900 Tallwood Ave #306 · Hollywood, FL 33021

$130,000

1 bd · 1.0 ba · 640 sqft · Condo public records · 159 Days on market

Built 1967 $445/mo HOA · 27% of rent

---

Why this score? — see what drove the D 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 +9.1/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SPACIOUS UPDATED CONDO ON THE THIRD FLOOR IN THE HEART OF WEST HOLLYWOOD ON WASHINGTON STREET AND TALLWOOD AVE. CLOSE TO BOTH TURNPIKE & I-95. UPGRADED BATHROOM AND KITCHEN WITH NEWER APPLIANCES AND BACKSPLASH. LAMINATE WOOD FLOORING THROUGHOUT, EXCEPT FOR KITCHEN AND BATHROOM. BUILDING WENT THROUGH RECERTIFICATION. NEW A/C TOWER, NEW PAINT, NEW ROOF. WELL-MAINTAINED BUILDING IN QUIET NEIGHBORHOOD. LOCATED NEAR RETAIL, POST OFFICE & BANKS. CLOSE TO MEMORIAL REGIONAL & MEMORIAL SOUTH HOSPITALS. NO AGE RESTRICTIONS. NO LEASE FIRST YEAR. ONE PARKING SPOT. ASSOCIATION HAS 10% RESERVES FOR FINANCING.

Key facts

• Upgraded bathroom
• New a/c tower
• Updated condo

Tags

• UPDATED CONDO
• UPGRADED BATHROOM
• UPGRADED KITCHEN
• NEWER APPLIANCES
• LAMINATE WOOD FLOORING
• NEW A/C TOWER

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly HOA fee of $445; HOA covers association management, common areas, insurance, laundry, grounds maintenance, structure maintenance, reserve fund, sewer, trash and water; Community amenities include elevator(s), laundry and storage

Exterior

• Parking: Assigned detached parking (1 space); 1 covered parking space; 1-car garage
• Utilities: Central air (cooling)
• Home design: Attached property; Single-story unit within a 3-story building; Entry on level 3
• Construction: Block construction; Effective year built
• Exterior features: No notable exterior features listed; Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Furnishing negotiable; First floor entry; Living/dining room
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (13.5% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $113k (13.5% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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 $899 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 159 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $95k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $112,508 (13.5% 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 159 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.28% ✓
• Cap rate: 5.38%
• Cash-on-cash: -3.26%
• DSCR: 0.85
• GRM: 6.5

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-28,012
• Equity at exit: $19,383

10-year hold

• IRR: -18.3%
• Equity multiple: 0.04×
• Total profit: $-35,107
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$682
• Tax from tax record: −$232 /mo · $2,788/yr
• Insurance: −$54
• HOA: −$445
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-99

