300 Berkley Rd #112 · Hollywood, FL 33024

$139,000

2 bd · 2.0 ba · 920 sqft · Condo public records · 35 Days on market

Built 1973 $555/mo HOA · 26% of rent

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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 +25.4/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the community of Carriage Hills! This 2-bedroom, 2-bathroom is located on the first-floor. Thoughtfully designed with accessibility features, this home provides easy, step-free living. Spacious layout with plenty of natural light, generous living areas, and effortless indoor-outdoor flow. Located in a gated 55+ active adult community, Carriage Hills offers an exceptional array of amenities, including: Clubhouse with social activities Resort-style pool Tennis courts Scenic walking paths Beautifully landscaped grounds and more Whether you're looking to stay active, socialize, or simply unwind, this vibrant community has it all. Conveniently located near shopping, dining,

Key facts

• Gated community
• Clubhouse
• Scenic walking paths

Tags

• ACCESSIBILITY FEATURES
• GATED COMMUNITY
• CLUBHOUSE
• RESORT-STYLE POOL
• TENNIS COURTS
• SCENIC WALKING PATHS

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed (restrictions possible)
• HOA & community: Community managed by Real Manage; Monthly HOA fee; HOA amenities: Basketball court, Clubhouse, Car wash area, Fitness center, Game room, Jogging path, Laundry, On-site management, Pool, Sauna, Shuffleboard court, Spa/Hot tub, Tennis courts, Trails, Community room, Library, Lobby, Maintained community, Pickleball courts, Sidewalks, Gated community, Maintenance, Recreation facilities; HOA fee includes: Cable TV, Insurance, Grounds maintenance, Structure maintenance, Security, Sewer, Trash, Water, Common areas, Legal/Accounting, Reserve funds, Roof repairs, Recreation facility, Pool service

Exterior

• Parking: 2 assigned/open parking spaces; Guest parking available
• Security: Gated community with guard; Security gate
• Utilities: Public water; Public sewer; Cable connected; Sewer connected; Water connected
• Home design: Condominium; One story; Entry at level 1; North-facing
• Construction: Block construction; Tile roof
• Exterior features: Screened patio; Patio; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Satellite dish
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Driftwood Elementary School (math 26% / reading 41%, grade F, #1,758 of 2,144 statewide, top 83%, 522 students, 73% FRL); Driftwood Middle School (math 34% / reading 45%, grade F, #373 of 571 statewide, top 66%, 1,136 students, 71% FRL); Hollywood Hills High School (math 14% / reading 31%, grade F, #539 of 667 statewide, top 81%, 1,718 students, 68% FRL) — zoned schools average 71% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 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 (+1.0%/yr); 326 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 32% of the median local income ($80k/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 $961 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 35 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $139k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.01% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-6,195
• Equity at exit: $20,725

10-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $5,166
• Equity at exit: $12,018

Cash invested: $38,920 (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 33024

• Rents YoY: 1.0%
• Active inventory: 326
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$729
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$58
• HOA: −$555
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $318

