2300 Park Ln #105 · Hollywood, FL 33021

$119,500

1 bd · 1.0 ba · 710 sqft · Condo public records · 299 Days on market

Built 1969 $550/mo HOA · 32% 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).

• 1% rule +9.5/10.0
• Cash flow +8.8/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is at Auction, all Auction terms apply. OVER 55 COMMUNITY. Property is occupied and occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available and property is being sold as is. Property is sold through auction. SOLD "AS IS" CONDITION. NO SURVEY/DISCLOSURES. PROOF OF FUND/ PRE-APPROVAL MUST ACCOMPANY ALL OFFERS. ADDENDUM REQUIRED AFTER ACCEPTANCE. EM MUST BE CERT FUNDS. ROOMS, LOT SZE/DETAILS NOT GRNTD. Auction begins 6/6, ends 6/9.

Key facts

• Screened balcony
• Community dock
• Across from t y park

Tags

• SCREENED BALCONY
• COMMUNITY DOCK
• WALKING PATHS
• RESORT-STYLE AMENITIES
• ACROSS FROM T Y PARK

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities, structure maintenance, sewer, trash, and water; Community amenities include clubhouse, fitness center, barbecue, picnic area, and trails; Senior community

Exterior

• Parking: Detached garage; One covered garage space; Open parking available
• Utilities: Cable available
• Home design: Attached property; One-story entry; Faces northeast; Resale unit
• Construction: Block construction; 3 total stories in building
• Exterior features: Balcony; Courtyard; Open screened porch/balcony

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: First-floor entry; Main living area on entry level; Living/dining room; Tub/shower; Walk-in closet(s); Unfurnished; Metal and single-hung windows; Tile flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (14.4% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $102k (14.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $826 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 299 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $34k; list at $120k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: 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 $102,293 (14.4% 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 299 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.45% ✓
• Cap rate: 5.31%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 5.8

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: -22.9%
• Equity multiple: 0.22×
• Total profit: $-26,170
• Equity at exit: $17,818

10-year hold

• IRR: -19.1%
• Equity multiple: 0.01×
• Total profit: $-33,217
• Equity at exit: $10,332

Cash invested: $33,460 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$627
• Tax from tax record: −$236 /mo · $2,830/yr
• Insurance: −$50
• HOA: −$550
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-97

Break-even live

Break-even rent $1,851

Max offer price $102,293

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-64	+0% $-97	+5% $-131	+10% $-165
Rent	-10% $-234	-5% $-166	+0% $-97	+5% $-29	+10% $39
Rate	-1.0pp $-37	-0.5pp $-67	base $-97	+0.5pp $-128	+1.0pp $-160

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 Park Ln #109 Hollywood, FL	1.0	1.5	727	$1,650	$2.27	3d	1	0.07mi
2223 Park Ln #306 Hollywood, FL	1.0	1.0	703	$1,825	$2.60	25d	1	0.11mi
2619 Arthur St Unit 3 Hollywood, FL	1.0	1.0	450	$1,280	$2.84	25d	1	1.13mi
2526 McKinley St Unit C Hollywood, FL	—	1.0	350	$1,300	$3.71	3d	1	1.17mi
2526 McKinley St Unit 1 Hollywood, FL	—	1.0	350	$1,300	$3.71	14d	1	1.17mi
2443 Cleveland St Unit 2 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	25d	1	1.27mi
2910 Pierce St Unit P102 Hollywood, FL	1.0	1.0	700	$1,595	$2.28	25d	1	1.28mi
2847 Fillmore St Hollywood, FL	1.0	1.0	700	$1,600	$2.29	3d	1	1.29mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$1,595	$1.99	25d	1	1.30mi
3525 Polk St #7 Hollywood, FL	1.0	1.0	700	$1,600	$2.29	25d	1	1.36mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	25d	1	1.37mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	8d	1	1.37mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	25d	1	1.45mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	25d	1	1.45mi
2520 Stirling Rd Unit 311 Hollywood, FL	—	1.0	350	$1,400	$4.00	25d	1	1.46mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	8d	1	1.47mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	25d	1	1.47mi
2806 Taylor St Hollywood, FL	—	1.0	450	$1,449	$3.22	8d	1	1.47mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $119,500 Active 299 DOM
2. 2026-06-17
   days on market $119,500 Active 298 DOM
3. 2026-06-16
   days on market $119,500 Active 297 DOM
4. 2026-06-15
   days on market $119,500 Active 296 DOM
5. 2026-06-13
   days on market $119,500 Active 294 DOM
6. 2026-06-09
   days on market $119,500 Active 290 DOM
7. 2026-06-07
   days on market $119,500 Active 288 DOM
8. 2026-06-04
   days on market $119,500 Active 285 DOM
9. 2026-06-03
   days on market $119,500 Active 284 DOM
10. 2026-06-02
    days on market $119,500 Active 283 DOM
11. 2026-06-01
    days on market $119,500 Active 282 DOM
12. 2026-05-31
    days on market $119,500 Active 281 DOM
13. 2026-04-23
    price $119,500
14. 2025-08-23
    listed $124,900 Active
15. 2025-06-05
    historical
16. 2024-08-16
    price $149,988
17. 2024-05-20
    listed $159,988 Active
18. 2023-08-30
    historical $1,400
19. 2023-08-24
    listed $1,400
20. 2015-07-21
    soldstatus $34,000 Sold 507-char remark

