1300 N 12th Ct Unit 7b · Hollywood, FL 33019

$128,900

1 bd · 1.0 ba · 600 sqft · Condo public records · 40 Days on market

Built 1966 $325/mo HOA · 18% of rent

---

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 +17.7/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

EAST OF US 1! Beach lovers can walk or bike ride to the beach less than a mile away. Peaceful community surrounded by the Echo Golf Course. Ideal for year round living or as a 2nd home. Updated 1 bedroom/1 bathroom located on the 2nd and top floor. No noise above you. All tile floors. Central a/c. Tankless water heater. Active 55+ complex that boasts an amazing infinity pool, bocce courts, clubhouse with library, gym, pool table. Plenty of social activities. Low monthly maintenance fee $325/mo and a small annual share for rec facility $540/yr or $45/mo. That is $370/monthly total. No leasing & no pets. One assigned parking space and guest parking available. Updated 1/1 East of US1. Pr

Key facts

• $325 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets are not allowed
• Financial info: Not a land lease; Property is part of a senior community
• HOA & community: Homeowners association with monthly fee; HOA amenities include billiard room, clubhouse, fitness center, parking, pool, storage, business center, community room, and library; HOA fee is collected monthly and includes grounds maintenance, sewer, trash, water, reserve funds, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned parking; Guest parking; 1 open parking space (total 1 parking)
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Cable not available
• Home design: Condominium; Resale condition; Second-floor entry; Faces south
• Construction: Built with concrete block (CBS); Tile roof; 2 total stories
• Exterior features: Not waterfront; East of US-1 location

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Furnished; No additional interior built-ins or features listed
• Laundry & utility: No washer/dryer or laundry details listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Hollywood Central Elementary School (math 22% / reading 32%, grade F, #1,969 of 2,144 statewide, top 94%, 351 students, 68% FRL); Olsen Middle School (math 18% / reading 24%, grade F, #555 of 571 statewide, top 97%, 633 students, 73% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL) — zoned schools average 67% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 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 (+2.9%/yr); 836 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $891 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 ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $125,033 (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 1966 — 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: 1.38% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.92% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-14,148
• Equity at exit: $19,219

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,261
• Equity at exit: $11,145

Cash invested: $36,092 (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 33019

• Rents YoY: 2.9%
• Active inventory: 836
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$676
• Tax from tax record: −$252 /mo · $3,021/yr
• Insurance: −$54
• HOA: −$325
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $104

Break-even live

Break-even rent $1,654

Max offer price $128,900

Occupancy floor 89%

Sensitivity live

Price	-10% $177	-5% $140	+0% $104	+5% $67	+10% $31
Rent	-10% $-37	-5% $33	+0% $104	+5% $174	+10% $245
Rate	-1.0pp $169	-0.5pp $136	base $104	+0.5pp $70	+1.0pp $36

