5300 Washington St Unit P240 · Hollywood, FL 33021

$149,999

2 bd · 2.0 ba · 1,078 sqft · Condo · 40 Days on market

Built 1970 Good condition $606/mo HOA · 25% 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 +22.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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

Charming corner-unit condo offering over 1,000 sq. ft. of living space one of the largest models in the community! This bright and spacious 2-bedroom, 2-bath residence features abundant natural light, comfortable bedrooms with ample closet space, and a fully equipped kitchen with plenty of storage, breakfast counter seating, and an open-concept layout perfect for everyday living and entertaining. Enjoy peaceful pool and garden views from your private screened balcony. Furniture is optional. Located in a vibrant 55+ gated community with resort-style amenities including a heated pool, fitness center, clubhouse, library, game room, social areas, BBQ facilities, shuffleboard courts, courtesy bu

Key facts

• Gated community
• Corner-unit condo
• Heated pool

Tags

• CORNER-UNIT CONDO
• PRIVATE SCREENED BALCONY
• POOL AND GARDEN VIEWS
• GATED COMMUNITY
• RESORT-STYLE AMENITIES
• HEATED POOL

Property features AI

Finance

• Other: Senior community
• Financial info: Not a land-lease property; Pets allowed (pet restrictions possible); Community contains 669 units
• HOA & community: Part of an association (Beverly Hills Condominium); Monthly HOA fee: $606; HOA amenities include billiard room, clubhouse, fitness center, laundry, picnic area, pool, shuffleboard court, storage, library, sidewalks, gated community, and maintenance; HOA covers cable TV, insurance, internet, structural maintenance, pest control, security, sewer, trash, water, reserve funds, roof repairs, and pool service

Exterior

• Parking: Guest parking (total spaces: 1)
• Security: Fire sprinkler system; Smoke detectors; Entry phone/intercom; Gated community (no guard)
• Utilities: Public water; Public sewer; No listed utilities beyond standard services
• Home design: Condominium; Resale property; Three-story building; Entry on level 1; Faces west
• Construction: Built with concrete / CBS construction; Shingle roof
• Exterior features: Storage structure; Fenced lot with gate; Corner lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds on windows; Furnished
• Laundry & utility: Laundry room with common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% 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.
• Zoned schools: Orange Brook Elementary School (math 27% / reading 34%, grade F, #1,862 of 2,144 statewide, top 88%, 679 students, 80% FRL); Apollo Middle School (math 35% / reading 47%, grade F, #353 of 571 statewide, top 63%, 1,168 students, 71% FRL); Hallandale High School (math 10% / reading 24%, grade F, #597 of 667 statewide, top 90%, 1,104 students, 70% FRL) — zoned schools average 74% FRL vs 51% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.4%/yr); 538 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $4k 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 40 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $145,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 5.2

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-8,705
• Equity at exit: $22,365

10-year hold

• IRR: 3.3%
• Equity multiple: 1.23×
• Total profit: $9,708
• Equity at exit: $12,969

Cash invested: $42,000 (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 33021

• Rents YoY: 2.4%
• Active inventory: 538
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,409 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$606
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $261

Break-even live

Break-even rent $2,079

Max offer price $149,999

Occupancy floor 84%

Sensitivity live

Price	-10% $365	-5% $313	+0% $261	+5% $209	+10% $157
Rent	-10% $71	-5% $166	+0% $261	+5% $356	+10% $451
Rate	-1.0pp $336	-0.5pp $299	base $261	+0.5pp $222	+1.0pp $182

