1958 Monroe St #208 · Hollywood, FL 33020

$165,000

2 bd · 1.0 ba · 1,000 sqft · Condo public records · 316 Days on market

Built 1967 $808/mo HOA · 25% of rent

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Why this score? — see what drove the B- 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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

MOTIVATED SELLER. INVESTORS WELCOME. RENT FROM 1ST DAY. ALREADY RENTED FOR $2200. THE TENANT LIVES 2ND YEAR. THE LEASE HAS JUST STARTED. LARGE 2 BEDROOM 1 BATH . 2ND FLOOR UNIT, COMPLETELY REMODELED. WALKING DISTANCE TO HOLLYWOOD'S FAMOUS DOWNTOWN RESTAURANTS & NIGHT LIFE. ASSESSMENT WILL START FROM THE NEW YEAR. PLEASE CALL TO THE REALTOR FOR DETAILS. $50K BELLOW THE MARKET.

Key facts

• Completely remodeled
• $808 HOA
• Parking

Tags

• COMPLETELY REMODELED

Property features AI

Finance

• Other: Pets: conditional; restrictions or possible restrictions
• HOA & community: Monthly association fee ($808) covering structure maintenance; Association amenities include laundry and elevators

Exterior

• Parking: One parking space
• Security: Closed-circuit cameras
• Utilities: Cable not available
• Home design: 3-story building; Entry on level 2; Updated/remodeled; Attached property
• Construction: Block construction
• Exterior features: Courtyard; Fence

Interior

• Kitchen: Icemaker; Microwave
• Bedrooms: Bedroom on main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Electric cooling
• Interior features: Furnished; Bedroom on main level; Breakfast area; First-floor entry; Living/dining room
• Laundry & utility: Common area laundry; Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 589 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $3,284/mo this rent would consume 70% 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 $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 316 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 25% of rent.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.99% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 4.2

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: -1.8%
• Equity multiple: 0.94×
• Total profit: $-2,980
• Equity at exit: $24,602

10-year hold

• IRR: 3.0%
• Equity multiple: 1.18×
• Total profit: $8,162
• Equity at exit: $14,266

Cash invested: $46,200 (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: 589
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,284 high
• Mortgage (P&I): −$865
• Tax from tax record: −$359 /mo · $4,314/yr
• Insurance: −$69
• HOA: −$808
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $493

Break-even live

Break-even rent $2,660

Max offer price $165,000

Occupancy floor 80%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1938 Jackson St Hollywood, FL	2.0	2.0	1170	$3,600	$3.08	24d	1	0.10mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	15d	171	0.19mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	24d	9	0.27mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	2d	35	0.31mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,135	$3.80	1d	17	0.32mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	1d	14	0.33mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	1d	42	0.35mi
1715 Jefferson St Hollywood, FL	3.0	2.0	1479	$4,200	$2.84	21d	1	0.35mi
1720 Harrison St #1725 Hollywood, FL	2.0	1.5	1320	$4,400	$3.33	10d	1	0.39mi
1720 Harrison St Unit 1523019P Hollywood, FL	2.0	1.5	1313	$5,129	$3.91	2d	1	0.41mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	15d	94	0.45mi
1912 Taylor St Hollywood, FL	2.0	2.0	1440	$3,500	$2.43	24d	1	0.49mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	15d	25	0.52mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,480	$3.46	1d	62	0.74mi
1403 Adams St Hollywood, FL	3.0	2.0	1459	$4,500	$3.08	24d	1	0.75mi
1403 Adams St Unit 1403 Hollywood, FL	3.0	2.0	1459	$4,200	$2.88	24d	1	0.75mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	24d	1	0.77mi
2648 Washington St Hollywood, FL	2.0	1.0	1193	$2,800	$2.35	24d	1	0.89mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	24d	1	0.91mi
2511 Pierce St #1 Hollywood, FL	3.0	2.5	1500	$3,800	$2.53	24d	1	0.92mi
927 N 17th Ave Unit 1258729P Hollywood, FL	1.0	1.0	818	$5,128	$6.27	16d	1	0.96mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	14d	1	1.02mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	2d	1	1.02mi
2740 Dewey St Hollywood, FL	3.0	1.0	1191	$2,900	$2.43	12d	1	1.02mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	24d	1	1.13mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	1.13mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	11d	1	1.13mi
2823 Polk St Hollywood, FL	3.0	2.0	1480	$3,495	$2.36	24d	1	1.14mi
1201 N 16th Ave Hollywood, FL	3.0	2.0	1250	$3,500	$2.80	24d	1	1.14mi
2849 Dewey St Unit 2849 Hollywood, FL	2.0	2.0	1265	$2,600	$2.06	10d	1	1.15mi
2849 Dewey St Unit 2849 Hollywood, FL	2.0	2.0	1265	$2,600	$2.06	7d	1	1.15mi
1855 Cleveland St Unit A Hollywood, FL	2.0	1.0	1370	$2,300	$1.68	7d	1	1.15mi
1855 Cleveland St Unit A Hollywood, FL	2.0	1.0	1370	$2,300	$1.68	24d	1	1.15mi
1907 Cleveland St Unit rear Hollywood, FL	3.0	2.0	1300	$2,500	$1.92	24d	1	1.16mi
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	21d	1	1.16mi
841 NW 10th St Hallandale Beach, FL	3.0	2.0	1485	$3,100	$2.09	7d	1	1.16mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	24d	1	1.17mi
1825 Cleveland St #12 Hollywood, FL	2.0	1.0	857	$2,000	$2.33	11d	1	1.17mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	7d	1	1.17mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	3d	1	1.17mi

