3233 State St · Hollywood, FL 33021

$96,000

2 bd · 2.0 ba · 800 sqft · Manufactured · 46 Days on market

Built 1969 Good condition

---

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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning residence in Orangebrook Harbor, almost entirely renovated, featuring 2 bedrooms and 2 bathrooms. The décor and furnishings are absolutely beautiful, and the quality of the finishes and attention to detail will truly impress you. Enjoy a spacious outdoor living area with room for two vehicles. Ideally located adjacent to the Orangebrook Golf & Country Club. Amenities include a pool, pickleball, and more. Everything is included—just move in and start enjoying!

Key facts

• Outdoor living area
• Pickleball
• Pool

Tags

• OUTDOOR LIVING AREA
• POOL
• PICKLEBALL

Property features AI

Finance

• Financial info: Land lease: $1,350 monthly (lease expires 2027-04-01)
• HOA & community: Located in a senior community; Pets allowed (pet restrictions possible)

Exterior

• Parking: 2 total parking spaces; Attached carport (1 covered/carport space); Driveway; Concrete parking surface; 1 open parking space
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Single wide mobile home; One level; Resale condition; Faces south; Solar energy generation
• Construction: Metal frame construction; Metal roof; Slab foundation; Skirt: Other; Mobile dimensions approximately 56' x 14'
• Exterior features: Open porch; Porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Kitchen island; Walk-in closet(s); French doors; Storm windows; Shutters
• Laundry & utility: Laundry room (outside access)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $96k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $93k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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.
• Zoned schools: Colbert Elementary School (math 35% / reading 29%, grade F, #1,797 of 2,144 statewide, top 86%, 611 students, 82% FRL); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 76% FRL vs 51% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-23 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• 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 20d 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 37% 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 $664 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 + 2.4% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $93,120 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.29% ✓
• Cap rate: 19.69%
• Cash-on-cash: 47.84%
• DSCR: 3.13
• GRM: 3.6

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: 44.6%
• Equity multiple: 2.91×
• Total profit: $51,432
• Equity at exit: $14,314

10-year hold

• IRR: 50.3%
• Equity multiple: 5.75×
• Total profit: $127,549
• Equity at exit: $8,300

Cash invested: $26,880 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,196 high
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,440/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $1,072

Break-even live

Break-even rent $840

Max offer price $96,000

Occupancy floor 46%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,619	$2.33	2d	24	0.26mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$2,424	$2.43	2d	24	0.53mi
620 S Park Rd Unit 31-2 Hollywood, FL	1.0	1.0	841	$1,800	$2.14	24d	1	0.60mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	17d	1	0.60mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	8d	1	0.61mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$1,950	$2.32	4d	1	0.62mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$2,100	$2.50	24d	1	0.62mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	24d	1	0.66mi
640 S Park Rd Unit 34-4 Hollywood, FL	2.0	2.0	1060	$2,250	$2.12	24d	1	0.66mi
550 S Park Rd Unit 14-8 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	8d	1	0.66mi
530 S Park Rd Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	19d	1	0.66mi
530 S Park Rd Hollywood, FL	1.0	1.0	841	$1,800	$2.14	24d	1	0.66mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,200	$2.08	17d	1	0.66mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	8d	1	0.66mi
530 S Park Rd Unit 17-11 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	22d	1	0.68mi
530 S Park Rd Unit 12-11 Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	15d	1	0.68mi
555 S Luna Ct Hollywood, FL	2.0	2.0	1036	$2,120	$2.05	5d	2	0.69mi
570 S Park Rd Unit 13-6 Hollywood, FL	2.0	2.0	1060	$2,400	$2.26	24d	1	0.70mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	24d	1	0.71mi
460 S Park Rd Unit 6-304 Hollywood, FL	2.0	1.0	918	$1,950	$2.12	5d	1	0.73mi
460 S Park Rd Apt 109 Hollywood, FL	2.0	2.0	867	$2,100	$2.42	20d	1	0.73mi
460 S Park Rd Unit 6-203 Hollywood, FL	2.0	2.0	820	$2,400	$2.93	5d	1	0.73mi
450 S Park Rd Unit 5-307 Hollywood, FL	3.0	2.0	1084	$2,800	$2.58	24d	1	0.74mi
470 S Park Rd Unit 7-307 Hollywood, FL	3.0	2.0	1084	$3,250	$3.00	24d	1	0.74mi
470 S Park Rd Unit 7-110 Hollywood, FL	1.0	1.0	659	$1,800	$2.73	24d	1	0.74mi
470 S Park Rd Unit 7-203 Hollywood, FL	2.0	2.0	820	$2,050	$2.50	24d	1	0.74mi
410 S Park Rd Unit 1-204 Hollywood, FL	2.0	1.0	838	$2,100	$2.51	12d	1	0.76mi
3500 Jackson St Unit 203 Hollywood, FL	2.0	2.0	875	$1,995	$2.28	24d	1	0.77mi
3624 Jackson St Unit 21 Hollywood, FL	2.0	2.0	1100	$1,900	$1.73	3d	1	0.81mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	24d	1	0.82mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	3d	1	0.82mi
3600 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	1055	$2,350	$2.23	3d	4	0.84mi
400 S Luna Ct #2 Hollywood, FL	2.0	1.0	960	$2,300	$2.40	24d	1	0.84mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	21d	1	0.86mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	24d	1	0.87mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.87mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	2d	1	0.87mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	15d	1	0.87mi
4420 SW 21st St West Park, FL	3.0	2.0	1020	$2,700	$2.65	24d	1	0.88mi
3601 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	941	$2,195	$2.33	3d	3	0.89mi

Listing history 14 events

1. 2026-06-18
   days on market $96,000 Active 46 DOM
2. 2026-06-17
   days on market $96,000 Active 45 DOM
3. 2026-06-16
   days on market $96,000 Active 44 DOM
4. 2026-06-15
   days on market $96,000 Active 43 DOM
5. 2026-06-13
   days on market $96,000 Active 41 DOM
6. 2026-06-09
   days on market $96,000 Active 37 DOM
7. 2026-06-08
   days on market $96,000 Active 36 DOM
8. 2026-06-07
   days on market $96,000 Active 35 DOM
9. 2026-06-04
   days on market $96,000 Active 32 DOM
10. 2026-06-03
    days on market $96,000 Active 31 DOM
11. 2026-06-02
    days on market $96,000 Active 30 DOM
12. 2026-06-01
    days on market $96,000 Active 29 DOM
13. 2026-05-31
    days on market $96,000 Active 28 DOM
14. 2026-05-02
    listed $96,000 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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $26,355
• − Mortgage interest: −$5,377
• − Property taxes: −$1,440
• − Insurance: −$480
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$2,793
• Taxable income: $12,048
• Est. tax owed @ 24.0%: −$2,892
• After-tax cash flow: $9,968/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This nearly completely renovated manufactured home in Orangebrook Harbor is move-in ready with a good condition score and minimal repairs needed. It offers a spacious outdoor living area and is ideally located near amenities. Updates to the exterior and smart home features can further enhance its value.

Value-add opportunities

• Both Painting exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers/tenants.
• Resale Update kitchen appliances — Modernizing appliances can appeal to a broader market and increase resale value.
• Both Add smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants.
• Both Install smart thermostat — Smart thermostat can improve energy efficiency and appeal to eco-conscious buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers/tenants. ↑
• Resale Update kitchen appliances — Modernizing appliances can appeal to a broader market and increase resale value. ↑
• Both Add smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Install smart thermostat — Smart thermostat can improve energy efficiency and appeal to eco-conscious buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-02 Listed $96,000 Beaches MLS