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: $32,225
• Closing costs: $3,867
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 N 12th Ct Hollywood, FL	1.0	1.0	465	$1,588	$3.41	14d	2	0.03mi
1301 N 12th Ct Unit 12A Hollywood, FL	1.0	1.0	450	$1,475	$3.28	25d	1	0.05mi
1455 N 12th Ct Unit 6B Hollywood, FL	1.0	1.0	580	$1,395	$2.41	12d	1	0.15mi
1551 N 12th Ct Unit 10B Hollywood, FL	1.0	1.0	620	$1,500	$2.42	16d	1	0.22mi
1425 Arthur St Unit 414B Hollywood, FL	1.0	1.5	597	$1,750	$2.93	20d	1	0.28mi
1520 McKinley St Unit 107E Hollywood, FL	1.0	1.5	665	$1,700	$2.56	18d	1	0.36mi
1560 McKinley St Unit 115w Hollywood, FL	1.0	1.5	665	$1,500	$2.26	4d	1	0.43mi
1533 Cleveland St Hollywood, FL	1.0	1.0	512	$1,200	$2.34	25d	1	0.43mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,400	$2.44	25d	1	0.62mi
1710 McKinley St #5 Hollywood, FL	1.0	1.0	573	$1,450	$2.53	20d	1	0.62mi
1815 McKinley St Unit 9 Hollywood, FL	2.0	1.0	650	$1,750	$2.69	18d	1	0.74mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	16d	1	0.75mi
1610 Liberty St Unit 7 Hollywood, FL	1.0	1.0	750	$1,525	$2.03	25d	1	0.75mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	3d	1	0.75mi
1816 Taft St Unit 8 Hollywood, FL	1.0	1.0	500	$1,399	$2.80	4d	1	0.76mi
1723 Liberty St #6 Hollywood, FL	—	1.0	500	$1,200	$2.40	12d	1	0.85mi
1723 Liberty St #6 Hollywood, FL	—	1.0	500	$1,200	$2.40	6d	1	0.85mi
1723 Liberty St Unit 7 Hollywood, FL	1.0	1.0	600	$1,500	$2.50	25d	1	0.85mi
1723 Liberty St Unit 7 Hollywood, FL	1.0	1.0	600	$1,400	$2.33	3d	1	0.85mi
1723 Liberty St Unit 5 Hollywood, FL	1.0	1.0	650	$1,500	$2.31	12d	1	0.85mi
1723 Liberty St Unit 5 Hollywood, FL	1.0	1.0	650	$1,500	$2.31	6d	1	0.85mi
1727 Liberty St Hollywood, FL	1.0–2.0	1.0	570	$1,599	$2.81	23d	2	0.87mi
1727 Liberty St Hollywood, FL	1.0–2.0	1.0	285	$1,575	$5.52	6d	3	0.87mi
311 E Sheridan St Dania, FL	1.0–2.0	1.0–2.0	861	$2,097	$2.44	4d	6	0.88mi
1927 Cleveland St Unit 1542853P Hollywood, FL	—	1.0	570	$2,796	$4.91	0d	1	0.89mi
1450 SE 3rd Ave #202 Dania, FL	1.0	1.0	700	$2,000	$2.86	4d	1	0.92mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$2,843	$2.98	16d	25	0.93mi
1341 SE 3rd Ave Dania, FL	1.0	1.0	700	$1,975	$2.82	4d	2	0.94mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	9d	1	0.94mi
1947 Taft St Unit 0 Hollywood, FL	2.0	2.0	650	$1,900	$2.92	25d	1	0.96mi
1916 Coolidge St Unit 1 Hollywood, FL	—	1.0	550	$1,250	$2.27	25d	1	0.97mi
2342 N Federal Hwy Unit 9 Hollywood, FL	—	1.0	440	$1,250	$2.84	5d	1	0.97mi
2342 N Federal Hwy Hollywood, FL	—	1.0	440	$1,250	$2.84	6d	1	0.97mi
1155 SE 7th Ave Dania Beach, FL	1.0–2.0	1.0–2.0	882	$1,838	$2.08	2d	31	0.97mi
2118 N 19th Ave Unit 1-4 Hollywood, FL	2.0	1.0	650	$1,690	$2.60	4d	1	0.98mi
336 Arthur St Unit 1503955P Hollywood, FL	1.0	1.0	527	$5,010	$9.51	23d	1	0.98mi
1826 Sherman St #16 Hollywood, FL	1.0	1.0	524	$1,550	$2.96	25d	1	1.01mi
1826 Sherman St Unit 9 Hollywood, FL	1.0	1.0	524	$1,350	$2.58	22d	1	1.01mi
1826 Sherman St Unit 11 Hollywood, FL	1.0	1.0	524	$1,400	$2.67	25d	1	1.01mi
1826 Sherman St Unit 15 Hollywood, FL	1.0	1.0	524	$1,350	$2.58	25d	1	1.01mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Likely covers: waterpoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $128,900 Active 40 DOM
2. 2026-06-18
   days on market $128,900 Active 37 DOM
3. 2026-06-17
   days on market $128,900 Active 36 DOM
4. 2026-06-16
   days on market $128,900 Active 35 DOM
5. 2026-06-15
   days on market $128,900 Active 34 DOM
6. 2026-06-13
   days on market $128,900 Active 32 DOM
7. 2026-06-09
   days on market $128,900 Active 28 DOM
8. 2026-06-08
   days on market $128,900 Active 27 DOM
9. 2026-06-07
   days on market $128,900 Active 26 DOM
10. 2026-06-04
    days on market $128,900 Active 23 DOM
11. 2026-06-03
    days on market $128,900 Active 22 DOM
12. 2026-06-02
    days on market $128,900 Active 21 DOM
13. 2026-06-01
    days on market $128,900 Active 20 DOM
14. 2026-05-31
    days on market $128,900 Active 19 DOM
15. 2026-05-12
    listed $128,900 Active
16. 2026-04-01
    historical
17. 2026-03-12
    price $128,900
18. 2025-10-01
    listed $138,900 Active
19. 2025-02-11
    soldstatus $153,000
20. 2010-07-27
    soldstatus $75,000
21. 2005-03-02
    soldstatus $69,000
22. 1996-03-22
    soldstatus $36,500
23. 1989-11-22
    soldstatus $36,000
24. 1985-11-01
    soldstatus $37,300
25. 1980-02-01
    soldstatus $27,000

ⓘ 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: $3,021 · $252/mo
• Projected year-2 tax: $3,021 · $252/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: $21,418
• − Mortgage interest: −$7,220
• − Property taxes: −$3,021
• − Insurance: −$644
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − HOA: −$3,900
• − Depreciation: −$3,750
• Taxable loss: −$544
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $1,374/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): 14,293
• Household income: $96,497
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 563.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 25% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 6% Salvadoran 2%
• Common ancestry: Scotch-Irish 7% Romanian 4% Lithuanian 4%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 53% English-only · Spanish 30% Russian/Polish/Slavic 6% Other Indo-European 4%

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: ▼ -434.82%
• Current HPI: 307.2922
• Rent YoY: ▲ 2.92%
• 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

+377.4% since first listed

11 events — show timeline

• 2026-05-12 Listed $128,900 Beaches MLS
• 2026-04-01 Listing Removed — Beaches MLS
• 2026-03-12 Price Changed $128,900 Beaches MLS
• 2025-10-01 Listed $138,900 Beaches MLS
• 2025-02-11 Sold (Public Records) $153,000 Public Records
• 2010-07-27 Sold (Public Records) $75,000 Public Records
• 2005-03-02 Sold (Public Records) $69,000 Public Records
• 1996-03-22 Sold (Public Records) $36,500 Public Records
• 1989-11-22 Sold (Public Records) $36,000 Public Records
• 1985-11-01 Sold (Public Records) $37,300 Public Records
• 1980-02-01 Sold (Public Records) $27,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,021 · +9.3% YoY. Source: county tax records.