330 Briarwood Cir Unit 3-19 · Hollywood, FL 33024

$229,000

2 bd · 2.0 ba · 960 sqft · Condo public records · 12 Days on market

Built 1978 $525/mo HOA · 23% of rent

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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 +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 2-bedroom, 2-bath condominium located in the desirable Villas at Carriage Hills community in Hollywood. This spacious residence offers 960 square feet of living area with comfortable living and dining spaces, abundant natural light, and a functional layout ideal for everyday living. The community is a verified 55+ community offering peaceful surroundings and well-maintained amenities. Conveniently located near shopping centers, restaurants, parks, major roadways, and just a short drive to South Florida beaches and entertainment. Excellent opportunity to own in a centrally located Hollywood community

Key facts

• Conveniently located
• $525 HOA
• Parking

Tags

• WELL MAINTAINED AMENITIES
• CONVENIENTLY LOCATED
• SHORT DRIVE TO BEACHES

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, cable TV, insurance, grounds maintenance, pool(s), recreation facilities, sewer, trash and water; Community amenities include clubhouse, laundry, library, barbecue/picnic area, pool and shuffleboard court; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One-space parking; Valet
• Security: Smoke detector(s)
• Utilities: Cable available
• Home design: Attached property; Single-story entry with two total stories; Entry on level 1
• Construction: Brick and block construction; Resale property
• Exterior features: Balcony; Patio; Screened patio/balcony; Association pool (heated)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the main level; Additional bedroom(s) on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Blinds and sliding window coverings; Eat-in kitchen; Living/dining room; Pantry; Split bedroom floorplan; Walk-in closet(s); Main level primary bedroom; Bedroom on main level
• 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 $229k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (2.3% below list).
• Recommended offer: $209k (8.6% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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 (+1.0%/yr); 336 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% 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 $2k of loan paydown is wiped out by about $7k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $229k implies a 253% 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,419 (8.6% 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. Built in 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.98% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 8.5

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: -22.3%
• Equity multiple: 0.25×
• Total profit: $-48,343
• Equity at exit: $34,145

10-year hold

• IRR: -23.5%
• Equity multiple: -0.05×
• Total profit: $-67,624
• Equity at exit: $19,800

Cash invested: $64,120 (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: 336
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,236 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$95
• HOA: −$525
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-111

Break-even live

Break-even rent $2,377

Max offer price $209,419

Occupancy floor 100%

Sensitivity live

Price	-10% $19	-5% $-46	+0% $-111	+5% $-176	+10% $-240
Rent	-10% $-288	-5% $-199	+0% $-111	+5% $-23	+10% $66
Rate	-1.0pp $4	-0.5pp $-53	base $-111	+0.5pp $-170	+1.0pp $-231