Break-even live

Break-even rent $1,789

Max offer price $112,508

Occupancy floor —

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	20d	1	0.04mi
4917 Washington St Hollywood, FL	1.0	1.0	600	$1,300	$2.17	7d	1	0.37mi
532 S Crescent Dr Unit 106 Hollywood, FL	—	1.0	550	$1,425	$2.59	14d	1	0.47mi
315 S Crescent Dr Hollywood, FL	—	1.0	544	$1,425	$2.62	15d	1	0.53mi
3711 Van Buren St #2 Hollywood, FL	1.0	1.0	660	$1,550	$2.35	24d	1	0.61mi
4130 SW 19th St Unit 3 West Park, FL	1.0	1.0	450	$1,400	$3.11	20d	1	0.61mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$1,869	$1.87	2d	24	0.65mi
3601 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	941	$1,725	$1.83	3d	3	0.65mi
550 S Park Rd Unit 14-8 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	7d	1	0.69mi
470 S Park Rd Unit 7-110 Hollywood, FL	1.0	1.0	659	$1,800	$2.73	24d	1	0.70mi
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$1,590	$1.59	3d	18	0.70mi
4933 Hollywood Blvd Unit 5141-206 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	24d	1	0.72mi
4933 Hollywood Blvd Unit 5420-202 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	22d	1	0.72mi
5112 Hollywood Blvd #3 Hollywood, FL	1.0	1.0	650	$1,550	$2.38	17d	1	0.75mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$1,600	$2.20	19d	2	0.75mi
5141 Hollywood Blvd Unit 209 Hollywood, FL	2.0	1.0	700	$2,175	$3.11	3d	1	0.79mi
5141 Hollywood Blvd Apt 206 Hollywood, FL	1.0	1.0	700	$1,825	$2.61	3d	1	0.80mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,500	$1.57	24d	1	0.80mi
3525 Polk St #7 Hollywood, FL	1.0	1.0	700	$1,600	$2.29	24d	1	0.86mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	4d	1	0.88mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	3d	1	0.88mi
5401 SW 20th St Unit B West Park, FL	1.0	1.0	600	$1,500	$2.50	24d	1	0.90mi
5685 Flagler St Unit 2 Hollywood, FL	2.0	1.0	420	$1,900	$4.52	14d	1	0.92mi
5685 Flagler St Unit 2 Hollywood, FL	2.0	1.0	420	$1,900	$4.52	3d	1	0.92mi
5821 Washington St Hollywood, FL	1.0	1.0	650	$1,775	$2.73	24d	2	0.96mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,625	$2.50	11d	1	0.99mi
5835 Washington St #52 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	5d	1	0.99mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,650	$2.54	7d	1	1.01mi
5901 Washington St #247 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	24d	1	1.01mi
5740 Mayo St #4 Hollywood, FL	2.0	1.0	550	$1,895	$3.45	24d	1	1.01mi
5981 Washington St #219 Hollywood, FL	1.0	1.0	450	$1,500	$3.33	24d	1	1.08mi
5849 Wiley St Hollywood, FL	1.0	1.0	350	$1,475	$4.21	24d	1	1.15mi
5931 Wiley St Unit 5931 Hollywood, FL	1.0	1.0	650	$1,600	$2.46	24d	1	1.22mi
504 N 57th Ave Unit N Hollywood, FL	1.0	1.0	496	$1,575	$3.18	20d	1	1.26mi
5819 Polk St Unit 4 Hollywood, FL	1.0	1.0	602	$1,425	$2.37	15d	1	1.31mi
5819 Polk St Apt 2 Hollywood, FL	1.0	1.0	682	$1,559	$2.29	7d	1	1.31mi
2915 Plunkett St Unit 10D Hollywood, FL	1.0	1.0	640	$1,700	$2.66	17d	1	1.32mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	4d	1	1.38mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	7d	1	1.38mi
5807 SW 25th St West Park, FL	—	1.0	500	$1,495	$2.99	7d	1	1.39mi

HOA detail condo

• Monthly dues: $445 · $5,340/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-22
   status Pending
2. 2026-04-27
   historical Active Under Contract
3. 2026-02-13
   status Active
4. 2026-01-31
   historical Active Under Contract
5. 2025-12-14
   listed $130,000 Active
6. 2020-01-09
   soldstatus $95,000
7. 2018-02-22
   soldstatus $52,000
8. 2017-06-23
   historical
9. 2017-05-04
   listed $59,900
10. 1998-09-10
    soldstatus $27,000

ⓘ 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: $2,788 · $232/mo
• Projected year-2 tax: $2,788 · $232/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: $19,963
• − Mortgage interest: −$7,282
• − Property taxes: −$2,788
• − Insurance: −$650
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − HOA: −$5,340
• − Depreciation: −$3,782
• Taxable loss: −$3,073
• Est. tax savings @ 24.0%: +$738
• After-tax cash flow: $-451/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

+381.5% since first listed

10 events — show timeline

• 2026-05-22 Pending — MARMLS
• 2026-04-27 Contingent — MARMLS
• 2026-02-13 Relisted — MARMLS
• 2026-01-31 Contingent — MARMLS
• 2025-12-14 Listed $130,000 MARMLS
• 2020-01-09 Sold (Public Records) $95,000 Public Records
• 2018-02-22 Sold (Public Records) $52,000 Public Records
• 2017-06-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-05-04 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 1998-09-10 Sold (Public Records) $27,000 Public Records

Property tax history

+21.2%/yr

Latest (2025): $2,788 · +2.8% YoY. Source: county tax records.