2005 Jefferson St #205 · Hollywood, FL 33020

$185,000

2 bd · 2.0 ba · 857 sqft · Condo public records · 101 Days on market

Built 1968 $568/mo HOA · 20% 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 +22.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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

Great investment opportunity! This bright and spacious corner unit features 2 bedrooms and 2 bathrooms, one covered parking space, and a storage unit on the same floor, located inside the laundry room right in front of the unit. Situated in a well-maintained building with an elevator, just minutes from downtown Hollywood. Owned since 2011. The apartment is currently under contract for rent from May 1, 2026 through April 30, 2027—ideal for investors seeking immediate rental income. Only 365-day leases are allowed, with no annual limit. 40-year certification passed.

Key facts

• $568 HOA
• Garage
• Built 1968

Property features AI

Finance

• Other: Annual tax information not included per instructions
• Financial info: Lease considered; Pets not allowed
• HOA & community: Monthly association fee of $568; Association amenities include elevator(s)

Exterior

• Parking: 1 covered garage space; Additional on-street parking
• Utilities: Sewer included in association fee; Water included in association fee; Trash included in association fee; Association management covers maintenance of grounds and structure
• Home design: Attached property; 3 stories; Entry on level 2; Resale property
• Construction: Block construction
• Exterior features: Patio; No additional exterior features listed

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living/dining room; Bedroom on main level; Second floor entry
• Laundry & utility: Hot water included in association fee; Laundry included in association fee

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 15d 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 $2,797/mo this rent would consume 59% of the median local household income ($56k/yr) (locally 3948% 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 $1k of loan paydown is wiped out by about $6k 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 101 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask is 9637% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $39k; list at $185k implies a 374% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: moderate flood risk; 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 $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.51% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 5.5

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-17,389
• Equity at exit: $27,584

10-year hold

• IRR: -5.7%
• Equity multiple: 0.69×
• Total profit: $-16,147
• Equity at exit: $15,995

Cash invested: $51,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,797 high
• Mortgage (P&I): −$970
• Tax from tax record: −$293 /mo · $3,515/yr
• Insurance: −$77
• HOA: −$568
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $302

Break-even live

Break-even rent $2,415

Max offer price $185,000

Occupancy floor 84%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	15d	171	0.26mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	24d	9	0.31mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	2d	35	0.35mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,135	$3.80	1d	17	0.38mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	1d	14	0.39mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	1d	42	0.39mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	15d	94	0.50mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	15d	25	0.58mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$3,480	$3.46	1d	62	0.67mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	14d	1	1.00mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	2d	1	1.00mi
927 N 17th Ave Unit 1258729P Hollywood, FL	1.0	1.0	818	$5,128	$6.27	16d	1	1.02mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	24d	1	1.06mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	1.06mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	11d	1	1.06mi
832 NW 10th St Unit 1 Hallandale Beach, FL	2.0	1.0	800	$1,800	$2.25	24d	1	1.12mi
401 N Federal Hwy Hallandale Beach, FL	1.0–3.0	1.0–2.0	973	$2,765	$2.84	15d	48	1.14mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	24d	1	1.15mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	7d	1	1.15mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	3d	1	1.18mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	7d	1	1.18mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	24d	1	1.21mi
2917 Plunkett St Unit 15C Hollywood, FL	2.0	1.0	900	$1,950	$2.17	7d	1	1.24mi
1825 Cleveland St #12 Hollywood, FL	2.0	1.0	857	$2,000	$2.33	11d	1	1.24mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	7d	1	1.24mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	24d	1	1.24mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	16d	1	1.24mi
1012 N 13th Ter Hollywood, FL	3.0	2.0	1003	$6,500	$6.48	24d	1	1.26mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	17d	1	1.28mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	1d	1	1.28mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	24d	1	1.29mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	18d	1	1.29mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	16d	1	1.30mi
1702 McKinley St #4 Hollywood, FL	2.0	2.0	1024	$2,100	$2.05	24d	1	1.31mi
1046 Foster Rd Hallandale Beach, FL	2.0	1.0	750	$1,795	$2.39	7d	1	1.31mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$2,095	$2.62	24d	1	1.33mi
1816 Roosevelt St Hollywood, FL	2.0	1.0	1010	$2,590	$2.56	7d	1	1.33mi
2910 Pierce St Unit P102 Hollywood, FL	1.0	1.0	700	$1,595	$2.28	24d	1	1.34mi
2910 Pierce St Unit F106 Hollywood, FL	2.0	1.0	850	$1,975	$2.32	1d	1	1.34mi
1041 NW 7th Ct Unit 2 Hallandale Beach, FL	1.0	1.0	600	$1,550	$2.58	24d	1	1.34mi