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: $37,500
• Closing costs: $4,500
• 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	$1,795	$1.83	0d	3	0.09mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,832	$1.87	6d	3	0.09mi
5500 Washington St Hollywood, FL	1.0–3.0	1.0–2.0	1000	$2,095	$2.10	0d	17	0.15mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,750	$2.55	18d	1	0.21mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	14d	1	0.21mi
4902 Washington St #4 Hollywood, FL	2.0	2.0	1080	$2,650	$2.45	5d	1	0.21mi
1190 Eucalyptus Dr #5 Hollywood, FL	3.0	2.5	1421	$3,300	$2.32	25d	1	0.21mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	25d	1	0.23mi
1240 Eucalyptus Dr #4 Hollywood, FL	3.0	2.5	1421	$3,100	$2.18	14d	1	0.23mi
4901 Washington St Hollywood, FL	3.0	3.0	1397	$4,850	$3.47	25d	1	0.23mi
4901 Washington St Hollywood, FL	3.0	3.0	1397	$4,850	$3.47	6d	1	0.23mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	9d	1	0.24mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	20d	1	0.25mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	25d	1	0.26mi
1300 Eucalyptus Dr Hollywood, FL	3.0	2.5	1421	$3,400	$2.39	25d	1	0.29mi
1300 Eucalyptus Dr #3 Hollywood, FL	3.0	2.5	1421	$3,300	$2.32	25d	1	0.29mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	14d	3	0.32mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	0d	4	0.32mi
5140 Eucalyptus Dr #5 Hollywood, FL	3.0	2.5	1421	$3,600	$2.53	6d	1	0.32mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	0d	2	0.38mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	16d	2	0.38mi
5060 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,400	$2.39	21d	1	0.39mi
5805 Washington St #14 Hollywood, FL	2.0	2.0	884	$1,900	$2.15	22d	1	0.41mi
5040 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,550	$2.50	25d	1	0.41mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.45mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	25d	1	0.45mi
4920 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,500	$2.46	13d	1	0.45mi
4810 Eucalyptus Dr #3 Hollywood, FL	3.0	2.5	1421	$3,200	$2.25	22d	1	0.48mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	25d	1	0.49mi
5921 Washington St #124 Hollywood, FL	2.0	2.0	858	$1,850	$2.16	6d	1	0.49mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	25d	1	0.50mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	25d	1	0.50mi
5731 Flagler St Unit 1 Hollywood, FL	1.0	1.0	1260	$1,500	$1.19	25d	1	0.53mi
224 S 57th Ave Unit 1-3 Hollywood, FL	1.0	1.0	900	$1,550	$1.72	9d	1	0.54mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	4d	1	0.54mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	25d	1	0.54mi
5230 Hollywood Blvd Hollywood, FL	1.0–4.0	1.0–2.0	956	$1,667	$1.74	25d	1	0.54mi
5112 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0	727	$2,000	$2.75	20d	2	0.54mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	5d	1	0.56mi
5420 Hollywood Blvd Unit 208 Hollywood, FL	1.0	1.0	700	$1,775	$2.54	4d	1	0.56mi

HOA detail condo

• Monthly dues: $606 · $7,272/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $149,999 Active 40 DOM
2. 2026-06-18
   days on market $149,999 Active 37 DOM
3. 2026-06-17
   days on market $149,999 Active 36 DOM
4. 2026-06-16
   days on market $149,999 Active 35 DOM
5. 2026-06-15
   days on market $149,999 Active 34 DOM
6. 2026-06-13
   days on market $149,999 Active 32 DOM
7. 2026-06-09
   days on market $149,999 Active 28 DOM
8. 2026-06-08
   days on market $149,999 Active 27 DOM
9. 2026-06-07
   days on market $149,999 Active 26 DOM
10. 2026-06-04
    days on market $149,999 Active 23 DOM
11. 2026-06-03
    days on market $149,999 Active 22 DOM
12. 2026-06-02
    days on market $149,999 Active 21 DOM
13. 2026-06-01
    days on market $149,999 Active 20 DOM
14. 2026-05-31
    days on market $149,999 Active 19 DOM
15. 2026-05-12
    listed $149,999 Active

ⓘ 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 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: $28,914
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − HOA: −$7,272
• − Depreciation: −$4,364
• Taxable income: $1,249
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $2,830/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 · 30 photos

Good 80/100 Cosmetic rehab

This charming corner-unit condo is in good condition with a good condition score of 80. It offers ample living space and resort-style amenities, making it a great investment.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ 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

1 event — show timeline

• 2026-05-12 Listed $149,999 Beaches MLS