    Show marketing remark (507 chars)

    Property is at Auction, all Auction terms apply. OVER 55 COMMUNITY. Property is occupied and occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available and property is being sold as is. Property is sold through auction. SOLD "AS IS" CONDITION. NO SURVEY/DISCLOSURES. PROOF OF FUND/ PRE-APPROVAL MUST ACCOMPANY ALL OFFERS. ADDENDUM REQUIRED AFTER ACCEPTANCE. EM MUST BE CERT FUNDS. ROOMS, LOT SZE/DETAILS NOT GRNTD. Auction begins 6/6, ends 6/9.

21. 2015-06-17
    status Pending 507-char remark

    Show marketing remark (507 chars)

    Property is at Auction, all Auction terms apply. OVER 55 COMMUNITY. Property is occupied and occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available and property is being sold as is. Property is sold through auction. SOLD "AS IS" CONDITION. NO SURVEY/DISCLOSURES. PROOF OF FUND/ PRE-APPROVAL MUST ACCOMPANY ALL OFFERS. ADDENDUM REQUIRED AFTER ACCEPTANCE. EM MUST BE CERT FUNDS. ROOMS, LOT SZE/DETAILS NOT GRNTD. Auction begins 6/6, ends 6/9.

22. 2015-05-13
    price $41,100 507-char remark

    Show marketing remark (507 chars)

    Property is at Auction, all Auction terms apply. OVER 55 COMMUNITY. Property is occupied and occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available and property is being sold as is. Property is sold through auction. SOLD "AS IS" CONDITION. NO SURVEY/DISCLOSURES. PROOF OF FUND/ PRE-APPROVAL MUST ACCOMPANY ALL OFFERS. ADDENDUM REQUIRED AFTER ACCEPTANCE. EM MUST BE CERT FUNDS. ROOMS, LOT SZE/DETAILS NOT GRNTD. Auction begins 6/6, ends 6/9.

23. 2015-05-12
    status Active 507-char remark

    Show marketing remark (507 chars)

    Property is at Auction, all Auction terms apply. OVER 55 COMMUNITY. Property is occupied and occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available and property is being sold as is. Property is sold through auction. SOLD "AS IS" CONDITION. NO SURVEY/DISCLOSURES. PROOF OF FUND/ PRE-APPROVAL MUST ACCOMPANY ALL OFFERS. ADDENDUM REQUIRED AFTER ACCEPTANCE. EM MUST BE CERT FUNDS. ROOMS, LOT SZE/DETAILS NOT GRNTD. Auction begins 6/6, ends 6/9.

