1932 Dewey St · Hollywood, FL 33020

$400,000

3 bd · 1.0 ba · 1,468 sqft · MultiFamily public records · 242 Days on market

Built 1926

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +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: 2 units. confirmed

Listing remarks

Attention investors and developers! Two adjacent lots — 1928 & 1932 Dewey St — sold together for $800,000, totaling 10,836 sq. ft. Zoned PS-1, with potential to build 15–18 residential units across four stories with ground-floor parking (per architect). Currently improved with a duplex generating steady rental income — front unit 2BD/2BA leased at $2,000/month, rear unit 1BD/1BA under long-term lease. Ideal to hold and collect income while planning your next multifamily project. Prime Hollywood location near Downtown, cafés, and just 2 miles from the beach. Seller open to JV or full sale.

Key facts

• Potential to build
• Ground-floor parking
• Zoned ps-1

Tags

• ZONED PS-1
• POTENTIAL TO BUILD
• GROUND-FLOOR PARKING
• PRIME HOLLYWOOD LOCATION
• 2 MILES FROM THE BEACH

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Rent includes trash collection

Exterior

• Parking: 3 parking spaces
• Utilities: Cable available; Public sewer
• Home design: Single-story home
• Construction: Block construction; Composition roof; Resale property
• Exterior features: Quarter to half acre lot; Zoning: PS-1

Interior

• Flooring: Ceramic tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $563/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Recommended offer: $352k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 flat; 589 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $5,111/mo this rent would consume 109% 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 $3k of loan paydown is wiped out by about $12k 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 242 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $499k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $352,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.28% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.07%
• DSCR: 1.54
• GRM: 6.5

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-5,803
• Equity at exit: $59,641

10-year hold

• IRR: 5.2%
• Equity multiple: 1.34×
• Total profit: $37,770
• Equity at exit: $34,585

Cash invested: $112,000 (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: 13.0×

Monthly cashflow live

• Estimated rent: $5,111 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$647 /mo · $7,765/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,073
• Net cashflow: $1,126

Break-even live

Break-even rent $3,685

Max offer price $400,000

Occupancy floor 73%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$5,110
Total (2 units)			$5,111

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 S 19th Ave Unit 706 Hollywood, FL	3.0	2.0	1727	$4,350	$2.52	17d	1	0.19mi
706 S 19th Ave Hollywood, FL	3.0	2.0	1727	$3,950	$2.29	7d	1	0.19mi
1715 Jefferson St Hollywood, FL	3.0	2.0	1479	$4,200	$2.84	21d	1	0.36mi
1938 Jackson St Hollywood, FL	2.0	2.0	1170	$3,600	$3.08	24d	1	0.37mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	24d	9	0.44mi
200 E Pembroke Rd Hallandale Beach, FL	3.0	1.0–2.0	1006	$4,120	$4.10	1d	62	0.47mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	15d	171	0.47mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$3,690	$3.72	2d	35	0.48mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	1d	42	0.52mi
1528 Wiley St Hollywood, FL	2.0	1.0	1488	$4,100	$2.76	24d	1	0.57mi
1720 Harrison St #1725 Hollywood, FL	2.0	1.5	1320	$4,400	$3.33	10d	1	0.57mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$5,506	$5.06	1d	17	0.57mi
1630 Van Buren St Hollywood, FL	4.0	3.0	1564	$4,000	$2.56	24d	1	0.58mi
1720 Harrison St Unit 1523019P Hollywood, FL	2.0	1.5	1313	$5,129	$3.91	2d	1	0.58mi
1527 Mayo St Hollywood, FL	4.0	2.0	1462	$4,995	$3.42	14d	1	0.58mi
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$4,420	$4.12	1d	14	0.60mi
1448 Dewey St Unit 1448 Hollywood, FL	4.0	2.0	1459	$4,999	$3.43	24d	1	0.60mi
1639 Van Buren St Hollywood, FL	3.0	3.0	1669	$5,300	$3.18	24d	1	0.60mi
1008 Moffett St Hallandale Beach, FL	4.0	1.0	1500	$5,000	$3.33	24d	1	0.65mi
1001 NE 10th St Unit 2 Hallandale Beach, FL	3.0	2.0	1270	$3,600	$2.83	24d	1	0.66mi
421 W Pembroke Rd Hallandale Beach, FL	4.0	2.0	1250	$3,999	$3.20	24d	1	0.67mi
1422 Wiley St Hollywood, FL	4.0	3.5	1746	$3,990	$2.29	5d	1	0.68mi
1422 Wiley St Hollywood, FL	4.0	3.5	1746	$3,990	$2.29	24d	1	0.68mi
1403 Adams St Hollywood, FL	3.0	2.0	1459	$4,500	$3.08	24d	1	0.70mi
1403 Adams St Unit 1403 Hollywood, FL	3.0	2.0	1459	$4,200	$2.88	24d	1	0.70mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	15d	94	0.71mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	2d	1	0.71mi
1635 Hollywood Blvd Hollywood, FL	3.0	2.0	1597	$3,950	$2.47	14d	1	0.71mi
1619 Hollywood Blvd Unit 1619 Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	7d	1	0.73mi
1619 Hollywood Blvd Hollywood, FL	3.0	2.0	1827	$4,600	$2.52	24d	1	0.73mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	15d	25	0.74mi
1912 Taylor St Hollywood, FL	2.0	2.0	1440	$3,500	$2.43	24d	1	0.76mi
1309 Funston St Unit 1309 Hollywood, FL	4.0	2.0	1733	$8,000	$4.62	24d	1	0.83mi
1305 Funston St Hollywood, FL	4.0	3.0	1767	$6,995	$3.96	2d	1	0.84mi
1305 Funston St Hollywood, FL	4.0	3.0	1767	$6,995	$3.96	24d	1	0.84mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	24d	1	0.85mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	11d	1	0.85mi
906 NE 6th St Hallandale Beach, FL	3.0	2.0	1080	$4,250	$3.94	5d	1	0.85mi
1313 Madison St Hollywood, FL	2.0	2.0	1740	$4,900	$2.82	24d	1	0.86mi
1124 NE 7th St Hallandale Beach, FL	3.0	2.0	1320	$3,900	$2.95	21d	1	0.90mi