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Briarwood Cir Unit 1-17 Hollywood, FL	2.0	2.0	1030	$2,500	$2.43	15d	1	0.01mi
301 Cambridge Rd #301 Hollywood, FL	2.0	2.0	920	$1,850	$2.01	22d	1	0.18mi
100 Gate Rd Unit 3-63 Hollywood, FL	2.0	2.0	1000	$2,300	$2.30	16d	1	0.18mi
100 Berkley Rd #109 Hollywood, FL	1.0	1.5	710	$1,650	$2.32	0d	1	0.18mi
251 Berkley Rd #209 Hollywood, FL	1.0	1.5	650	$1,600	$2.46	25d	1	0.19mi
251 Berkley Rd #209 Hollywood, FL	1.0	1.5	650	$1,600	$2.46	3d	1	0.19mi
200 Ashbury Rd #209 Hollywood, FL	1.0	1.5	920	$1,450	$1.58	25d	1	0.19mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$2,400	$2.86	6d	2	0.20mi
100 Ashbury Rd Hollywood, FL	1.0–2.0	1.5–2.0	840	$2,400	$2.86	22d	2	0.20mi
300 Berkley Rd #212 Hollywood, FL	2.0	2.0	920	$1,995	$2.17	25d	1	0.22mi
200 Gate Rd #102 Hollywood, FL	2.0	2.0	1015	$1,850	$1.82	25d	1	0.26mi
6243 Garden Ct Davie, FL	2.0	2.0	950	$2,375	$2.50	25d	1	0.37mi
6249 Garden Ct Davie, FL	2.0	2.0	950	$2,399	$2.53	18d	1	0.38mi
7400 Stirling Rd Hollywood, FL	2.0	1.0	610	$2,002	$3.28	0d	11	0.60mi
6420 Oak St Hollywood, FL	2.0	1.0	1027	$3,500	$3.41	22d	1	0.60mi
6420 Oak St Hollywood, FL	3.0	2.0	1028	$3,500	$3.40	25d	1	0.60mi
7420 Stirling Rd Hollywood, FL	2.0	2.0	925	$2,195	$2.37	6d	1	0.70mi
7550 Stirling Rd Hollywood, FL	1.0–2.0	1.0–2.0	872	$2,295	$2.63	0d	6	0.76mi
3300 El Jardin Dr Hollywood, FL	2.0	1.0	864	$2,000	$2.31	25d	1	0.81mi
7025 Stirling Rd Davie, FL	1.0–3.0	1.0–2.0	1044	$2,696	$2.58	4d	17	0.85mi
7608 NW 38th Ct #14 Hollywood, FL	2.0	2.0	831	$2,450	$2.95	25d	1	0.89mi
6791 Scott St Unit 6791 Hollywood, FL	3.0	2.0	886	$3,400	$3.84	25d	1	0.91mi
6791 Scott St Hollywood, FL	3.0	2.0	886	$3,300	$3.72	3d	1	0.91mi
7610 Stirling Rd Unit 204C Hollywood, FL	1.0	1.0	750	$1,675	$2.23	16d	1	0.92mi
7541 Atlanta St #7541 Hollywood, FL	3.0	2.0	1056	$2,700	$2.56	25d	1	0.92mi
7610 Stirling Rd Hollywood, FL	1.0	1.0	750	$1,675	$2.23	25d	2	0.93mi
5100 SW 64th Ave Davie, FL	2.0	2.0	990	$2,122	$2.14	25d	2	1.13mi
5100 SW 64th Ave #106 Davie, FL	2.0	2.0	990	$2,350	$2.37	23d	1	1.13mi
5100 SW 64th Ave #106 Davie, FL	2.0	2.0	990	$2,250	$2.27	5d	1	1.13mi
3777 NW 78th Ave Hollywood, FL	2.0–3.0	1.5–2.0	1050	$2,000	$1.90	0d	2	1.17mi
5080 SW 64th Ave #208 Davie, FL	2.0	2.0	990	$2,200	$2.22	16d	1	1.19mi
5080 SW 64th Ave #208 Davie, FL	2.0	2.0	990	$2,200	$2.22	12d	1	1.19mi
3211 Sabal Palm Mnr #105 Hollywood, FL	2.0	2.0	942	$1,666	$1.77	25d	1	1.21mi
3271 Sabal Palm Mnr #103 Hollywood, FL	2.0	2.0	942	$2,100	$2.23	25d	1	1.27mi
3241 Sabal Palm Mnr #104 Hollywood, FL	2.0	2.0	942	$2,150	$2.28	25d	1	1.27mi
6560 SW 49th St Unit 2 Davie, FL	1.0	1.0	1000	$1,800	$1.80	5d	1	1.33mi
7851 Raleigh St Hollywood, FL	3.0	2.0	1008	$3,400	$3.37	19d	1	1.33mi
6193 SW 48th Ct Unit 6193 Davie, FL	2.0	2.0	1075	$2,550	$2.37	4d	1	1.34mi
6193 SW 48th Ct Unit 6193 Davie, FL	2.0	2.0	1075	$2,600	$2.42	12d	1	1.34mi
4785 SW 62nd Ave #102 Davie, FL	2.0	2.0	965	$2,175	$2.25	6d	1	1.37mi

HOA detail condo

• Monthly dues: $525 · $6,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-08
   statusdays on market $229,000 Pending 12 DOM
2. 2026-06-07
   days on market $229,000 Active 11 DOM
3. 2026-06-04
   days on market $229,000 Active 8 DOM
4. 2026-06-03
   days on market $229,000 Active 7 DOM
5. 2026-06-02
   days on market $229,000 Active 6 DOM
6. 2026-06-01
   days on market $229,000 Active 5 DOM
7. 2026-05-31
   days on market $229,000 Active 4 DOM
8. 2026-05-21
   listed $229,000 Active
9. 1997-10-28
   soldstatus $64,900
10. 1990-11-30
    soldstatus $57,000

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $1,901 · $158/mo
• Expected delta: +$1,227/yr (+$102/mo · 182.1%)

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

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 7 d/yr ≥105°F today · 26 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: $26,835
• − Mortgage interest: −$12,828
• − Property taxes: −$674
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − HOA: −$6,300
• − Depreciation: −$6,662
• Taxable loss: −$5,067
• Est. tax savings @ 24.0%: +$1,216
• After-tax cash flow: $-114/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

+301.8% since first listed

3 events — show timeline

• 2026-05-21 Listed $229,000 MARMLS
• 1997-10-28 Sold (Public Records) $64,900 Public Records
• 1990-11-30 Sold (Public Records) $57,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $674 · +5.4% YoY. Source: county tax records.