1101 Hillcrest Ct #306 · Hollywood, FL 33021

$139,900

1 bd · 1.0 ba · 690 sqft · Condo public records · 361 Days on market

Built 1966 $300/mo HOA · 18% of rent

---

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 +20.8/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +6.6/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Endless possibilities with this charming 1/1. Beautiful pool and garden views. Conveniently located to elevator and laundry room. Steps to pool. Very low maintenance. Reserves. Extremely well managed building. In the heart of Hollywood. In close proximity to shopping, fine dining, beaches, Hardrock Hotel and Casino, Gulfstream Park & Racing, Las Olas, all major highways, Ft. Lauderdale Airport and The Famous Hollywood Broadwalk. * One car only *

Key facts

• Totally remodeled
• Lowest hoa fee
• Beautiful pool

Tags

• TOTALLY REMODELED
• LOWEST HOA FEE
• PEACEFUL AREA
• SURROUNDED BY GARDENS
• BEAUTIFUL POOL

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $300; HOA covers amenities, common areas, insurance, laundry, legal/accounting, grounds maintenance, structure maintenance, parking, pool(s), roof, sewer, trash and water; Community amenities include clubhouse, elevators, fitness center, laundry, barbecue/picnic area and pool; Senior community

Exterior

• Parking: Guest parking; One assigned space
• Utilities: Central electric heating and cooling
• Home design: Attached property; 3-story building; Entry on third level
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Barbecue; Exterior lighting; Association pool (heated)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Third-floor entry; Bedroom on main level; Combined living/dining area; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 rising (+2.4%/yr); 529 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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 361 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 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 $80k; list at $140k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 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 1966 — 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: 1.21% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 6.9

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-11,236
• Equity at exit: $20,860

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $2,550
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$734
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$58
• HOA: −$300
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $193

Break-even live

Break-even rent $1,442

Max offer price $139,900

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	8d	1	0.21mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	21d	1	0.33mi
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$1,590	$1.59	3d	18	0.42mi
5685 Flagler St Unit 2 Hollywood, FL	2.0	1.0	420	$1,900	$4.52	3d	1	0.58mi
5685 Flagler St Unit 2 Hollywood, FL	2.0	1.0	420	$1,900	$4.52	14d	1	0.58mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.59mi
4130 SW 19th St Unit 3 West Park, FL	1.0	1.0	450	$1,400	$3.11	21d	1	0.64mi
5740 Mayo St #4 Hollywood, FL	2.0	1.0	550	$1,895	$3.45	24d	1	0.68mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	24d	2	0.69mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	17d	1	0.71mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$1,600	$2.20	19d	2	0.71mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	5d	1	0.72mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,625	$2.50	11d	1	0.72mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	24d	1	0.73mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,650	$2.54	8d	1	0.73mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,500	$1.57	24d	1	0.74mi
4933 Hollywood Blvd Unit 5420-202 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	22d	1	0.74mi
4933 Hollywood Blvd Unit 5141-206 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	24d	1	0.74mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	3d	1	0.76mi
5141 Hollywood Blvd Apt 206 Hollywood, FL	1.0	1.0	700	$1,825	$2.61	3d	1	0.77mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	3d	1	0.78mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	4d	1	0.78mi
532 S Crescent Dr Unit 106 Hollywood, FL	—	1.0	550	$1,425	$2.59	14d	1	0.80mi
5981 Washington St #219 Hollywood, FL	1.0	1.0	450	$1,500	$3.33	24d	1	0.80mi
5849 Wiley St Hollywood, FL	1.0	1.0	350	$1,475	$4.21	24d	1	0.82mi
315 S Crescent Dr Hollywood, FL	—	1.0	544	$1,425	$2.62	15d	1	0.84mi
5931 Wiley St Unit 5931 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	24d	1	0.89mi
3711 Van Buren St #2 Hollywood, FL	1.0	1.0	660	$1,550	$2.35	24d	1	0.92mi
3601 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	941	$1,725	$1.83	3d	3	0.97mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$1,869	$1.87	2d	24	0.99mi
550 S Park Rd Unit 14-8 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	8d	1	1.03mi
470 S Park Rd Unit 7-110 Hollywood, FL	1.0	1.0	659	$1,800	$2.73	24d	1	1.04mi
5807 SW 25th St West Park, FL	—	1.0	500	$1,495	$2.99	8d	1	1.07mi
5819 Polk St Unit 4 Hollywood, FL	1.0	1.0	602	$1,425	$2.37	15d	1	1.16mi
5819 Polk St Apt 2 Hollywood, FL	1.0	1.0	682	$1,559	$2.29	8d	1	1.16mi
3525 Polk St #7 Hollywood, FL	1.0	1.0	700	$1,600	$2.29	24d	1	1.16mi
504 N 57th Ave Unit N Hollywood, FL	1.0	1.0	496	$1,575	$3.18	20d	1	1.17mi
1 Main St Miramar, FL	3.0	1.0–3.0	1023	$2,273	$2.22	1d	36	1.27mi
6129 SW 22nd St Miramar, FL	2.0	1.0	674	$2,200	$3.26	15d	1	1.30mi
6129 SW 22nd St Miramar, FL	2.0	1.0	674	$2,200	$3.26	17d	1	1.30mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-05-23
   status Active
2. 2026-05-23
   price $139,900
3. 2026-01-28
   historical Active Under Contract
4. 2025-12-29
   status Active
5. 2025-09-27
   historical Active Under Contract
6. 2025-09-12
   price $124,900
7. 2025-09-04
   status Active
8. 2025-08-30
   price $129,800
9. 2025-06-24
   status Pending
10. 2025-06-18
    price $129,900
11. 2025-05-16
    price $135,000
12. 2025-03-13
    listed $139,900 Active
13. 2025-02-11
    soldstatus $80,000 Closed 456-char remark

