2300 Jackson St #10 · Hollywood, FL 33020

$114,000

1 bd · 1.0 ba · 600 sqft · Condo public records · 431 Days on market

Built 1961 $108/mo HOA · 6% of rent ↓ 9% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Beautifully maintained 1 Bedroom 1 Bath CO OP. Updated Kitchen. Tiled floors. Hurricane shutter protection. Laundry facilities are on the premises. Low maintenance: $1375/$1495 yearly which includes water, trash, common area maintenance, and insurance. It is centrally located and minutes from Downtown Hollywood and Beach. No rentals. 55+ community and small pets allowed. New Hurricane Impact door installed. Newer A/C.

Key facts

• Laundry facilities
• Centrally located
• Newer a/c

Tags

• UPDATED KITCHEN
• HURRICANE SHUTTER PROTECTION
• LAUNDRY FACILITIES
• CENTRALLY LOCATED
• NEW HURRICANE IMPACT DOOR
• NEWER A/C

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditional approval
• HOA & community: Annual association fee of $1,300; Association covers common areas, insurance, sewer, trash and water; Community amenities include barbecue and picnic area; Senior community

Exterior

• Parking: Open parking
• Security: Complex fenced
• Home design: Single-story property; Resale property; Property attached
• Construction: Block construction
• Exterior features: Awnings; Complex is fenced

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Bedroom on main level; First floor entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $114k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 16d 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 41% of the median local income ($56k/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 $788 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 431 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 431 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 1961 — 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: 1.69% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.65%
• DSCR: 2.05
• GRM: 4.9

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: 13.7%
• Equity multiple: 1.53×
• Total profit: $16,848
• Equity at exit: $16,998

10-year hold

• IRR: 20.3%
• Equity multiple: 2.50×
• Total profit: $47,762
• Equity at exit: $9,857

Cash invested: $31,920 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$598
• Tax from tax record: −$135 /mo · $1,626/yr
• Insurance: −$48
• HOA: −$108
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $629

Break-even live

Break-even rent $1,125

Max offer price $114,000

Occupancy floor 62%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	2d	14	0.24mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	15d	94	0.25mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	15d	171	0.38mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	24d	1	0.46mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	24d	1	0.46mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,764	$2.54	2d	17	0.55mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	24d	9	0.61mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	2d	35	0.65mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,652	$4.15	2d	42	0.68mi
2829 Van Buren St #208 Hollywood, FL	—	1.0	460	$1,300	$2.83	13d	1	0.72mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	15d	25	0.76mi
2806 Taylor St Hollywood, FL	—	1.0	450	$1,449	$3.22	8d	1	0.76mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	8d	1	0.76mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	24d	1	0.76mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	8d	1	0.80mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	4d	1	0.80mi
2915 Jackson St Unit 12 Hollywood, FL	1.0	1.0	500	$1,425	$2.85	16d	1	0.81mi
2915 Jackson St Hollywood, FL	1.0	1.0	500	$1,425	$2.85	14d	1	0.81mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	24d	1	0.81mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	8d	1	0.85mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	24d	1	0.85mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$2,840	$2.82	2d	62	0.89mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$1,595	$1.99	24d	1	0.93mi
2910 Pierce St Unit P102 Hollywood, FL	1.0	1.0	700	$1,595	$2.28	24d	1	0.94mi
2847 Fillmore St Hollywood, FL	1.0	1.0	700	$1,600	$2.29	2d	1	0.95mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	17d	1	0.97mi
836 NW 10th St Unit 4 Hallandale Beach, FL	—	1.0	423	$1,250	$2.96	24d	1	1.00mi
840 NW 10th St Unit 8 Hallandale Beach, FL	1.0	1.0	441	$1,400	$3.17	24d	1	1.02mi
2619 Arthur St Unit 3 Hollywood, FL	1.0	1.0	450	$1,280	$2.84	24d	1	1.09mi
2443 Cleveland St Unit 2 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	24d	1	1.09mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	17d	1	1.11mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	1d	1	1.11mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	8d	1	1.12mi
2526 McKinley St Unit C Hollywood, FL	—	1.0	350	$1,300	$3.71	2d	1	1.15mi
2526 McKinley St Unit 1 Hollywood, FL	—	1.0	350	$1,300	$3.71	14d	1	1.15mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	24d	1	1.16mi
1927 Cleveland St Unit 1542853P Hollywood, FL	—	1.0	570	$2,722	$4.78	3d	1	1.17mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	24d	1	1.18mi
2111 Roosevelt St Unit 3 Hollywood, FL	1.0	1.0	600	$1,425	$2.38	24d	1	1.21mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	17d	1	1.29mi

HOA detail condo

• Monthly dues: $108 · $1,296/yr
• Likely covers: watertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $114,000 Active 431 DOM
2. 2026-06-17
   days on market $114,000 Active 430 DOM
3. 2026-06-16
   days on market $114,000 Active 429 DOM
4. 2026-06-15
   days on market $114,000 Active 428 DOM
5. 2026-06-13
   days on market $114,000 Active 426 DOM
6. 2026-06-09
   days on market $114,000 Active 422 DOM
7. 2026-06-07
   days on market $114,000 Active 420 DOM
8. 2026-06-04
   days on market $114,000 Active 417 DOM
9. 2026-06-03
   days on market $114,000 Active 416 DOM
10. 2026-06-02
    days on market $114,000 Active 415 DOM
11. 2026-06-01
    days on market $114,000 Active 414 DOM
12. 2026-05-31
    days on market $114,000 Active 413 DOM
13. 2026-05-22
    status Pending
14. 2026-05-04
    price $114,000
15. 2026-01-15
    price $119,000
16. 2025-04-14
    status Active
17. 2025-02-12
    status Pending
18. 2025-02-12
    status Active
19. 2025-02-10
    status Pending
20. 2025-02-04
    listed $125,000 Active

ⓘ 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: $1,626 · $135/mo
• Projected year-2 tax: $1,626 · $135/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 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $23,058
• − Mortgage interest: −$6,386
• − Property taxes: −$1,626
• − Insurance: −$570
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − HOA: −$1,296
• − Depreciation: −$3,316
• Taxable income: $6,175
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $6,068/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

-8.8% since first listed

8 events — show timeline

• 2026-05-22 Pending — MARMLS
• 2026-05-04 Price Changed $114,000 MARMLS
• 2026-01-15 Price Changed $119,000 MARMLS
• 2025-04-14 Relisted — MARMLS
• 2025-02-12 Pending — MARMLS
• 2025-02-12 Relisted — MARMLS
• 2025-02-10 Pending — MARMLS
• 2025-02-04 Listed $125,000 MARMLS

Property tax history

+4.7%/yr

Latest (2025): $1,626 · +4.7% YoY. Source: county tax records.