HOA detail condo

• Monthly dues: $568 · $6,816/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-18
   days on market $185,000 Active 101 DOM
2. 2026-06-17
   days on market $185,000 Active 100 DOM
3. 2026-06-16
   days on market $185,000 Active 99 DOM
4. 2026-06-15
   days on market $185,000 Active 98 DOM
5. 2026-06-13
   days on market $185,000 Active 96 DOM
6. 2026-06-09
   days on market $185,000 Active 92 DOM
7. 2026-06-07
   days on market $185,000 Active 90 DOM
8. 2026-06-04
   days on market $185,000 Active 87 DOM
9. 2026-06-03
   days on market $185,000 Active 86 DOM
10. 2026-06-02
    days on market $185,000 Active 85 DOM
11. 2026-06-01
    days on market $185,000 Active 84 DOM
12. 2026-05-31
    days on market $185,000 Active 83 DOM
13. 2026-04-23
    price $185,000
14. 2026-04-13
    price $180,000
15. 2026-03-27
    historical $1,900
16. 2026-03-10
    listed $1,900
17. 2026-03-09
    listed $185,000 Active
18. 2026-03-08
    historical $1,800
19. 2026-03-08
    historical
20. 2026-03-05
    price $1,800
21. 2026-02-10
    price $185,000
22. 2026-02-04
    price $1,850
23. 2026-01-09
    price $1,900
24. 2025-12-22
    price $190,000
25. 2025-11-13
    price $2,000
26. 2025-11-12
    price $195,000
27. 2025-11-02
    listed $2,050
28. 2025-10-22
    price $200,000
29. 2025-09-14
    listed $205,000 Active
30. 2025-08-01
    price $199,000
31. 2025-05-20
    price $200,000
32. 2025-05-05
    price $210,000
33. 2025-04-29
    price $215,000
34. 2025-03-31
    price $220,000
35. 2025-03-21
    price $225,000
36. 2025-03-11
    listed $230,000 Active
37. 2024-10-19
    historical $2,000
38. 2024-10-08
    price $2,000
39. 2024-09-17
    price $2,100
40. 2024-08-26
    listed $2,200
41. 2024-08-24
    historical $2,200
42. 2024-08-22
    price $2,200
43. 2024-07-03
    listed $2,400
44. 1996-03-08
    soldstatus $39,000
45. 1983-12-01
    soldstatus $42,000

ⓘ 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: $3,515 · $293/mo
• Projected year-2 tax: $3,515 · $293/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) · 38% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,567
• − Mortgage interest: −$10,363
• − Property taxes: −$3,515
• − Insurance: −$925
• − Repairs & maintenance: −$2,685
• − Management: −$2,685
• − HOA: −$6,816
• − Depreciation: −$5,382
• Taxable income: $1,195
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $3,333/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

+340.5% since first listed

33 events — show timeline

• 2026-04-23 Price Changed $185,000 MARMLS
• 2026-04-13 Price Changed $180,000 MARMLS
• 2026-03-27 Rental Removed $1,900 MARMLS
• 2026-03-10 Listed for Rent $1,900 MARMLS
• 2026-03-09 Listed $185,000 MARMLS
• 2026-03-08 Rental Removed $1,800 MARMLS
• 2026-03-08 Listing Removed — MARMLS
• 2026-03-05 Price Changed $1,800 MARMLS
• 2026-02-10 Price Changed $185,000 MARMLS
• 2026-02-04 Price Changed $1,850 MARMLS
• 2026-01-09 Price Changed $1,900 MARMLS
• 2025-12-22 Price Changed $190,000 MARMLS
• 2025-11-13 Price Changed $2,000 MARMLS
• 2025-11-12 Price Changed $195,000 MARMLS
• 2025-11-02 Listed for Rent $2,050 MARMLS
• 2025-10-22 Price Changed $200,000 MARMLS
• 2025-09-14 Listed $205,000 MARMLS
• 2025-08-01 Price Changed $199,000 MARMLS
• 2025-05-20 Price Changed $200,000 MARMLS
• 2025-05-05 Price Changed $210,000 MARMLS
• 2025-04-29 Price Changed $215,000 MARMLS
• 2025-03-31 Price Changed $220,000 MARMLS
• 2025-03-21 Price Changed $225,000 MARMLS
• 2025-03-11 Listed $230,000 MARMLS
• 2024-10-19 Rental Removed $2,000 MARMLS
• 2024-10-08 Price Changed $2,000 MARMLS
• 2024-09-17 Price Changed $2,100 MARMLS
• 2024-08-26 Listed for Rent $2,200 MARMLS
• 2024-08-24 Rental Removed $2,200 MARMLS
• 2024-08-22 Price Changed $2,200 MARMLS
• 2024-07-03 Listed for Rent $2,400 MARMLS
• 1996-03-08 Sold (Public Records) $39,000 Public Records
• 1983-12-01 Sold (Public Records) $42,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $3,515 · +6.2% YoY. Source: county tax records.