1842 Madison St · Hollywood, FL 33020

$1,350,000

8 bd · 6.0 ba · 4,001 sqft · MultiFamily · 362 Days on market

Built 1951

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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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Beautiful Garden-Style Apartment Building in Prime Hollywood Location! Walking distance to vibrant Young Circle, this well-maintained and recently renovated 4-unit property offers exceptional investment potential. Roof replaced in 2019. Fully occupied with quality tenants, each spacious unit features newer appliances, updated A/C units, and in-unit washer/dryers. Strong rental income in place with room for long-term appreciation as the neighborhood continues to grow. Zoned for up to 20 units, this is not only a cash-flowing asset but also a prime development opportunity. Don’t miss your chance to invest in one of South Florida’s most rapidly improving communities!

Key facts

• Updated a/c units
• Newer appliances
• Recently renovated

Tags

• PRIME HOLLYWOOD LOCATION
• RECENTLY RENOVATED
• NEWER APPLIANCES
• UPDATED A/C UNITS
• IN-UNIT WASHER/DRYERS
• ZONED FOR UP TO 20 UNITS

Property features AI

Finance

• Other: Cable service not available
• Financial info: Units are rented (all listed units show leased status) — documented monthly rents: $2,800, $2,700, $2,100, $1,900; Rent includes gardener, sewer, trash collection, and water for rented units

Exterior

• Parking: Seven total parking spaces
• Security: Smoke detectors in units
• Utilities: Public water; Public sewer
• Home design: Single-story building
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Less than quarter-acre lot

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Three 3-bedroom units (each unit unfurnished except as noted below); Two 3-bedroom units; One 2-bedroom unit; One 1-bedroom unit
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: Two 3-bedroom units with 2 full bathrooms each; One 2-bedroom unit with 1 full bathroom; One 1-bedroom unit with 1 full bathroom
• Heating & cooling: Central air conditioning; Ceiling fans; Wall/window AC units; Central heating; Wall furnace
• Interior features: Blinds on windows
• Laundry & utility: Washer and dryer in units

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.5-bath units multifamily listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $353/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.35M).
• Recommended offer: $1.19M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 flat; 590 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $13,595/mo this rent would consume 289% 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 $9k of loan paydown is wiped out by about $40k 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 362 days — a 12% lower offer ($1.19M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 47268% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,188,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 362 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.01% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.3

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-162,993
• Equity at exit: $201,289

10-year hold

• IRR: -7.5%
• Equity multiple: 0.58×
• Total profit: $-159,012
• Equity at exit: $116,723

Cash invested: $378,000 (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: 590
• Price-to-rent: 33.1×

Monthly cashflow live

• Estimated rent: $13,595 high
• Mortgage (P&I): −$7,080
• Tax est. 1.5%: −$1,688 /mo · $20,250/yr
• Insurance: −$562
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,855
• Net cashflow: $1,411

Break-even live

Break-even rent $11,810

Max offer price $1,350,000

Occupancy floor 85%

Sensitivity live

Price	-10% $2,343	-5% $1,877	+0% $1,411	+5% $944	+10% $478
Rent	-10% $336	-5% $874	+0% $1,411	+5% $1,948	+10% $2,485
Rate	-1.0pp $2,090	-0.5pp $1,754	base $1,411	+0.5pp $1,061	+1.0pp $705

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$13,596
Total (4 units)			$13,595

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: $337,500
• Closing costs: $40,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1141 N Northlake Dr Hollywood, FL	8.0	4.0	3825	$13,795	$3.61	19d	1	1.13mi

Listing history 20 events

1. 2026-06-21
   days on market $1,350,000 Active 362 DOM
2. 2026-06-18
   days on market $1,350,000 Active 359 DOM
3. 2026-06-17
   days on market $1,350,000 Active 358 DOM
4. 2026-06-16
   days on market $1,350,000 Active 357 DOM
5. 2026-06-15
   days on market $1,350,000 Active 356 DOM
6. 2026-06-13
   days on market $1,350,000 Active 354 DOM
7. 2026-06-09
   days on market $1,350,000 Active 350 DOM
8. 2026-06-07
   days on market $1,350,000 Active 348 DOM
9. 2026-06-04
   days on market $1,350,000 Active 345 DOM
10. 2026-06-03
    days on market $1,350,000 Active 344 DOM
11. 2026-06-02
    days on market $1,350,000 Active 343 DOM
12. 2026-06-01
    days on market $1,350,000 Active 342 DOM
13. 2026-05-31
    days on market $1,350,000 Active 341 DOM
14. 2026-01-16
    status Active
15. 2025-12-08
    historical Active Under Contract
16. 2025-11-27
    historical $2,850
17. 2025-10-29
    listed $2,850
18. 2025-06-24
    listed $1,350,000 Active
19. 2025-02-28
    historical
20. 2024-08-12
    listed $1,450,000 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 6/10 Major FEMA zone X (shaded) · 55% 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: $163,140
• − Mortgage interest: −$75,621
• − Property taxes: −$20,250
• − Insurance: −$6,750
• − Repairs & maintenance: −$13,051
• − Management: −$13,051
• − Depreciation: −$39,273
• Taxable loss: −$4,856
• Est. tax savings @ 24.0%: +$1,165
• After-tax cash flow: $18,092/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

-99.8% since first listed

7 events — show timeline

• 2026-01-16 Relisted — MARMLS
• 2025-12-08 Contingent — MARMLS
• 2025-11-27 Rental Removed $2,850 LISTANZA
• 2025-10-29 Listed for Rent $2,850 LISTANZA
• 2025-06-24 Listed $1,350,000 MARMLS
• 2025-02-28 Listing Removed — MARMLS
• 2024-08-12 Listed $1,450,000 MARMLS