1811 Jefferson St #404 · Hollywood, FL 33020

$135,000

1 bd · 2.0 ba · 850 sqft · Condo public records · 47 Days on market

Built 1970 $804/mo HOA · 35% 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).

• Cash flow +10.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious 1 bedroom, 1.5 bathroom condo in the expanding and highly sought after downtown Hollywood area! Just minutes from the beach, this is the perfect spot to be close to the action without the price tag. This section of the neighborhood is known for its beautiful tree lined streets making a bicycle ride, or a walk at sunset, a wonderful way to enjoy the outdoors year-round. Extremely close to local shopping, a global assortment of restaurant options, the newly redesigned Hollywood Beach golf course, Art and Culture Center, and other entertainment. Find your piece of paradise in Downtown Hollywood today!

Key facts

• Restaurant options
• Downtown hollywood
• Local shopping

Tags

• DOWNTOWN HOLLYWOOD
• TREE LINED STREETS
• LOCAL SHOPPING
• RESTAURANT OPTIONS
• HOLLYWOOD BEACH GOLF COURSE
• ART AND CULTURE CENTER

Property features AI

Finance

• Financial info: Community has 70 units; Pets not allowed
• HOA & community: Telstar Condominium Association; Monthly HOA dues; HOA amenities include laundry, storage, trash chute, bike storage and lobby; HOA fees cover insurance, grounds and structure maintenance, pest control, trash, water, common areas, elevator, hot water, legal/accounting and reserve funds

Exterior

• Parking: Total of 70 parking spaces in the community; Attached carport; Under-building parking; Guest parking; 1 covered carport space
• Security: Closed-circuit cameras; Key card entry; Smoke detectors; Entry phone/intercom
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected
• Home design: Condominium; One level; Entry on first floor; Faces south
• Construction: Built with block/CBS and stucco; Flat roof; 8-story building
• Exterior features: First-floor lobby entry with elevator access to upper floors; Not waterfront

Interior

• Kitchen: Water purifier (owned); Disposal; Electric range / electric cooktop; Microwave; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Drapes and window rods; Double-hung and single-hung metal windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-77 ($-928/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (10.1% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $121k (10.1% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: Hollywood Central Elementary School (math 22% / reading 32%, grade F, #1,969 of 2,144 statewide, top 94%, 351 students, 68% FRL); Olsen Middle School (math 18% / reading 24%, grade F, #555 of 571 statewide, top 97%, 633 students, 73% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL) — zoned schools average 67% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 591 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).
• At $2,278/mo this rent would consume 48% of the median local household income ($56k/yr) (locally 3948% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 47 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 35% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,340 (10.1% 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 47 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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: 1.69% ✓
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 4.9

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: -26.1%
• Equity multiple: 0.16×
• Total profit: $-31,930
• Equity at exit: $20,129

10-year hold

• IRR: -58.7%
• Equity multiple: -0.43×
• Total profit: $-54,038
• Equity at exit: $11,672

Cash invested: $37,800 (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: 591
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$708
• Tax from tax record: −$309 /mo · $3,709/yr
• Insurance: −$56
• HOA: −$804
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-77

Break-even live

Break-even rent $2,376

Max offer price $121,340

Occupancy floor 98%

Sensitivity live

Price	-10% $-1	-5% $-39	+0% $-77	+5% $-116	+10% $-154
Rent	-10% $-257	-5% $-167	+0% $-77	+5% $13	+10% $103
Rate	-1.0pp $-9	-0.5pp $-43	base $-77	+0.5pp $-112	+1.0pp $-148

