
• Utilities: Water included in HOA; Sewer included in HOA; Trash included in HOA; Power available (central systems)
• Home design: Condominium; Resale condition; 4-story building; Third floor entry
• Construction: Block construction
• Exterior features: Fenced; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level (third floor entry)
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Tile flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $77 ($918/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $95k (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 (+2.4%/yr); 529 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $725 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 99 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,459 (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 1970 — 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: 1.61% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 5.2

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: -12.1%
• Equity multiple: 0.57×
• Total profit: $-12,768
• Equity at exit: $15,641

10-year hold

• IRR: -3.9%
• Equity multiple: 0.75×
• Total profit: $-7,449
• Equity at exit: $9,070

Cash invested: $29,372 (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 33021

• Rents YoY: 2.4%
• Active inventory: 529
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$532
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $77

Break-even live

Break-even rent $1,591

Max offer price $104,900

Occupancy floor 90%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$1,590	$1.59	3d	18	0.21mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	7d	1	0.29mi
5685 Flagler St Unit 2 Hollywood, FL	2.0	1.0	420	$1,900	$4.52	3d	1	0.36mi
5685 Flagler St Unit 2 Hollywood, FL	2.0	1.0	420	$1,900	$4.52	13d	1	0.36mi
5740 Mayo St #4 Hollywood, FL	2.0	1.0	550	$1,895	$3.45	24d	1	0.44mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	24d	2	0.46mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,625	$2.50	10d	1	0.49mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	5d	1	0.49mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,650	$2.54	7d	1	0.50mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	24d	1	0.50mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.51mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	20d	1	0.56mi
5981 Washington St #219 Hollywood, FL	1.0	1.0	450	$1,500	$3.33	24d	1	0.57mi
5849 Wiley St Hollywood, FL	1.0	1.0	350	$1,475	$4.21	24d	1	0.57mi
5931 Wiley St Unit 5931 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	24d	1	0.64mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,500	$1.57	24d	1	0.68mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	16d	1	0.68mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$1,600	$2.20	18d	2	0.68mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	3d	1	0.69mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	2d	1	0.69mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	2d	1	0.73mi
5141 Hollywood Blvd Apt 206 Hollywood, FL	1.0	1.0	700	$1,825	$2.61	2d	1	0.74mi
4933 Hollywood Blvd Unit 5420-202 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	21d	1	0.75mi
4933 Hollywood Blvd Unit 5141-206 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	24d	1	0.75mi
4130 SW 19th St Unit 3 West Park, FL	1.0	1.0	450	$1,400	$3.11	20d	1	0.83mi
5807 SW 25th St West Park, FL	—	1.0	500	$1,495	$2.99	7d	1	0.93mi
5819 Polk St Unit 4 Hollywood, FL	1.0	1.0	602	$1,425	$2.37	14d	1	1.01mi
5819 Polk St Apt 2 Hollywood, FL	1.0	1.0	682	$1,559	$2.29	7d	1	1.01mi
532 S Crescent Dr Unit 106 Hollywood, FL	—	1.0	550	$1,425	$2.59	13d	1	1.02mi
1 Main St Miramar, FL	3.0	1.0–3.0	1023	$2,273	$2.22	1d	36	1.04mi
315 S Crescent Dr Hollywood, FL	—	1.0	544	$1,425	$2.62	15d	1	1.04mi
504 N 57th Ave Unit N Hollywood, FL	1.0	1.0	496	$1,575	$3.18	19d	1	1.06mi
6129 SW 22nd St Miramar, FL	2.0	1.0	674	$2,200	$3.26	16d	1	1.08mi
6129 SW 22nd St Miramar, FL	2.0	1.0	674	$2,200	$3.26	15d	1	1.08mi
3711 Van Buren St #2 Hollywood, FL	1.0	1.0	660	$1,550	$2.35	24d	1	1.11mi
6025 Polk St Apt 8 Hollywood, FL	1.0	1.0	700	$1,400	$2.00	24d	1	1.17mi
3601 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	941	$1,725	$1.83	3d	3	1.18mi
6031 Polk St Unit 4 Hollywood, FL	1.0	1.0	644	$1,425	$2.21	24d	1	1.19mi
6014 Fillmore St Hollywood, FL	1.0	1.0	450	$1,425	$3.17	3d	1	1.22mi
6014 Fillmore St Hollywood, FL	1.0	1.0	640	$1,449	$2.26	24d	1	1.22mi

HOA detail condo

• Monthly dues: $532 · $6,384/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $104,900 Active 99 DOM
2. 2026-06-17
   days on market $104,900 Active 98 DOM
3. 2026-06-16
   days on market $104,900 Active 97 DOM
4. 2026-06-15
   days on market $104,900 Active 96 DOM
5. 2026-06-13
   days on market $104,900 Active 94 DOM
6. 2026-06-09
   days on market $104,900 Active 90 DOM
7. 2026-06-07
   days on market $104,900 Active 88 DOM
8. 2026-06-04
   days on market $104,900 Active 85 DOM
9. 2026-06-03
   days on market $104,900 Active 84 DOM
10. 2026-06-02
    days on market $104,900 Active 83 DOM
11. 2026-06-01
    days on market $104,900 Active 82 DOM
12. 2026-05-31
    days on market $104,900 Active 81 DOM
13. 2025-12-19
    listed $104,900 Active

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,255
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − HOA: −$6,384
• − Depreciation: −$3,052
• Taxable loss: −$395
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $1,013/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

1 event — show timeline

• 2025-12-19 Listed $104,900 Beaches MLS