Break-even live

Break-even rent $1,764

Max offer price $139,000

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Berkley Rd #212 Hollywood, FL	2.0	2.0	920	$1,995	$2.17	24d	1	0.01mi
301 Cambridge Rd #301 Hollywood, FL	2.0	2.0	920	$1,850	$2.01	20d	1	0.06mi
251 Berkley Rd #209 Hollywood, FL	1.0	1.5	650	$1,600	$2.46	24d	1	0.10mi
251 Berkley Rd #209 Hollywood, FL	1.0	1.5	650	$1,600	$2.46	2d	1	0.10mi
200 Ashbury Rd #209 Hollywood, FL	1.0	1.5	920	$1,450	$1.58	24d	1	0.14mi
6249 Garden Ct Davie, FL	2.0	2.0	950	$2,399	$2.53	17d	1	0.20mi
6243 Garden Ct Davie, FL	2.0	2.0	950	$2,375	$2.50	24d	1	0.20mi
322 Briarwood Cir Unit 1-17 Hollywood, FL	2.0	2.0	1030	$2,500	$2.43	14d	1	0.23mi
100 Gate Rd Unit 3-63 Hollywood, FL	2.0	2.0	1000	$2,300	$2.30	15d	1	0.23mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$2,400	$2.86	20d	2	0.26mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$2,400	$2.86	5d	2	0.26mi
200 Gate Rd #102 Hollywood, FL	2.0	2.0	1015	$1,850	$1.82	24d	1	0.31mi
7400 Stirling Rd Hollywood, FL	2.0	1.0	610	$2,118	$3.47	7d	11	0.40mi
7420 Stirling Rd Hollywood, FL	2.0	2.0	925	$2,195	$2.37	5d	1	0.49mi
7550 Stirling Rd Hollywood, FL	1.0–2.0	1.0–2.0	872	$2,295	$2.63	1d	7	0.57mi
7025 Stirling Rd Davie, FL	1.0–3.0	1.0–2.0	1044	$2,696	$2.58	2d	17	0.63mi
3300 El Jardin Dr Hollywood, FL	2.0	1.0	864	$2,000	$2.31	24d	1	0.70mi
7608 NW 38th Ct #14 Hollywood, FL	2.0	2.0	831	$2,450	$2.95	24d	1	0.71mi
7610 Stirling Rd Unit 204C Hollywood, FL	1.0	1.0	750	$1,675	$2.23	15d	1	0.71mi
7610 Stirling Rd Hollywood, FL	1.0	1.0	750	$1,675	$2.23	24d	2	0.72mi
6420 Oak St Hollywood, FL	2.0	1.0	1027	$3,500	$3.41	20d	1	0.75mi
6420 Oak St Hollywood, FL	3.0	2.0	1028	$3,500	$3.40	24d	1	0.75mi
7541 Atlanta St #7541 Hollywood, FL	3.0	2.0	1056	$2,700	$2.56	24d	1	0.86mi
5100 SW 64th Ave #106 Davie, FL	2.0	2.0	990	$2,350	$2.37	22d	1	0.97mi
5100 SW 64th Ave Davie, FL	2.0	2.0	990	$2,122	$2.14	24d	2	0.97mi
5100 SW 64th Ave #106 Davie, FL	2.0	2.0	990	$2,250	$2.27	3d	1	0.97mi
5060 SW 64th Ave #102 Davie, FL	2.0	2.0	742	$2,150	$2.90	24d	1	1.00mi
5080 SW 64th Ave #208 Davie, FL	2.0	2.0	990	$2,200	$2.22	10d	1	1.03mi
5080 SW 64th Ave #208 Davie, FL	2.0	2.0	990	$2,200	$2.22	15d	1	1.03mi
3211 Sabal Palm Mnr #105 Hollywood, FL	2.0	2.0	942	$1,666	$1.77	24d	1	1.07mi
6791 Scott St Unit 6791 Hollywood, FL	3.0	2.0	886	$3,400	$3.84	24d	1	1.09mi
6791 Scott St Hollywood, FL	3.0	2.0	886	$3,300	$3.72	2d	1	1.09mi
3271 Sabal Palm Mnr #103 Hollywood, FL	2.0	2.0	942	$2,100	$2.23	24d	1	1.13mi
3241 Sabal Palm Mnr #104 Hollywood, FL	2.0	2.0	942	$2,150	$2.28	24d	1	1.14mi
6560 SW 49th St Unit 2 Davie, FL	1.0	1.0	1000	$1,800	$1.80	4d	1	1.15mi
6193 SW 48th Ct Unit 6193 Davie, FL	2.0	2.0	1075	$2,600	$2.42	11d	1	1.19mi
6193 SW 48th Ct Unit 6193 Davie, FL	2.0	2.0	1075	$2,550	$2.37	3d	1	1.19mi
4785 SW 62nd Ave #102 Davie, FL	2.0	2.0	965	$2,175	$2.25	5d	1	1.22mi
7851 Raleigh St Hollywood, FL	3.0	2.0	1008	$3,400	$3.37	17d	1	1.25mi
4775 SW 62nd Ave #102 Davie, FL	2.0	2.0	965	$1,950	$2.02	24d	1	1.25mi

HOA detail condo

• Monthly dues: $555 · $6,660/yr
• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-11
   status Pending
2. 2026-04-06
   listed $139,000 Active
3. 1987-06-01
   soldstatus $40,000

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$537/yr (+$45/mo · 87.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,001
• − Mortgage interest: −$7,786
• − Property taxes: −$616
• − Insurance: −$695
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − HOA: −$6,660
• − Depreciation: −$4,044
• Taxable income: $2,039
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $3,332/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): 76,585
• Household income: $80,061
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 2813.0

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: Hispanic / Latino 52% Two or more races 23% White 22% Black 17% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 13% Dominican 5%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 1%
• Foreign-born: 40% · Canada, Jamaica, Dominican Republic
• Languages at home: 44% English-only · Spanish 46% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -442.20%
• Current HPI: 464.3405
• Rent YoY: ▲ 1.01%
• 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

+247.5% since first listed

3 events — show timeline

• 2026-05-11 Pending — Beaches MLS
• 2026-04-06 Listed $139,000 Beaches MLS
• 1987-06-01 Sold (Public Records) $40,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $616 · +5.7% YoY. Source: county tax records.