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	26d	9	0.21mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	4d	35	0.24mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,644	$4.14	0d	42	0.28mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	17d	171	0.32mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,822	$2.59	1d	26	0.36mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	17d	25	0.51mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	0d	15	0.52mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	17d	94	0.64mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,823	$2.81	1d	63	0.70mi
927 N 17th Ave Unit 1258729P Hollywood, FL	1.0	1.0	818	$5,128	$6.27	18d	1	0.97mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$1,892	$1.94	17d	48	1.11mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	4d	1	1.19mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	17d	1	1.19mi
1825 Cleveland St #12 Hollywood, FL	2.0	1.0	857	$2,000	$2.33	14d	1	1.23mi
1927 Cleveland St Unit 1542853P Hollywood, FL	—	1.0	570	$2,796	$4.91	1d	1	1.24mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	20d	1	1.25mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	26d	1	1.25mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	26d	1	1.27mi
1702 McKinley St #4 Hollywood, FL	2.0	2.0	1024	$2,100	$2.05	26d	1	1.27mi
1425 Arthur St Unit 414B Hollywood, FL	1.0	1.5	597	$1,750	$2.93	20d	1	1.29mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	18d	1	1.29mi
1560 McKinley St Unit 101W Hollywood, FL	2.0	2.0	800	$1,800	$2.25	22d	1	1.30mi
1560 McKinley St Unit 115w Hollywood, FL	1.0	1.5	665	$1,500	$2.26	5d	1	1.30mi
1816 Roosevelt St Hollywood, FL	2.0	1.0	1010	$2,590	$2.56	9d	1	1.32mi
1520 McKinley St Unit 107E Hollywood, FL	1.0	1.5	665	$1,700	$2.56	19d	1	1.32mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	26d	1	1.33mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	9d	1	1.33mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	3d	1	1.33mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	19d	1	1.33mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	6d	1	1.36mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	9d	1	1.36mi
2128 Roosevelt St Unit 3 Hollywood, FL	2.0	1.0	850	$2,200	$2.59	1d	1	1.38mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	26d	1	1.38mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	9d	1	1.38mi
2111 Roosevelt St Unit 3 Hollywood, FL	1.0	1.0	600	$1,425	$2.38	26d	1	1.40mi
2218 Roosevelt St Hollywood, FL	2.0	2.0	882	$2,600	$2.95	26d	1	1.40mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	9d	1	1.41mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	26d	1	1.41mi
1947 Taft St Unit 0 Hollywood, FL	2.0	2.0	650	$1,900	$2.92	26d	1	1.41mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	9d	1	1.41mi

HOA detail condo

• Monthly dues: $804 · $9,648/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $135,000 Active 47 DOM
2. 2026-06-18
   days on market $135,000 Active 44 DOM
3. 2026-06-17
   days on market $135,000 Active 43 DOM
4. 2026-06-16
   days on market $135,000 Active 42 DOM
5. 2026-06-15
   days on market $135,000 Active 41 DOM
6. 2026-06-13
   pricedays on market $135,000 Active 39 DOM
7. 2026-06-09
   days on market $150,000 Active 35 DOM
8. 2026-06-08
   days on market $150,000 Active 34 DOM
9. 2026-06-07
   days on market $150,000 Active 33 DOM
10. 2026-06-04
    days on market $150,000 Active 30 DOM
11. 2026-06-03
    days on market $150,000 Active 29 DOM
12. 2026-06-02
    days on market $150,000 Active 28 DOM
13. 2026-06-01
    days on market $150,000 Active 27 DOM
14. 2026-05-31
    days on market $150,000 Active 26 DOM
15. 2026-05-05
    listed $150,000 Active
16. 2022-07-11
    soldstatus $135,000
17. 2010-06-07
    soldstatus $47,500
18. 1986-09-01
    soldstatus $23,000

ⓘ 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: $3,709 · $309/mo
• Projected year-2 tax: $3,709 · $309/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $27,341
• − Mortgage interest: −$7,562
• − Property taxes: −$3,709
• − Insurance: −$675
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − HOA: −$9,648
• − Depreciation: −$3,927
• Taxable loss: −$2,555
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $-315/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

+552.2% since first listed

4 events — show timeline

• 2026-05-05 Listed $150,000 Beaches MLS
• 2022-07-11 Sold (Public Records) $135,000 Public Records
• 2010-06-07 Sold (Public Records) $47,500 Public Records
• 1986-09-01 Sold (Public Records) $23,000 Public Records

Property tax history

+21.7%/yr

Latest (2025): $3,709 · -2.2% YoY. Source: county tax records.