5706 Lincoln St · Hollywood, FL 33021

$599,000

2 bd · 2.0 ba · 2,150 sqft · MultiFamily public records · 64 Days on market

Built 1974

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Why this score? — see what drove the F 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 +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
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Unique investment opportunity in Central Hollywood! This well-maintained duplex features two spacious 2-bedroom, 2-bathroom units, each leased at $2,000/month ($4,000 total) with leases in place through March 2027, providing strong and stable cash flow. Each unit is equipped with separate electric meters and central A/C, adding efficiency and tenant appeal. The property offers upside potential through future rent increases, ample on-site parking, and is ideally located near the Florida's Turnpike, Interstate 95, and the Seminole Hard Rock Hotel & Casino, making it a prime income-producing asset in a high-demand rental area.

Key facts

• Central a/c
• 4 parking spots
• Built 1974

Tags

• WELL-MAINTAINED DUPLEX
• SEPARATE ELECTRIC METERS
• CENTRAL A/C
• AMPLE ON-SITE PARKING
• HIGH-DEMAND RENTAL AREA

Property features AI

Finance

• Other: Rent includes gardener, hot water, pest control, sewer, trash collection and water
• Financial info: Each unit currently shows $2,000 monthly rent; Units indicated as leased

Exterior

• Parking: Total of 4 parking spaces; Parking spaces for units
• Utilities: Cable available; Septic tank
• Home design: Single-story property; Resale
• Construction: Block construction; Shingle roof
• Exterior features: Less than quarter acre lot; Zoned RM-9

Interior

• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Tile
• Bathrooms: Each unit has 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Florida room

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $-490 ($-6k/yr) — negative. Per door: $-245/mo.
• To cash-flow at today's rent, offer at most $512k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $457k (23.6% below list).
• Recommended offer: $457k (23.6% below list) — sets the bar for 1% rule.
• 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $4,574/mo this rent would consume 77% of the median local household income ($71k/yr) (locally 2151% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 64 days — a 6% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $52k; list at $599k implies a 1052% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $457,400 (23.6% 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 64 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.76% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 10.9

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: -22.8%
• Equity multiple: 0.22×
• Total profit: $-130,956
• Equity at exit: $89,313

10-year hold

• IRR: -18.8%
• Equity multiple: 0.02×
• Total profit: $-165,015
• Equity at exit: $51,791

Cash invested: $167,720 (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: 21.8×

Monthly cashflow live

• Estimated rent: $4,574 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$713 /mo · $8,558/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$961
• Net cashflow: $-490

Break-even live

Break-even rent $5,195

Max offer price $512,352

Occupancy floor —

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$4,574
Total (2 units)			$4,574

