2145 Pierce St #105 · Hollywood, FL 33020

$109,900

1 bd · 1.0 ba · 510 sqft · Condo public records · 280 Days on market

Built 1969 $349/mo HOA · 19% of rent

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Why this score? — see what drove the B- 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 +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 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

A very well managed building. It has passed the 40 year inspection. It has a low maintenance fee, no assessments and is not expecting any. A 55 year (and old) community. Renovated kitchen with soft close cabinet doors and pull out spicerack cabinet. Quartz countertops. New AC (one year old) and refrigerator. Storage unit. No airbnbs. No pets. No rent during first year. Has reserves and adequate insurances. New windows will be installed in accordance with the recent required safety standards. This will be covered by seller

Key facts

• Quartz countertops
• Renovated kitchen
• New refrigerator

Tags

• RENOVATED KITCHEN
• SOFT CLOSE CABINET DOORS
• PULL OUT SPICERACK CABINET
• QUARTZ COUNTERTOPS
• NEW AC
• NEW REFRIGERATOR

Property features AI

Finance

• Financial info: Pets are not allowed
• HOA & community: Monthly association fee of $349; Association amenities include pool, clubhouse, bike storage, elevators, laundry, storage, barbecue and picnic areas, and trash service; Association maintains common areas and building structure; Senior community

Exterior

• Parking: Assigned parking; Guest parking available; One covered space (1-car garage / assigned)
• Security: Smoke detectors
• Utilities: Association provides sewer and trash
• Home design: Attached property; 4-story building; First-floor entry
• Construction: Block construction; Resale property
• Exterior features: No notable exterior features listed; Association heated pool

Interior

• Kitchen: Refrigerator included
• Bedrooms: Primary bedroom on the main level; Bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Closet cabinetry; Living/dining room; Tub with shower
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 flat; 589 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 39% of the median local income ($56k/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 $760 of loan paydown is wiped out by about $3k 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 280 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $58k; list at $110k implies a 89% gain — meaningful room to come down on a strong offer.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 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 1969 — 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: 1.65% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 5.1

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,262
• Equity at exit: $16,386

10-year hold

• IRR: 1.4%
• Equity multiple: 1.08×
• Total profit: $2,552
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$576
• Tax from tax record: −$180 /mo · $2,161/yr
• Insurance: −$46
• HOA: −$349
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $280

Break-even live

Break-even rent $1,457

Max offer price $109,900

Occupancy floor 80%

Sensitivity live

Price	-10% $342	-5% $311	+0% $280	+5% $249	+10% $218
Rent	-10% $137	-5% $209	+0% $280	+5% $352	+10% $423
Rate	-1.0pp $336	-0.5pp $308	base $280	+0.5pp $252	+1.0pp $223

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$2,540	$2.78	16d	94	0.39mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$2,797	$2.61	2d	14	0.44mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,850	$2.91	18d	1	0.49mi
2204 McKinley St #2 Hollywood, FL	1.0	1.0	635	$1,800	$2.83	2d	1	0.49mi
1927 Cleveland St Unit 1542853P Hollywood, FL	—	1.0	570	$2,722	$4.78	3d	1	0.55mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$2,764	$2.54	2d	17	0.56mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$2,801	$3.55	16d	171	0.56mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	25d	1	0.56mi
2443 Cleveland St Unit 2 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.58mi
2111 Roosevelt St Unit 3 Hollywood, FL	1.0	1.0	600	$1,425	$2.38	25d	1	0.58mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	16d	25	0.59mi
2526 McKinley St Unit 1 Hollywood, FL	—	1.0	350	$1,300	$3.71	14d	1	0.66mi
2526 McKinley St Unit C Hollywood, FL	—	1.0	350	$1,300	$3.71	3d	1	0.66mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	8d	1	0.67mi
2619 Arthur St Unit 3 Hollywood, FL	1.0	1.0	450	$1,280	$2.84	25d	1	0.69mi
1947 Taft St Unit 0 Hollywood, FL	2.0	2.0	650	$1,900	$2.92	25d	1	0.69mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	17d	1	0.70mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$3,652	$4.15	2d	42	0.73mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$2,758	$3.72	25d	9	0.74mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,175	$2.19	3d	35	0.75mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	19d	1	0.75mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	25d	1	0.75mi
1816 Taft St Unit 8 Hollywood, FL	1.0	1.0	500	$1,399	$2.80	3d	1	0.76mi
2806 Taylor St Hollywood, FL	—	1.0	450	$1,449	$3.22	8d	1	0.83mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	8d	1	0.83mi
2806 Taylor St Apt C Hollywood, FL	2.0	2.0	650	$2,295	$3.53	25d	1	0.83mi
1916 Coolidge St Unit 1 Hollywood, FL	—	1.0	550	$1,250	$2.27	25d	1	0.86mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	8d	1	0.87mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	25d	1	0.87mi
1533 Cleveland St Hollywood, FL	1.0	1.0	512	$1,200	$2.34	25d	1	0.89mi
2840 Taylor St #28 Hollywood, FL	1.0	1.0	560	$1,800	$3.21	25d	1	0.90mi
1560 McKinley St Unit 115w Hollywood, FL	1.0	1.5	665	$1,500	$2.26	4d	1	0.91mi
2910 Pierce St Unit P102 Hollywood, FL	1.0	1.0	700	$1,595	$2.28	25d	1	0.93mi
2843 Fillmore St Hollywood, FL	1.0–2.0	1.0	800	$1,595	$1.99	25d	1	0.93mi
2847 Fillmore St Hollywood, FL	1.0	1.0	700	$1,600	$2.29	3d	1	0.95mi
2630 Madison St Unit b Hollywood, FL	1.0	1.0	400	$1,500	$3.75	25d	1	0.95mi
2630 Madison St Hollywood, FL	1.0	1.0	400	$1,500	$3.75	25d	1	0.95mi
2829 Van Buren St #208 Hollywood, FL	—	1.0	460	$1,300	$2.83	14d	1	0.95mi
1958 Liberty St Hollywood, FL	1.0	1.0	3837	$1,469	$0.38	3d	2	0.96mi
1520 McKinley St Unit 107E Hollywood, FL	1.0	1.5	665	$1,700	$2.56	18d	1	0.97mi

