201 Berkley Rd #311 · Hollywood, FL 33024

$145,000

2 bd · 2.0 ba · 850 sqft · Condo public records · 10 Days on market

Built 1972 $583/mo HOA · 27% 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 +16.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 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

* * * RESORT-LIKE LIVING! * * * 2BR, 2BA CONDO W/ SCREENED BALCONY IN ACTIVE 55+ COMMUNITY. 24-HR SECURITY GUARDHOUSE. NEW LAMINATE FLOORING, RENOVATED HALL BATH, HURRICANE SHUTTERS, LOTS OF CLOSET SPACE. SECURE GATED COMPLEX W/ TONS OF AMENITIES: HEATED POOL, SAUNA, JACUZZI, FITNESS CENTER, TENNIS COURTS, BILLIARDS + CLUBROOM. CLOSE TO PUBLIX SHOPPING CENTER, HARD ROCK HOTEL & CASINO, FLORIDA TURNPIKE AND MAJOR HIGHWAYS. WATER/SEWER/TRASH + CABLE INC. SMALL PET ALLOWED. LEASING PERMITTED AFTER THE 1ST YEAR. ASSOCIATION REQUIRES MIN. 10% DOWN, 650 FICO SCORE, BACKGROUND CHECK. SPECIAL ASSESSMENT TO BE PAID IN FULL BY SELLER AT CLOSING.

Key facts

• Screened balcony
• Hurricane shutters
• Secure gated complex

Tags

• SCREENED BALCONY
• NEW LAMINATE FLOORING
• RENOVATED HALL BATH
• HURRICANE SHUTTERS
• LOTS OF CLOSET SPACE
• SECURE GATED COMPLEX

Property features AI

Finance

• Other: Land is not leased; Is a senior community
• Financial info: Pets allowed (with size limits)
• HOA & community: Condominium association (Carriage Hills Condo Association); Monthly association fee; Association amenities include billiard room, fitness center, laundry, on-site management, parking, pool (heated), shuffleboard, tennis courts, gated community, security, recreation facilities; Association fee covers cable TV, insurance, security, sewer, trash, water, common areas, and pool service

Exterior

• Parking: Assigned parking; Guest parking; One open parking space (total 1)
• Security: Building security; Gated community with guard
• Utilities: Public water; Public sewer; Cable available; Sewer available
• Home design: Condominium; One level; Resale property; Faces west; Three-story building (unit within a 3-story building)
• Construction: CBS construction
• Exterior features: Asphalt road surface; Not waterfront; Other roof

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: Two full bathrooms, one on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans; Paddle fans
• Interior features: Walk-in closets; Bedroom layout with stacked design
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $72 ($861/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 6.9% 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.
• 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 33% 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 $1k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $83k; list at $145k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 5.5

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: -16.3%
• Equity multiple: 0.44×
• Total profit: $-22,799
• Equity at exit: $21,620

10-year hold

• IRR: -14.5%
• Equity multiple: 0.28×
• Total profit: $-29,182
• Equity at exit: $12,537

Cash invested: $40,600 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,196 high
• Mortgage (P&I): −$760
• Tax from tax record: −$259 /mo · $3,107/yr
• Insurance: −$60
• HOA: −$583
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $72

