1301 N 12th Ct Unit 5B · Hollywood, FL 33019

$159,900

1 bd · 1.0 ba · 480 sqft · Condo public records · 106 Days on market

Built 1965 $335/mo HOA · 18% 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 +13.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +4.2/10.0
• 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 MLS

Charming condo in the heart of Hollywood. If you are looking for resort style living with minimal maintenance, look no further. Grab your towels and head down to the sparkling pool OR grab your bike and take the quick ride down to the beautiful beaches. Location is everything - call today!

Key facts

• Central ac
• Extra storage space
• Clubhouse

Tags

• CENTRAL AC
• EXTRA STORAGE SPACE
• ASSIGNED PARKING
• COMMUNITY SWIMMING POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Pets allowed with restrictions (conditional)
• HOA & community: Monthly association fee of $335; HOA covers hot water, laundry, grounds maintenance, structure maintenance, parking, recreation facilities, trash and water; Association amenities include clubhouse, laundry, pool and storage

Exterior

• Parking: Assigned parking (one space)
• Security: Closed-circuit cameras
• Utilities: Cable available
• Home design: Attached property; Two total stories; Entry on level 2
• Construction: Block construction; Effective year built
• Exterior features: No notable exterior features listed; Association pool

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Blinds on windows; Second-floor entry; Family/dining room; Walk-in closets
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $16 ($196/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL).
• Market conditions: Rents rising (+2.9%/yr); 839 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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 106 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Recommended offer $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 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 1965 — 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. 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: 1.17% ✓
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 7.1

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-24,774
• Equity at exit: $23,842

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-19,843
• Equity at exit: $13,825

Cash invested: $44,772 (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 33019

• Rents YoY: 2.9%
• Active inventory: 839
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$839
• Tax from tax record: −$224 /mo · $2,684/yr
• Insurance: −$67
• HOA: −$335
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $16

Break-even live

Break-even rent $1,853

Max offer price $159,900

Occupancy floor 94%

Sensitivity live

Price	-10% $107	-5% $62	+0% $16	+5% $-29	+10% $-74
Rent	-10% $-132	-5% $-58	+0% $16	+5% $90	+10% $164
Rate	-1.0pp $97	-0.5pp $57	base $16	+0.5pp $-25	+1.0pp $-67

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1822 Cleveland St Hollywood, FL	—	1.0	200	$1,050	$5.25	9d	1	0.82mi
1908 N Ocean Dr Unit 3A Hollywood, FL	—	1.0	260	$1,400	$5.38	26d	1	0.89mi
1727 Liberty St Hollywood, FL	1.0	1.0	285	$1,587	$5.56	0d	2	0.91mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,822	$2.59	0d	26	1.18mi
322 Oregon St Unit 1077064P Hollywood, FL	1.0–3.0	1.0–2.0	780	$2,352	$3.02	0d	2	1.32mi
2206 Coolidge St Unit B Hollywood, FL	2.0	1.0	300	$1,300	$4.33	9d	1	1.34mi

HOA detail condo

• Monthly dues: $335 · $4,020/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $159,900 Active 106 DOM
2. 2026-06-18
   days on market $159,900 Active 103 DOM
3. 2026-06-17
   days on market $159,900 Active 102 DOM
4. 2026-06-16
   days on market $159,900 Active 101 DOM
5. 2026-06-15
   days on market $159,900 Active 100 DOM
6. 2026-06-13
   days on market $159,900 Active 98 DOM
7. 2026-06-09
   days on market $159,900 Active 94 DOM
8. 2026-06-07
   days on market $159,900 Active 92 DOM
9. 2026-06-04
   days on market $159,900 Active 89 DOM
10. 2026-06-03
    days on market $159,900 Active 88 DOM
11. 2026-06-02
    days on market $159,900 Active 87 DOM
12. 2026-06-01
    days on market $159,900 Active 86 DOM
13. 2026-05-31
    days on market $159,900 Active 85 DOM
14. 2026-03-07
    listed $159,900 Active
15. 2022-03-18
    soldstatus $140,000
16. 2021-03-08
    soldstatus $87,000
17. 2021-02-12
    soldstatus $87,000 Closed 290-char remark

    Show marketing remark (290 chars)

    Charming condo in the heart of Hollywood. If you are looking for resort style living with minimal maintenance, look no further. Grab your towels and head down to the sparkling pool OR grab your bike and take the quick ride down to the beautiful beaches. Location is everything - call today!

18. 2021-01-20
    historical Active Under Contract 290-char remark

    Show marketing remark (290 chars)

    Charming condo in the heart of Hollywood. If you are looking for resort style living with minimal maintenance, look no further. Grab your towels and head down to the sparkling pool OR grab your bike and take the quick ride down to the beautiful beaches. Location is everything - call today!

19. 2021-01-15
    listed $95,000 Active 290-char remark

    Show marketing remark (290 chars)

    Charming condo in the heart of Hollywood. If you are looking for resort style living with minimal maintenance, look no further. Grab your towels and head down to the sparkling pool OR grab your bike and take the quick ride down to the beautiful beaches. Location is everything - call today!

20. 1993-10-20
    soldstatus $25,500
21. 1980-07-01
    soldstatus $31,000

ⓘ 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: $2,684 · $224/mo
• Projected year-2 tax: $2,684 · $224/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: $22,483
• − Mortgage interest: −$8,957
• − Property taxes: −$2,684
• − Insurance: −$800
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − HOA: −$4,020
• − Depreciation: −$4,652
• Taxable loss: −$2,226
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $730/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

+415.8% since first listed

8 events — show timeline

• 2026-03-07 Listed $159,900 MARMLS
• 2022-03-18 Sold (Public Records) $140,000 Public Records
• 2021-03-08 Sold (Public Records) $87,000 Public Records
• 2021-02-12 Sold (MLS) $87,000 Beaches MLS
• 2021-01-20 Contingent — Beaches MLS
• 2021-01-15 Listed $95,000 Beaches MLS
• 1993-10-20 Sold (Public Records) $25,500 Public Records
• 1980-07-01 Sold (Public Records) $31,000 Public Records

Property tax history

+14.8%/yr

Latest (2025): $2,684 · +9.1% YoY. Source: county tax records.