Listing history 28 events

1. 2026-06-18
   days on market $400,000 Active 242 DOM
2. 2026-06-17
   days on market $400,000 Active 241 DOM
3. 2026-06-16
   days on market $400,000 Active 240 DOM
4. 2026-06-15
   days on market $400,000 Active 239 DOM
5. 2026-06-13
   days on market $400,000 Active 237 DOM
6. 2026-06-09
   days on market $400,000 Active 233 DOM
7. 2026-06-07
   days on market $400,000 Active 231 DOM
8. 2026-06-04
   days on market $400,000 Active 228 DOM
9. 2026-06-03
   days on market $400,000 Active 227 DOM
10. 2026-06-02
    days on market $400,000 Active 226 DOM
11. 2026-06-01
    days on market $400,000 Active 225 DOM
12. 2026-05-31
    days on market $400,000 Active 224 DOM
13. 2026-05-12
    price $400,000
14. 2026-04-16
    price $799,000
15. 2025-10-19
    listed $899,000 Active
16. 2025-02-03
    historical
17. 2024-09-25
    price $998,000
18. 2024-08-02
    listed $999,000 Active
19. 2024-05-14
    historical $2,250
20. 2024-05-07
    price $2,250
21. 2024-04-09
    listed $2,500
22. 2023-06-26
    historical
23. 2023-05-25
    soldstatus $360,000
24. 2003-01-15
    soldstatus $143,500
25. 1992-08-11
    soldstatus $72,500
26. 1992-01-02
    soldstatus $54,600
27. 1991-07-09
    soldstatus $57,000
28. 1990-11-05
    soldstatus $33,000

ⓘ 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: $7,765 · $647/mo
• Projected year-2 tax: $7,765 · $647/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 53% 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: $61,332
• − Mortgage interest: −$22,406
• − Property taxes: −$7,765
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,907
• − Management: −$4,907
• − Depreciation: −$11,636
• Taxable income: $7,711
• Est. tax owed @ 24.0%: −$1,851
• After-tax cash flow: $11,665/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

+1112.1% since first listed

16 events — show timeline

• 2026-05-12 Price Changed $400,000 MARMLS
• 2026-04-16 Price Changed $799,000 MARMLS
• 2025-10-19 Listed $899,000 MARMLS
• 2025-02-03 Listing Removed — MARMLS
• 2024-09-25 Price Changed $998,000 MARMLS
• 2024-08-02 Listed $999,000 MARMLS
• 2024-05-14 Rental Removed $2,250 GFLMLS
• 2024-05-07 Price Changed $2,250 GFLMLS
• 2024-04-09 Listed for Rent $2,500 GFLMLS
• 2023-06-26 Rental Removed — MARMLS
• 2023-05-25 Sold (Public Records) $360,000 Public Records
• 2003-01-15 Sold (Public Records) $143,500 Public Records
• 1992-08-11 Sold (Public Records) $72,500 Public Records
• 1992-01-02 Sold (Public Records) $54,600 Public Records
• 1991-07-09 Sold (Public Records) $57,000 Public Records
• 1990-11-05 Sold (Public Records) $33,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $7,765 · +3.9% YoY. Source: county tax records.