24. 2015-02-18
    historical 507-char remark

    Show marketing remark (507 chars)

    Property is at Auction, all Auction terms apply. OVER 55 COMMUNITY. Property is occupied and occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available and property is being sold as is. Property is sold through auction. SOLD "AS IS" CONDITION. NO SURVEY/DISCLOSURES. PROOF OF FUND/ PRE-APPROVAL MUST ACCOMPANY ALL OFFERS. ADDENDUM REQUIRED AFTER ACCEPTANCE. EM MUST BE CERT FUNDS. ROOMS, LOT SZE/DETAILS NOT GRNTD. Auction begins 6/6, ends 6/9.

25. 2014-10-28
    status Active 507-char remark

    Show marketing remark (507 chars)

    Property is at Auction, all Auction terms apply. OVER 55 COMMUNITY. Property is occupied and occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available and property is being sold as is. Property is sold through auction. SOLD "AS IS" CONDITION. NO SURVEY/DISCLOSURES. PROOF OF FUND/ PRE-APPROVAL MUST ACCOMPANY ALL OFFERS. ADDENDUM REQUIRED AFTER ACCEPTANCE. EM MUST BE CERT FUNDS. ROOMS, LOT SZE/DETAILS NOT GRNTD. Auction begins 6/6, ends 6/9.

26. 2014-09-22
    status Pending 507-char remark

    Show marketing remark (507 chars)

    Property is at Auction, all Auction terms apply. OVER 55 COMMUNITY. Property is occupied and occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available and property is being sold as is. Property is sold through auction. SOLD "AS IS" CONDITION. NO SURVEY/DISCLOSURES. PROOF OF FUND/ PRE-APPROVAL MUST ACCOMPANY ALL OFFERS. ADDENDUM REQUIRED AFTER ACCEPTANCE. EM MUST BE CERT FUNDS. ROOMS, LOT SZE/DETAILS NOT GRNTD. Auction begins 6/6, ends 6/9.

27. 2014-08-25
    listed $46,100 Active 507-char remark

    Show marketing remark (507 chars)

    Property is at Auction, all Auction terms apply. OVER 55 COMMUNITY. Property is occupied and occupants are not to be disturbed or contacted under any circumstances. Interior inspections are not available and property is being sold as is. Property is sold through auction. SOLD "AS IS" CONDITION. NO SURVEY/DISCLOSURES. PROOF OF FUND/ PRE-APPROVAL MUST ACCOMPANY ALL OFFERS. ADDENDUM REQUIRED AFTER ACCEPTANCE. EM MUST BE CERT FUNDS. ROOMS, LOT SZE/DETAILS NOT GRNTD. Auction begins 6/6, ends 6/9.

28. 2006-11-22
    soldstatus $95,000
29. 1994-04-22
    soldstatus $38,500
30. 1978-07-01
    soldstatus $22,000

ⓘ 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: $2,830 · $236/mo
• Projected year-2 tax: $2,830 · $236/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 3/10 Moderate FEMA zone X (shaded) · 12% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,732
• − Mortgage interest: −$6,694
• − Property taxes: −$2,830
• − Insurance: −$598
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$6,600
• − Depreciation: −$3,476
• Taxable loss: −$2,782
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $-501/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

+443.2% since first listed

18 events — show timeline

• 2026-04-23 Price Changed $119,500 MARMLS
• 2025-08-23 Listed $124,900 MARMLS
• 2025-06-05 Listing Removed — MARMLS
• 2024-08-16 Price Changed $149,988 MARMLS
• 2024-05-20 Listed $159,988 MARMLS
• 2023-08-30 Rental Removed $1,400 MARMLS
• 2023-08-24 Listed for Rent $1,400 MARMLS
• 2015-07-21 Sold (MLS) $34,000 MARMLS
• 2015-06-17 Pending — MARMLS
• 2015-05-13 Price Changed $41,100 MARMLS
• 2015-05-12 Relisted — MARMLS
• 2015-02-18 Listing Removed — MARMLS
• 2014-10-28 Relisted — MARMLS
• 2014-09-22 Pending — MARMLS
• 2014-08-25 Listed $46,100 MARMLS
• 2006-11-22 Sold (Public Records) $95,000 Public Records
• 1994-04-22 Sold (Public Records) $38,500 Public Records
• 1978-07-01 Sold (Public Records) $22,000 Public Records

Property tax history

+21.2%/yr

Latest (2025): $2,830 · +2.5% YoY. Source: county tax records.