1000 Hillcrest Ct #308 · Hollywood, FL 33021

$145,500

1 bd · 2.0 ba · 771 sqft · Condo public records · 75 Days on market

Built 1968 $411/mo HOA · 21% of rent

---

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 +19.6/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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 MLS

Lovely quiet top floor unit featuring gorgeous golf course views in the Hillcrest Golf Country Club community. Rec room, heated pools, clubhouse & gym. Age 55+. A must see unit.

Key facts

• Walk-in closet
• $411 HOA
• Parking

Tags

• HURRICANE PROOF WINDOWS
• WALK-IN CLOSET
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO DINING
• CLOSE PROXIMITY TO BEACHES

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers insurance, laundry, grounds maintenance, pest control, pool, sewer, trash and water; Community amenities include clubhouse, elevators, laundry, pool, storage, trails and trash; Senior community

Exterior

• Parking: One parking space
• Utilities: Water service included in association; Sewer service included in association; Trash service included in association; Power (standard); Pool maintained/heated by association
• Home design: Attached property; 3 total stories; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Exterior lighting; Heated pool

Interior

• Kitchen: Electric range; Disposal; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living/dining room; Walk-in closet(s); Other interior features
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $146k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $137k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 75 days — a 6% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.
• Current owner paid $67k; list at $146k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,770 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.34% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 6.2

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-13,843
• Equity at exit: $21,695

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,995
• Equity at exit: $12,580

Cash invested: $40,740 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$763
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$61
• HOA: −$411
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $167

Break-even live

Break-even rent $1,737

Max offer price $145,500

Occupancy floor 86%

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: $36,375
• Closing costs: $4,365
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	24d	1	0.10mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	3d	1	0.13mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	12d	1	0.13mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	16d	1	0.13mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,832	$1.87	5d	3	0.13mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	7d	1	0.15mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	18d	1	0.16mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	7d	1	0.16mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	24d	1	0.16mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	12d	3	0.22mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	7d	3	0.22mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	15d	2	0.25mi
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$1,590	$1.59	3d	18	0.28mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	24d	1	0.34mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	24d	1	0.34mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.38mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	24d	1	0.38mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	3d	1	0.42mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	24d	1	0.42mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	20d	1	0.42mi
5805 Washington St #14 Hollywood, FL	2.0	2.0	884	$1,900	$2.15	20d	1	0.54mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	24d	2	0.55mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	5d	1	0.57mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,625	$2.50	10d	1	0.57mi
5740 Mayo St #4 Hollywood, FL	2.0	1.0	550	$1,895	$3.45	24d	1	0.59mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,650	$2.54	7d	1	0.59mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	24d	1	0.59mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.60mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	16d	1	0.62mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$1,600	$2.20	19d	2	0.62mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	24d	1	0.63mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	5d	1	0.63mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,500	$1.57	24d	1	0.63mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	3d	1	0.66mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	4d	1	0.66mi
4933 Hollywood Blvd Unit 5141-209 Hollywood, FL	2.0	1.0	900	$2,200	$2.44	24d	1	0.66mi
4933 Hollywood Blvd Unit 5141-206 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	24d	1	0.66mi
4933 Hollywood Blvd Unit 5450-209 Hollywood, FL	2.0	1.5	950	$2,250	$2.37	24d	1	0.66mi
4933 Hollywood Blvd Unit 5420-202 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	22d	1	0.66mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	3d	1	0.66mi

HOA detail condo

• Monthly dues: $411 · $4,932/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $145,500 Active 75 DOM
2. 2026-06-17
   days on market $145,500 Active 74 DOM
3. 2026-06-16
   days on market $145,500 Active 73 DOM
4. 2026-06-15
   days on market $145,500 Active 72 DOM
5. 2026-06-13
   days on market $145,500 Active 70 DOM
6. 2026-06-09
   days on market $145,500 Active 66 DOM
7. 2026-06-08
   days on market $145,500 Active 65 DOM
8. 2026-06-07
   remarks 551-char remark
9. 2026-06-07
   days on market $145,500 Active 64 DOM
10. 2026-06-04
    days on market $145,500 Active 61 DOM
11. 2026-06-03
    days on market $145,500 Active 60 DOM
12. 2026-06-02
    days on market $145,500 Active 59 DOM
13. 2026-06-01
    days on market $145,500 Active 58 DOM
14. 2026-05-31
    days on market $145,500 Active 57 DOM
15. 2026-05-16
    price $145,500
16. 2026-03-19
    listed $149,900 Active
17. 2015-08-31
    soldstatus $67,000 Sold 183-char remark

    Show marketing remark (183 chars)

    Lovely quiet top floor unit featuring gorgeous golf course views in the Hillcrest Golf Country Club community. Rec room, heated pools, clubhouse & gym. Age 55+. A must see unit.

18. 2015-07-30
    status Pending 183-char remark

    Show marketing remark (183 chars)

    Lovely quiet top floor unit featuring gorgeous golf course views in the Hillcrest Golf Country Club community. Rec room, heated pools, clubhouse & gym. Age 55+. A must see unit.

19. 2015-06-09
    listed $70,000 Active 183-char remark

    Show marketing remark (183 chars)

    Lovely quiet top floor unit featuring gorgeous golf course views in the Hillcrest Golf Country Club community. Rec room, heated pools, clubhouse & gym. Age 55+. A must see unit.

ⓘ 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: $1,647 · $137/mo
• Projected year-2 tax: $1,647 · $137/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥105°F today · 19 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: $23,374
• − Mortgage interest: −$8,150
• − Property taxes: −$1,647
• − Insurance: −$728
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − HOA: −$4,932
• − Depreciation: −$4,233
• Taxable loss: −$55
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $2,016/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

+107.9% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $145,500 MARMLS
• 2026-03-19 Listed $149,900 MARMLS
• 2015-08-31 Sold (MLS) $67,000 MARMLS
• 2015-07-30 Pending — MARMLS
• 2015-06-09 Listed $70,000 MARMLS

Property tax history

+36.2%/yr

Latest (2018): $1,647 · +13.3% YoY. Source: county tax records.