1825 Harding St · Hollywood, FL 33020

$662,500

6 bd · 6.0 ba · 2,915 sqft · MultiFamily · 113 Days on market

Built 1943 7,799 sqft lot

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

REDUCED - BACK TO THE MARKET !!! Excellent location one block from US 1, originally 2 units, currently commuting to 5, all occupied, rent income $ 5000 per month. The best opportunity for an investor the seller have a project pre approved by the city of Hollywood to build a building of 15 units " CASH ONLY " BEST PRICE IN THE AREA " There are no open permits, but the buyer is responsible for any existing violations.

Key facts

• Adjacent lots
• Buildable
• 7,799 sq ft lot

Tags

• INCOME PRODUCING PROPERTIES
• MULTI FAMILY DEVELOPMENT
• ADJACENT LOTS
• BUILDABLE

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Parking: Carport with 5 spaces; Circular driveway; Driveway; 5 covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property; Zoned FH-2
• Construction: Block construction
• Exterior features: South-facing; Less than quarter-acre lot

Interior

• Flooring: Tile
• Bathrooms: 6 full bathrooms
• Interior features: First floor entry; Tile flooring

What this means for you Summary

Snapshot

• This is a 6-bed/6.0-bath multifamily listed at $662k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $662k).
• Recommended offer: $603k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $7,292/mo this rent would consume 155% of the median local household income ($56k/yr) (locally 3948% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k 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 113 days — a 9% lower offer ($603k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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 $396k; list at $662k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $602,875 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.10% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 7.6

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: -7.6%
• Equity multiple: 0.73×
• Total profit: $-50,318
• Equity at exit: $98,781

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-18,051
• Equity at exit: $57,281

Cash invested: $185,500 (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: 7.6×

Monthly cashflow live

• Estimated rent: $7,292 medium
• Mortgage (P&I): −$3,474
• Tax est. 1.5%: −$828 /mo · $9,938/yr
• Insurance: −$276
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,531
• Net cashflow: $1,182

Break-even live

Break-even rent $5,795

Max offer price $662,500

Occupancy floor 79%

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: $165,625
• Closing costs: $19,875
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 SE 4th St Dania, FL	5.0	3.0	2000	$6,750	$3.38	8d	1	1.15mi
851 N 11th Ave Hollywood, FL	5.0	3.5	3156	$6,800	$2.15	3d	1	1.22mi
1241 Hollywood Blvd Hollywood, FL	6.0	4.0	2922	$12,995	$4.45	24d	1	1.35mi

Listing history 36 events

1. 2026-06-18
   days on market $662,500 Active 113 DOM
2. 2026-06-17
   days on market $662,500 Active 112 DOM
3. 2026-06-16
   days on market $662,500 Active 111 DOM
4. 2026-06-15
   days on market $662,500 Active 110 DOM
5. 2026-06-13
   days on market $662,500 Active 108 DOM
6. 2026-06-09
   days on market $662,500 Active 104 DOM
7. 2026-06-07
   days on market $662,500 Active 102 DOM
8. 2026-06-04
   days on market $662,500 Active 99 DOM
9. 2026-06-03
   days on market $662,500 Active 98 DOM
10. 2026-06-02
    days on market $662,500 Active 97 DOM
11. 2026-06-01
    days on market $662,500 Active 96 DOM
12. 2026-05-31
    days on market $662,500 Active 95 DOM
13. 2026-04-11
    status Active
14. 2026-02-17
    listed $662,500 Active
15. 2021-02-25
    soldstatus $396,000 Closed 435-char remark

    Show marketing remark (435 chars)

    REDUCED - BACK TO THE MARKET !!! Excellent location one block from US 1, originally 2 units, currently commuting to 5, all occupied, rent income $ 5000 per month. The best opportunity for an investor the seller have a project pre approved by the city of Hollywood to build a building of 15 units " CASH ONLY " BEST PRICE IN THE AREA " There are no open permits, but the buyer is responsible for any existing violations.