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5743 Lincoln St Unit 1 Hollywood, FL	2.0	1.0	1728	$2,250	$1.30	17d	1	0.09mi
910 N 56th Ave Unit 1 Hollywood, FL	2.0	1.0	1640	$1,950	$1.19	7d	1	0.15mi
630 N 58th Ave Hollywood, FL	2.0	1.0	2208	$2,100	$0.95	7d	1	0.15mi
5815 Lincoln St Unit B Hollywood, FL	3.0	3.0	1475	$3,200	$2.17	5d	1	0.15mi
5749-5753 Grant St Hollywood, FL	2.0	1.0	2141	$2,200	$1.03	13d	1	0.16mi
5640 Hayes St Unit 5640 Hollywood, FL	3.0	3.0	1568	$3,200	$2.04	24d	1	0.17mi
5820 Grant St Unit Back Hollywood, FL	2.0	1.0	2524	$2,000	$0.79	7d	1	0.19mi
5820 Grant St Unit Back Hollywood, FL	2.0	1.0	2524	$2,000	$0.79	24d	1	0.19mi
5735 Hayes St Unit 5735 Hollywood, FL	3.0	2.0	2357	$3,500	$1.48	4d	1	0.23mi
5735 Hayes St Hollywood, FL	3.0	2.0	2357	$3,500	$1.48	17d	1	0.23mi
5735 Hayes St Hollywood, FL	3.0	2.0	2357	$3,500	$1.48	2d	1	0.23mi
5421 Buchanan St Hollywood, FL	3.0	2.0	2020	$6,500	$3.22	24d	1	0.24mi
410 N 58th Ave #408 Hollywood, FL	1.0	1.0	1705	$1,450	$0.85	24d	1	0.28mi
410 N 58th Ave #408 Hollywood, FL	1.0	1.0	1705	$1,450	$0.85	2d	1	0.28mi
5605 Taylor St Unit 1 Hollywood, FL	1.0	1.0	1400	$2,100	$1.50	15d	1	0.29mi
5914 Taylor St Unit 1-2 Hollywood, FL	3.0	2.0	2250	$2,750	$1.22	20d	1	0.40mi
6021 Polk St Unit 4 Hollywood, FL	1.0	1.0	2266	$1,400	$0.62	17d	1	0.49mi
201 Columbus Pkwy Unit A Hollywood, FL	1.0	1.0	1662	$2,350	$1.41	15d	1	0.50mi
201 Columbus Pkwy Unit A Hollywood, FL	1.0	1.0	1662	$1,850	$1.11	4d	1	0.50mi
201 Columbus Pkwy Unit B Hollywood, FL	1.0	1.0	1662	$2,050	$1.23	2d	1	0.50mi
1112 N 61st Ave Unit B Hollywood, FL	1.0	1.0	2984	$1,600	$0.54	7d	1	0.52mi
1112 N 61st Ave Unit B Hollywood, FL	1.0	1.0	2984	$1,700	$0.57	24d	1	0.52mi
321 E Chaminade Dr Hollywood, FL	3.0	2.0	1591	$4,200	$2.64	24d	1	0.53mi
414 NW 60th Way Unit 2 Hollywood, FL	2.0	1.0	1749	$2,400	$1.37	24d	1	0.54mi
1521 N 59th Ter Unit B Hollywood, FL	2.0	1.0	2609	$1,800	$0.69	17d	1	0.54mi
400 N 60th Way Unit A Hollywood, FL	2.0	1.5	1566	$2,300	$1.47	24d	1	0.55mi
4815 Johnson St Hollywood, FL	3.0	2.0	1635	$4,000	$2.45	24d	1	0.60mi
4815 Johnson St Hollywood, FL	3.0	2.0	1635	$4,000	$2.45	5d	1	0.60mi
5612 Harding St Unit 5612 Hollywood, FL	3.0	2.5	2000	$5,200	$2.60	24d	1	0.63mi
5612 Harding St Hollywood, FL	3.0	2.5	2000	$6,000	$3.00	24d	1	0.63mi
304 N 61st Ter Unit 324 Hollywood, FL	3.0	2.0	1420	$2,700	$1.90	24d	1	0.67mi
5842 Harding St Unit R Hollywood, FL	1.0	1.0	1875	$1,350	$0.72	10d	1	0.71mi
4630 Buchanan St Hollywood, FL	3.0	2.0	1992	$3,500	$1.76	24d	1	0.71mi
6237 Polk St Unit REAR Hollywood, FL	3.0	2.0	2026	$2,650	$1.31	22d	1	0.77mi
6316 Lincoln St Unit 6316 Hollywood, FL	3.0	2.0	2364	$2,950	$1.25	24d	1	0.80mi
6331 Pierce St Unit 1 Hollywood, FL	2.0	2.0	2170	$2,100	$0.97	5d	1	0.84mi
6328 Pierce St Unit 0 Hollywood, FL	3.0	2.0	2101	$2,700	$1.29	5d	1	0.84mi
6328 Pierce St Unit 0 Hollywood, FL	3.0	2.0	2101	$2,800	$1.33	24d	1	0.84mi
4410 Buchanan St Hollywood, FL	3.0	3.0	2167	$7,499	$3.46	15d	1	0.86mi
2142 Siena Way Hollywood, FL	3.0	2.5	1608	$2,950	$1.83	24d	1	0.86mi

Listing history 17 events

1. 2026-06-18
   days on market $599,000 Active 64 DOM
2. 2026-06-17
   days on market $599,000 Active 63 DOM
3. 2026-06-16
   days on market $599,000 Active 62 DOM
4. 2026-06-15
   days on market $599,000 Active 61 DOM
5. 2026-06-13
   days on market $599,000 Active 59 DOM
6. 2026-06-09
   days on market $599,000 Active 55 DOM
7. 2026-06-08
   days on market $599,000 Active 54 DOM
8. 2026-06-07
   days on market $599,000 Active 53 DOM
9. 2026-06-04
   days on market $599,000 Active 50 DOM
10. 2026-06-03
    days on market $599,000 Active 49 DOM
11. 2026-06-02
    days on market $599,000 Active 48 DOM
12. 2026-06-01
    days on market $599,000 Active 47 DOM
13. 2026-05-31
    days on market $599,000 Active 46 DOM
14. 2026-04-15
    listed $599,000 Active
15. 2024-11-09
    historical
16. 2024-10-03
    listed $620,000 Active
17. 1975-06-01
    soldstatus $52,000

ⓘ 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: $8,558 · $713/mo
• Projected year-2 tax: $8,558 · $713/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 7 d/yr ≥105°F today · 28 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: $54,888
• − Mortgage interest: −$33,553
• − Property taxes: −$8,558
• − Insurance: −$2,995
• − Repairs & maintenance: −$4,391
• − Management: −$4,391
• − Depreciation: −$17,425
• Taxable loss: −$16,426
• Est. tax savings @ 24.0%: +$3,942
• After-tax cash flow: $-1,944/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

+1051.9% since first listed

4 events — show timeline

• 2026-04-15 Listed $599,000 MARMLS
• 2024-11-09 Listing Removed — MARMLS
• 2024-10-03 Listed $620,000 MARMLS
• 1975-06-01 Sold (Public Records) $52,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $8,558 · +10.5% YoY. Source: county tax records.