HOA detail condo

• Monthly dues: $349 · $4,188/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $109,900 Active 280 DOM
2. 2026-06-17
   days on market $109,900 Active 279 DOM
3. 2026-06-16
   days on market $109,900 Active 278 DOM
4. 2026-06-15
   days on market $109,900 Active 277 DOM
5. 2026-06-13
   days on market $109,900 Active 275 DOM
6. 2026-06-09
   days on market $109,900 Active 271 DOM
7. 2026-06-07
   days on market $109,900 Active 269 DOM
8. 2026-06-04
   days on market $109,900 Active 266 DOM
9. 2026-06-03
   days on market $109,900 Active 265 DOM
10. 2026-06-02
    days on market $109,900 Active 264 DOM
11. 2026-06-01
    days on market $109,900 Active 263 DOM
12. 2026-05-31
    days on market $109,900 Active 262 DOM
13. 2026-02-03
    price $109,900
14. 2025-09-11
    listed $107,000 Active
15. 2025-08-04
    historical
16. 2025-07-10
    price $107,000
17. 2025-04-04
    price $124,900
18. 2025-02-05
    listed $134,000 Active
19. 2024-12-20
    historical
20. 2024-08-26
    price $142,000
21. 2024-06-10
    price $155,000
22. 2024-02-17
    price $159,900
23. 2024-02-06
    price $165,000
24. 2023-12-22
    listed $170,000 Active
25. 2017-12-20
    soldstatus $58,000
26. 2017-12-20
    soldstatus $58,000
27. 2017-08-19
    listed $62,000
28. 2014-01-15
    soldstatus $46,000
29. 2014-01-14
    soldstatus $46,000 Closed
30. 2013-12-21
    status Pending
31. 2013-09-19
    price $49,900
32. 2013-08-29
    listed $59,900 Active
33. 2013-08-26
    historical
34. 2013-07-30
    listed $49,900 Active
35. 2013-07-16
    historical
36. 2013-01-15
    listed $59,900 Active
37. 2005-04-27
    soldstatus $45,000
38. 2004-04-14
    soldstatus $42,500
39. 2002-05-30
    soldstatus $29,200
40. 1996-11-06
    soldstatus $27,000
41. 1992-04-29
    soldstatus $35,000
42. 1991-01-31
    soldstatus $29,300
43. 1989-07-12
    soldstatus $25,000

ⓘ 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: $2,161 · $180/mo
• Projected year-2 tax: $2,161 · $180/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: $21,743
• − Mortgage interest: −$6,156
• − Property taxes: −$2,161
• − Insurance: −$550
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − HOA: −$4,188
• − Depreciation: −$3,197
• Taxable income: $2,012
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $2,879/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

+339.6% since first listed

31 events — show timeline

• 2026-02-03 Price Changed $109,900 MARMLS
• 2025-09-11 Listed $107,000 MARMLS
• 2025-08-04 Listing Removed — MARMLS
• 2025-07-10 Price Changed $107,000 MARMLS
• 2025-04-04 Price Changed $124,900 MARMLS
• 2025-02-05 Listed $134,000 MARMLS
• 2024-12-20 Listing Removed — MARMLS
• 2024-08-26 Price Changed $142,000 MARMLS
• 2024-06-10 Price Changed $155,000 MARMLS
• 2024-02-17 Price Changed $159,900 MARMLS
• 2024-02-06 Price Changed $165,000 MARMLS
• 2023-12-22 Listed $170,000 MARMLS
• 2017-12-20 Sold (Public Records) $58,000 Public Records
• 2017-12-20 Sold (MLS) $58,000 Beaches MLS
• 2017-08-19 Listed $62,000 Beaches MLS
• 2014-01-15 Sold (Public Records) $46,000 Public Records
• 2014-01-14 Sold (MLS) $46,000 Beaches MLS
• 2013-12-21 Pending — Beaches MLS
• 2013-09-19 Price Changed $49,900 Beaches MLS
• 2013-08-29 Listed $59,900 Beaches MLS
• 2013-08-26 Listing Removed — Beaches MLS
• 2013-07-30 Listed $49,900 Beaches MLS
• 2013-07-16 Listing Removed — Beaches MLS
• 2013-01-15 Listed $59,900 Beaches MLS
• 2005-04-27 Sold (Public Records) $45,000 Public Records
• 2004-04-14 Sold (Public Records) $42,500 Public Records
• 2002-05-30 Sold (Public Records) $29,200 Public Records
• 1996-11-06 Sold (Public Records) $27,000 Public Records
• 1992-04-29 Sold (Public Records) $35,000 Public Records
• 1991-01-31 Sold (Public Records) $29,300 Public Records
• 1989-07-12 Sold (Public Records) $25,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,161 · +5.1% YoY. Source: county tax records.