16. 2021-01-17
    status Pending 435-char remark

    Show marketing remark (435 chars)

    REDUCED - BACK TO THE MARKET !!! Excellent location one block from US 1, originally 2 units, currently commuting to 5, all occupied, rent income $ 5000 per month. The best opportunity for an investor the seller have a project pre approved by the city of Hollywood to build a building of 15 units " CASH ONLY " BEST PRICE IN THE AREA " There are no open permits, but the buyer is responsible for any existing violations.

17. 2020-10-02
    price $450,000 435-char remark

    Show marketing remark (435 chars)

    REDUCED - BACK TO THE MARKET !!! Excellent location one block from US 1, originally 2 units, currently commuting to 5, all occupied, rent income $ 5000 per month. The best opportunity for an investor the seller have a project pre approved by the city of Hollywood to build a building of 15 units " CASH ONLY " BEST PRICE IN THE AREA " There are no open permits, but the buyer is responsible for any existing violations.

18. 2020-09-18
    price $459,000 435-char remark

    Show marketing remark (435 chars)

    REDUCED - BACK TO THE MARKET !!! Excellent location one block from US 1, originally 2 units, currently commuting to 5, all occupied, rent income $ 5000 per month. The best opportunity for an investor the seller have a project pre approved by the city of Hollywood to build a building of 15 units " CASH ONLY " BEST PRICE IN THE AREA " There are no open permits, but the buyer is responsible for any existing violations.

19. 2020-09-17
    status Active 435-char remark

    Show marketing remark (435 chars)

    REDUCED - BACK TO THE MARKET !!! Excellent location one block from US 1, originally 2 units, currently commuting to 5, all occupied, rent income $ 5000 per month. The best opportunity for an investor the seller have a project pre approved by the city of Hollywood to build a building of 15 units " CASH ONLY " BEST PRICE IN THE AREA " There are no open permits, but the buyer is responsible for any existing violations.

20. 2020-09-17
    price $449,000 435-char remark

    Show marketing remark (435 chars)

    REDUCED - BACK TO THE MARKET !!! Excellent location one block from US 1, originally 2 units, currently commuting to 5, all occupied, rent income $ 5000 per month. The best opportunity for an investor the seller have a project pre approved by the city of Hollywood to build a building of 15 units " CASH ONLY " BEST PRICE IN THE AREA " There are no open permits, but the buyer is responsible for any existing violations.

21. 2020-09-11
    historical Active Under Contract 435-char remark

    Show marketing remark (435 chars)

    REDUCED - BACK TO THE MARKET !!! Excellent location one block from US 1, originally 2 units, currently commuting to 5, all occupied, rent income $ 5000 per month. The best opportunity for an investor the seller have a project pre approved by the city of Hollywood to build a building of 15 units " CASH ONLY " BEST PRICE IN THE AREA " There are no open permits, but the buyer is responsible for any existing violations.

22. 2020-09-01
    price $485,000 435-char remark

    Show marketing remark (435 chars)

    REDUCED - BACK TO THE MARKET !!! Excellent location one block from US 1, originally 2 units, currently commuting to 5, all occupied, rent income $ 5000 per month. The best opportunity for an investor the seller have a project pre approved by the city of Hollywood to build a building of 15 units " CASH ONLY " BEST PRICE IN THE AREA " There are no open permits, but the buyer is responsible for any existing violations.

23. 2020-08-24
    price $490,000 435-char remark

    Show marketing remark (435 chars)

    REDUCED - BACK TO THE MARKET !!! Excellent location one block from US 1, originally 2 units, currently commuting to 5, all occupied, rent income $ 5000 per month. The best opportunity for an investor the seller have a project pre approved by the city of Hollywood to build a building of 15 units " CASH ONLY " BEST PRICE IN THE AREA " There are no open permits, but the buyer is responsible for any existing violations.