HOA detail condo

• Monthly dues: $808 · $9,696/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $165,000 Active 316 DOM
2. 2026-06-17
   days on market $165,000 Active 315 DOM
3. 2026-06-16
   days on market $165,000 Active 314 DOM
4. 2026-06-15
   days on market $165,000 Active 313 DOM
5. 2026-06-13
   days on market $165,000 Active 311 DOM
6. 2026-06-09
   days on market $165,000 Active 307 DOM
7. 2026-06-07
   days on market $165,000 Active 305 DOM
8. 2026-06-04
   days on market $165,000 Active 302 DOM
9. 2026-06-03
   days on market $165,000 Active 301 DOM
10. 2026-06-02
    days on market $165,000 Active 300 DOM
11. 2026-06-01
    days on market $165,000 Active 299 DOM
12. 2026-05-31
    days on market $165,000 Active 298 DOM
13. 2025-08-06
    listed $165,000 Active
14. 2024-06-30
    historical
15. 2023-07-22
    historical
16. 2023-07-21
    historical
17. 2023-07-14
    listed $290,000 Active
18. 2023-06-27
    listed $250,000 Active
19. 2022-10-14
    soldstatus $146,000
20. 2018-02-15
    soldstatus $120,000
21. 1994-08-03
    soldstatus $35,000
22. 1984-06-01
    soldstatus $39,000

ⓘ 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: $4,314 · $359/mo
• Projected year-2 tax: $4,314 · $359/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: $39,410
• − Mortgage interest: −$9,243
• − Property taxes: −$4,314
• − Insurance: −$825
• − Repairs & maintenance: −$3,153
• − Management: −$3,153
• − HOA: −$9,696
• − Depreciation: −$4,800
• Taxable income: $4,227
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $4,901/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

+323.1% since first listed

10 events — show timeline

• 2025-08-06 Listed $165,000 MARMLS
• 2024-06-30 Listing Removed — MARMLS
• 2023-07-22 Rental Removed — MARMLS
• 2023-07-21 Listing Removed — MARMLS
• 2023-07-14 Listed $290,000 MARMLS
• 2023-06-27 Listed $250,000 MARMLS
• 2022-10-14 Sold (Public Records) $146,000 Public Records
• 2018-02-15 Sold (Public Records) $120,000 Public Records
• 1994-08-03 Sold (Public Records) $35,000 Public Records
• 1984-06-01 Sold (Public Records) $39,000 Public Records

Property tax history

+21.5%/yr

Latest (2025): $4,314 · +17.9% YoY. Source: county tax records.