5300 Washington St Unit V407 · Hollywood, FL 33021

$180,000

2 bd · 2.0 ba · 1,078 sqft · Condo · 86 Days on market

Built 1973 Good condition $554/mo HOA · 23% 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 +17.5/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LARGEST UNIT! FABULOUS CORNER 2 BEDROOM AND 2 BATHROOM FULLY FURNISHED. WALL TAKEN DOWN IN KITCHEN, MAKING FOR AN OPEN FLOOR PLAN, PERFECT FOR ENTERTAINING. NEWER STOVE, REFRIGERATOR AND DISHWASHER. BRAND NEW TANKLESS WATER HEATER. GREAT VIEW OF THE POOL, GARDEN AND PARK FROM THE SCREENED PATIO. MANY SOCIAL ACTIVITIES TO ENJOY. ASSOCIATION REQUIRES 20% DOWN AND ONE YEARS MAINTENANCE PAID IN ADVANCE.

Key facts

• Corner condo
• Complete renovation
• Hurricane protection

Tags

• CORNER CONDO
• COMPLETE RENOVATION
• IMPACT WINDOWS
• HURRICANE PROTECTION
• UPDATED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: No pets allowed; Association-managed pool
• Financial info: Association fee includes: amenities, common areas, laundry, grounds maintenance, structure maintenance, parking, pools, recreation facilities, roof, security, trash, water
• HOA & community: Monthly association fee; Association amenities: clubhouse, fitness center, laundry, library, barbecue, picnic area, pool, storage, trash service, elevators

Exterior

• Parking: Detached garage (1 space); One covered parking space
• Security: Complex fenced; Phone entry; Security/high impact doors
• Utilities: Electric power; Central air conditioning
• Home design: Condominium/attached property; 5 total stories; Entry on level 4; Updated/remodeled; Effective year built
• Construction: Block construction
• Exterior features: Barbecue; Courtyard; Enclosed porch; Porch (screened); Storm/security shutters; Security/high impact doors

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric heating
• Interior features: Impact glass windows; Unfurnished; First floor entry; Living/Dining room; Pantry; Walk-in closet(s)
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 543 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 41% of the median local income ($71k/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 $5k 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 86 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $180k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.36% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 6.1

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-21,492
• Equity at exit: $26,839

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-11,785
• Equity at exit: $15,563

Cash invested: $50,400 (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: 543
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,450 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$554
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $137

Break-even live

Break-even rent $2,276

Max offer price $180,000

Occupancy floor 89%

Sensitivity live

Price	-10% $262	-5% $199	+0% $137	+5% $75	+10% $13
Rent	-10% $-56	-5% $41	+0% $137	+5% $234	+10% $331
Rate	-1.0pp $228	-0.5pp $183	base $137	+0.5pp $91	+1.0pp $43

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,832	$1.87	7d	3	0.02mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,795	$1.83	1d	3	0.02mi
1190 Eucalyptus Dr #5 Hollywood, FL	3.0	2.5	1421	$3,300	$2.32	26d	1	0.15mi
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$2,095	$2.10	0d	15	0.16mi
1240 Eucalyptus Dr #4 Hollywood, FL	3.0	2.5	1421	$3,100	$2.18	15d	1	0.17mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	26d	1	0.22mi
1300 Eucalyptus Dr Hollywood, FL	3.0	2.5	1421	$3,400	$2.39	26d	1	0.22mi
1300 Eucalyptus Dr #3 Hollywood, FL	3.0	2.5	1421	$3,300	$2.32	26d	1	0.22mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	5d	1	0.23mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	15d	1	0.23mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	19d	1	0.23mi
5140 Eucalyptus Dr #5 Hollywood, FL	3.0	2.5	1421	$3,600	$2.53	7d	1	0.26mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	10d	1	0.26mi
4901 Washington St Hollywood, FL	3.0	3.0	1397	$4,850	$3.47	26d	1	0.26mi
4901 Washington St Hollywood, FL	3.0	3.0	1397	$4,850	$3.47	7d	1	0.26mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	21d	1	0.26mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	26d	1	0.28mi
5060 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,400	$2.39	22d	1	0.32mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	15d	3	0.33mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	1d	4	0.33mi
5040 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,550	$2.50	26d	1	0.34mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	17d	2	0.38mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	1d	2	0.38mi
4920 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,500	$2.46	14d	1	0.40mi
5805 Washington St #14 Hollywood, FL	2.0	2.0	884	$1,900	$2.15	23d	1	0.42mi
4810 Eucalyptus Dr #3 Hollywood, FL	3.0	2.5	1421	$3,200	$2.25	23d	1	0.43mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	26d	1	0.46mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	26d	1	0.46mi
5731 Flagler St Unit 1 Hollywood, FL	1.0	1.0	1260	$1,500	$1.19	26d	1	0.49mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	26d	1	0.50mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.50mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	26d	1	0.51mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	7d	1	0.51mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	5d	1	0.54mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	26d	1	0.54mi
136 Hidden Court Rd Unit 22D Hollywood, FL	3.0	2.5	1440	$2,500	$1.74	17d	1	0.58mi
136 Hidden Court Rd Unit 22D Hollywood, FL	3.0	2.5	1440	$2,500	$1.74	7d	1	0.58mi
224 S 57th Ave Unit 1-3 Hollywood, FL	1.0	1.0	900	$1,550	$1.72	10d	1	0.59mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,667	$1.74	26d	1	0.61mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$2,000	$2.75	21d	2	0.61mi