    Show marketing remark (456 chars)

    Endless possibilities with this charming 1/1. Beautiful pool and garden views. Conveniently located to elevator and laundry room. Steps to pool. Very low maintenance. Reserves. Extremely well managed building. In the heart of Hollywood. In close proximity to shopping, fine dining, beaches, Hardrock Hotel and Casino, Gulfstream Park & Racing, Las Olas, all major highways, Ft. Lauderdale Airport and The Famous Hollywood Broadwalk. * One car only *

14. 2025-02-10
    soldstatus $80,000
15. 2025-01-15
    status Pending 456-char remark

    Show marketing remark (456 chars)

    Endless possibilities with this charming 1/1. Beautiful pool and garden views. Conveniently located to elevator and laundry room. Steps to pool. Very low maintenance. Reserves. Extremely well managed building. In the heart of Hollywood. In close proximity to shopping, fine dining, beaches, Hardrock Hotel and Casino, Gulfstream Park & Racing, Las Olas, all major highways, Ft. Lauderdale Airport and The Famous Hollywood Broadwalk. * One car only *

16. 2025-01-06
    price $109,900 456-char remark

    Show marketing remark (456 chars)

    Endless possibilities with this charming 1/1. Beautiful pool and garden views. Conveniently located to elevator and laundry room. Steps to pool. Very low maintenance. Reserves. Extremely well managed building. In the heart of Hollywood. In close proximity to shopping, fine dining, beaches, Hardrock Hotel and Casino, Gulfstream Park & Racing, Las Olas, all major highways, Ft. Lauderdale Airport and The Famous Hollywood Broadwalk. * One car only *

17. 2024-10-04
    listed $139,000 Active 456-char remark

    Show marketing remark (456 chars)

    Endless possibilities with this charming 1/1. Beautiful pool and garden views. Conveniently located to elevator and laundry room. Steps to pool. Very low maintenance. Reserves. Extremely well managed building. In the heart of Hollywood. In close proximity to shopping, fine dining, beaches, Hardrock Hotel and Casino, Gulfstream Park & Racing, Las Olas, all major highways, Ft. Lauderdale Airport and The Famous Hollywood Broadwalk. * One car only *

18. 1997-12-17
    soldstatus $24,500
19. 1997-04-01
    soldstatus $18,000

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$595/yr (+$50/mo · 105.1%)

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

Taxation est. · year 1

• Rental income: $20,236
• − Mortgage interest: −$7,837
• − Property taxes: −$566
• − Insurance: −$700
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − HOA: −$3,600
• − Depreciation: −$4,070
• Taxable income: $226
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,263/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

+677.2% since first listed

19 events — show timeline

• 2026-05-23 Relisted — MARMLS
• 2026-05-23 Price Changed $139,900 MARMLS
• 2026-01-28 Contingent — MARMLS
• 2025-12-29 Relisted — MARMLS
• 2025-09-27 Contingent — MARMLS
• 2025-09-12 Price Changed $124,900 MARMLS
• 2025-09-04 Relisted — MARMLS
• 2025-08-30 Price Changed $129,800 MARMLS
• 2025-06-24 Pending — MARMLS
• 2025-06-18 Price Changed $129,900 MARMLS
• 2025-05-16 Price Changed $135,000 MARMLS
• 2025-03-13 Listed $139,900 MARMLS
• 2025-02-11 Sold (MLS) $80,000 MARMLS
• 2025-02-10 Sold (Public Records) $80,000 Public Records
• 2025-01-15 Pending — MARMLS
• 2025-01-06 Price Changed $109,900 MARMLS
• 2024-10-04 Listed $139,000 MARMLS
• 1997-12-17 Sold (Public Records) $24,500 Public Records
• 1997-04-01 Sold (Public Records) $18,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $566 · +5.3% YoY. Source: county tax records.