Break-even live

Break-even rent $2,105

Max offer price $145,000

Occupancy floor 92%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Ashbury Rd #209 Hollywood, FL	1.0	1.5	920	$1,450	$1.58	24d	1	0.07mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$2,400	$2.86	5d	2	0.09mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$2,400	$2.86	21d	2	0.09mi
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
322 Briarwood Cir Unit 1-17 Hollywood, FL	2.0	2.0	1030	$2,500	$2.43	14d	1	0.13mi
301 Cambridge Rd #301 Hollywood, FL	2.0	2.0	920	$1,850	$2.01	21d	1	0.14mi
300 Berkley Rd #212 Hollywood, FL	2.0	2.0	920	$1,995	$2.17	24d	1	0.17mi
6243 Garden Ct Davie, FL	2.0	2.0	950	$2,375	$2.50	24d	1	0.26mi
6249 Garden Ct Davie, FL	2.0	2.0	950	$2,399	$2.53	17d	1	0.26mi
100 Gate Rd Unit 3-63 Hollywood, FL	2.0	2.0	1000	$2,300	$2.30	15d	1	0.28mi
200 Gate Rd #102 Hollywood, FL	2.0	2.0	1015	$1,850	$1.82	24d	1	0.36mi
6420 Oak St Hollywood, FL	2.0	1.0	1027	$3,500	$3.41	21d	1	0.57mi
6420 Oak St Hollywood, FL	3.0	2.0	1028	$3,500	$3.40	24d	1	0.57mi
7400 Stirling Rd Hollywood, FL	2.0	1.0	610	$2,118	$3.47	7d	11	0.58mi
7420 Stirling Rd Hollywood, FL	2.0	2.0	925	$2,195	$2.37	5d	1	0.67mi
7550 Stirling Rd Hollywood, FL	1.0–2.0	1.0–2.0	872	$2,295	$2.63	1d	7	0.76mi
7025 Stirling Rd Davie, FL	1.0–3.0	1.0–2.0	1044	$2,696	$2.58	2d	17	0.81mi
3300 El Jardin Dr Hollywood, FL	2.0	1.0	864	$2,000	$2.31	24d	1	0.86mi
7608 NW 38th Ct #14 Hollywood, FL	2.0	2.0	831	$2,450	$2.95	24d	1	0.89mi
7610 Stirling Rd Unit 204C Hollywood, FL	1.0	1.0	750	$1,675	$2.23	15d	1	0.90mi
7610 Stirling Rd Hollywood, FL	1.0	1.0	750	$1,675	$2.23	24d	2	0.90mi
5100 SW 64th Ave #106 Davie, FL	2.0	2.0	990	$2,350	$2.37	22d	1	0.99mi
5100 SW 64th Ave #106 Davie, FL	2.0	2.0	990	$2,250	$2.27	3d	1	0.99mi
5100 SW 64th Ave Davie, FL	2.0	2.0	990	$2,122	$2.14	24d	2	0.99mi
7541 Atlanta St #7541 Hollywood, FL	3.0	2.0	1056	$2,700	$2.56	24d	1	1.00mi
5060 SW 64th Ave #102 Davie, FL	2.0	2.0	742	$2,150	$2.90	24d	1	1.03mi
6791 Scott St Unit 6791 Hollywood, FL	3.0	2.0	886	$3,400	$3.84	24d	1	1.05mi
6791 Scott St Hollywood, FL	3.0	2.0	886	$3,300	$3.72	2d	1	1.05mi
5080 SW 64th Ave #208 Davie, FL	2.0	2.0	990	$2,200	$2.22	10d	1	1.05mi
5080 SW 64th Ave #208 Davie, FL	2.0	2.0	990	$2,200	$2.22	15d	1	1.05mi
6560 SW 49th St Unit 2 Davie, FL	1.0	1.0	1000	$1,800	$1.80	4d	1	1.20mi
6193 SW 48th Ct Unit 6193 Davie, FL	2.0	2.0	1075	$2,600	$2.42	11d	1	1.20mi
6193 SW 48th Ct Unit 6193 Davie, FL	2.0	2.0	1075	$2,550	$2.37	3d	1	1.20mi
4785 SW 62nd Ave #102 Davie, FL	2.0	2.0	965	$2,175	$2.25	5d	1	1.23mi
3211 Sabal Palm Mnr #105 Hollywood, FL	2.0	2.0	942	$1,666	$1.77	24d	1	1.25mi
4775 SW 62nd Ave #102 Davie, FL	2.0	2.0	965	$1,950	$2.02	24d	1	1.26mi
3271 Sabal Palm Mnr #103 Hollywood, FL	2.0	2.0	942	$2,100	$2.23	24d	1	1.31mi
3241 Sabal Palm Mnr #104 Hollywood, FL	2.0	2.0	942	$2,150	$2.28	24d	1	1.32mi
7851 Raleigh St Hollywood, FL	3.0	2.0	1008	$3,400	$3.37	17d	1	1.40mi

HOA detail condo

• Monthly dues: $583 · $6,996/yr
• Likely covers: watersewertrashcablepoolgymsecurity
• ⚠ Special-assessment mentions:

  …ALLOWED. LEASING PERMITTED AFTER THE 1ST YEAR. ASSOCIATION REQUIRES MIN. 10% DOWN, 650 FICO SCORE, BACKGROUND CHECK. SPECIAL ASSESSMENT TO BE PAID IN FULL BY SELLER AT CLOSING.

Listing history 9 events

1. 2026-05-07
   status Pending
2. 2026-04-27
   listed $145,000 Active
3. 2025-02-17
   historical $1,800
4. 2025-02-07
   price $1,800
5. 2024-11-16
   price $1,900
6. 2024-10-22
   listed $2,000
7. 2004-01-16
   soldstatus $82,900
8. 1994-05-19
   soldstatus $47,000
9. 1990-06-05
   soldstatus $50,000

ⓘ 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: $3,107 · $259/mo
• Projected year-2 tax: $3,107 · $259/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $26,346
• − Mortgage interest: −$8,122
• − Property taxes: −$3,107
• − Insurance: −$725
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − HOA: −$6,996
• − Depreciation: −$4,218
• Taxable loss: −$1,038
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $1,110/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

+190.0% since first listed

9 events — show timeline

• 2026-05-07 Pending — Beaches MLS
• 2026-04-27 Listed $145,000 Beaches MLS
• 2025-02-17 Rental Removed $1,800 GFLMLS
• 2025-02-07 Price Changed $1,800 GFLMLS
• 2024-11-16 Price Changed $1,900 GFLMLS
• 2024-10-22 Listed for Rent $2,000 GFLMLS
• 2004-01-16 Sold (Public Records) $82,900 Public Records
• 1994-05-19 Sold (Public Records) $47,000 Public Records
• 1990-06-05 Sold (Public Records) $50,000 Public Records

Property tax history

+16.1%/yr

Latest (2025): $3,107 · +5.0% YoY. Source: county tax records.