24. 2020-08-24
    status Active 435-char remark

    Show marketing remark (435 chars)

    REDUCED - BACK TO THE MARKET !!! Excellent location one block from US 1, originally 2 units, currently commuting to 5, all occupied, rent income $ 5000 per month. The best opportunity for an investor the seller have a project pre approved by the city of Hollywood to build a building of 15 units " CASH ONLY " BEST PRICE IN THE AREA " There are no open permits, but the buyer is responsible for any existing violations.

25. 2020-08-18
    historical Active Under Contract 435-char remark

    Show marketing remark (435 chars)

    REDUCED - BACK TO THE MARKET !!! Excellent location one block from US 1, originally 2 units, currently commuting to 5, all occupied, rent income $ 5000 per month. The best opportunity for an investor the seller have a project pre approved by the city of Hollywood to build a building of 15 units " CASH ONLY " BEST PRICE IN THE AREA " There are no open permits, but the buyer is responsible for any existing violations.

26. 2020-08-04
    price $495,000 435-char remark

    Show marketing remark (435 chars)

    REDUCED - BACK TO THE MARKET !!! Excellent location one block from US 1, originally 2 units, currently commuting to 5, all occupied, rent income $ 5000 per month. The best opportunity for an investor the seller have a project pre approved by the city of Hollywood to build a building of 15 units " CASH ONLY " BEST PRICE IN THE AREA " There are no open permits, but the buyer is responsible for any existing violations.

27. 2020-07-17
    listed $500,000 Active 435-char remark

    Show marketing remark (435 chars)

    REDUCED - BACK TO THE MARKET !!! Excellent location one block from US 1, originally 2 units, currently commuting to 5, all occupied, rent income $ 5000 per month. The best opportunity for an investor the seller have a project pre approved by the city of Hollywood to build a building of 15 units " CASH ONLY " BEST PRICE IN THE AREA " There are no open permits, but the buyer is responsible for any existing violations.

28. 2019-03-22
    historical
29. 2019-03-22
    price $340,000
30. 2019-03-20
    status Active
31. 2019-03-17
    status Backup Contract
32. 2019-03-13
    status Active
33. 2019-03-10
    status Backup Contract
34. 2019-03-08
    listed $320,000 Active
35. 2019-02-20
    historical
36. 2018-11-30
    listed $329,900

ⓘ 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 5/10 Major FEMA zone X (shaded) · 46% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $87,506
• − Mortgage interest: −$37,110
• − Property taxes: −$9,938
• − Insurance: −$3,312
• − Repairs & maintenance: −$7,001
• − Management: −$7,001
• − Depreciation: −$19,273
• Taxable income: $3,872
• Est. tax owed @ 24.0%: −$929
• After-tax cash flow: $13,260/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

+100.8% since first listed

24 events — show timeline

• 2026-04-11 Relisted — MARMLS
• 2026-02-17 Listed $662,500 MARMLS
• 2021-02-25 Sold (MLS) $396,000 MARMLS
• 2021-01-17 Pending — MARMLS
• 2020-10-02 Price Changed $450,000 MARMLS
• 2020-09-18 Price Changed $459,000 MARMLS
• 2020-09-17 Relisted — MARMLS
• 2020-09-17 Price Changed $449,000 MARMLS
• 2020-09-11 Contingent — MARMLS
• 2020-09-01 Price Changed $485,000 MARMLS
• 2020-08-24 Price Changed $490,000 MARMLS
• 2020-08-24 Relisted — MARMLS
• 2020-08-18 Contingent — MARMLS
• 2020-08-04 Price Changed $495,000 MARMLS
• 2020-07-17 Listed $500,000 MARMLS
• 2019-03-22 Price Changed $340,000 MARMLS
• 2019-03-22 Listing Removed — MARMLS
• 2019-03-20 Relisted — MARMLS
• 2019-03-17 Pending — MARMLS
• 2019-03-13 Relisted — MARMLS
• 2019-03-10 Pending — MARMLS
• 2019-03-08 Listed $320,000 MARMLS
• 2019-02-20 Listing Removed — Beaches MLS
• 2018-11-30 Listed $329,900 Beaches MLS