HOA detail condo

• Monthly dues: $554 · $6,648/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-22
   days on market $180,000 Active 86 DOM
2. 2026-06-21
   days on market $180,000 Active 85 DOM
3. 2026-06-18
   days on market $180,000 Active 82 DOM
4. 2026-06-17
   days on market $180,000 Active 81 DOM
5. 2026-06-16
   days on market $180,000 Active 80 DOM
6. 2026-06-15
   days on market $180,000 Active 79 DOM
7. 2026-06-13
   days on market $180,000 Active 77 DOM
8. 2026-06-09
   days on market $180,000 Active 73 DOM
9. 2026-06-08
   days on market $180,000 Active 72 DOM
10. 2026-06-07
    days on market $180,000 Active 71 DOM
11. 2026-06-04
    days on market $180,000 Active 68 DOM
12. 2026-06-03
    days on market $180,000 Active 67 DOM
13. 2026-06-02
    days on market $180,000 Active 66 DOM
14. 2026-06-01
    days on market $180,000 Active 65 DOM
15. 2026-05-31
    days on market $180,000 Active 64 DOM
16. 2026-05-22
    price $180,000
17. 2026-03-28
    listed $190,000 Active
18. 2015-04-24
    soldstatus $67,500 Closed 402-char remark

    Show marketing remark (402 chars)

    LARGEST UNIT! FABULOUS CORNER 2 BEDROOM AND 2 BATHROOM FULLY FURNISHED. WALL TAKEN DOWN IN KITCHEN, MAKING FOR AN OPEN FLOOR PLAN, PERFECT FOR ENTERTAINING. NEWER STOVE, REFRIGERATOR AND DISHWASHER. BRAND NEW TANKLESS WATER HEATER. GREAT VIEW OF THE POOL, GARDEN AND PARK FROM THE SCREENED PATIO. MANY SOCIAL ACTIVITIES TO ENJOY. ASSOCIATION REQUIRES 20% DOWN AND ONE YEARS MAINTENANCE PAID IN ADVANCE.

19. 2015-03-26
    status Pending 402-char remark

    Show marketing remark (402 chars)

    LARGEST UNIT! FABULOUS CORNER 2 BEDROOM AND 2 BATHROOM FULLY FURNISHED. WALL TAKEN DOWN IN KITCHEN, MAKING FOR AN OPEN FLOOR PLAN, PERFECT FOR ENTERTAINING. NEWER STOVE, REFRIGERATOR AND DISHWASHER. BRAND NEW TANKLESS WATER HEATER. GREAT VIEW OF THE POOL, GARDEN AND PARK FROM THE SCREENED PATIO. MANY SOCIAL ACTIVITIES TO ENJOY. ASSOCIATION REQUIRES 20% DOWN AND ONE YEARS MAINTENANCE PAID IN ADVANCE.

20. 2015-01-09
    listed $79,000 Active 402-char remark

    Show marketing remark (402 chars)

    LARGEST UNIT! FABULOUS CORNER 2 BEDROOM AND 2 BATHROOM FULLY FURNISHED. WALL TAKEN DOWN IN KITCHEN, MAKING FOR AN OPEN FLOOR PLAN, PERFECT FOR ENTERTAINING. NEWER STOVE, REFRIGERATOR AND DISHWASHER. BRAND NEW TANKLESS WATER HEATER. GREAT VIEW OF THE POOL, GARDEN AND PARK FROM THE SCREENED PATIO. MANY SOCIAL ACTIVITIES TO ENJOY. ASSOCIATION REQUIRES 20% DOWN AND ONE YEARS MAINTENANCE PAID IN ADVANCE.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥105°F today · 24 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: $29,396
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$6,648
• − Depreciation: −$5,236
• Taxable loss: −$875
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $1,857/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This move-in ready condo features a fully renovated kitchen and bathrooms, modern finishes, and impact windows and doors for hurricane protection.

Value-add opportunities

• Both landscaping — improve curb appeal and attract more buyers
• Rental furniture — make the unit more appealing to renters

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improve curb appeal and attract more buyers ↑
• Rental furniture — make the unit more appealing to renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+127.8% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $180,000 MARMLS
• 2026-03-28 Listed $190,000 MARMLS
• 2015-04-24 Sold (MLS) $67,500 Beaches MLS
• 2015-03-26 Pending — Beaches MLS
• 2015-01-09 Listed $79,000 Beaches MLS