825 S 28th Ave
Hollywood, FL 33020 · single_family · For Sale · 14 days on market
Asking price$519,000
3 beds 2 baths 1,153 sqft
Suggested offer$426,645$92,355 above the est. market value of $426,645.
View on Realtor.com →Listed by Jairo Gonzalez Retavisca · Real Estate Empire Group, Inc.
Typesingle_family
Built1951
Price / sqft$450
Est. value (own analysis)$426,645
Rent estimate (own analysis)$3,450/mo
HOANone
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Show every detail
Statusfor_sale
Listed date2026-08-19
Removed date—
MLSMiamiMLS #A12073851
Coordinates26.00398, -80.16283
Address825 S 28th Ave
CityHollywood
StateFL
Zip33020
Listing ID5646761811
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33020)
Median sale price$489,000
Median days on market (sale)94
Active sale listings625
Median rent$2,000/mo
Median days on market (rent)33
Active rental listings1144
Real ZIP-wide statistics from RentCast, as of 2026-09 (fetched 2026-09-03) — this is the whole ZIP's market, not specific to this property. Re-analyzing spends one of the account's 50 free monthly lookups. Our own log shows at least 6 of the 50 free monthly RentCast requests used — that only counts calls made through this app, so it can undercount. RentCast's own account dashboard has the real total.
Re-analyze ZIP 33020 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $519,000 |
| Down payment (20.0%) | $103,800 |
| Loan amount | $415,200 |
| Closing costs (5.0%) | $25,950 |
| Total cash to close | $129,750 |
| Income | |
| Rent (comp-derived) | $3,450$41,400 |
| Vacancy loss (8.0%) | |
| Effective gross income | $3,174$38,088 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $822$9,861 |
| Insurance (placeholder 0.8% of price) | $346$4,152 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $173$2,070 |
| Total operating expenses | $1,340$16,083 |
| Net operating income (NOI) | |
| Debt service & reserves | |
| Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing) | |
| CapEx reserve (5.0% of GSR) | $173$2,070 |
| Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%) | $0$0 |
| Cash flow |
Cap rate
Cash-on-cash
DSCR
Rent-to-price (1% rule)
Gross rent multiplier
Operating expense ratio
Break-even occupancy
Comparables
Same ZIP. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| single_family | 3 | 2 | 1,103 | $2,245 | 2026-05-29 | — | |
| single_family | 3 | 2 | 1,371 | $2,780 | — | — | |
| single_family | 3 | 1 | 1,027 | $2,110 | — | — | |
| single_family | 3 | 2 | 1,258 | $2,640 | — | — | |
| single_family | 3 | 2 | 1,385 | $2,300 | 2026-03-11 | — | |
| single_family | 3 | 2 | 1,200 | $2,700 | 2026-06-26 | — | |
| single_family | 3 | 2 | 1,484 | $3,750 | 2026-07-08 | — | |
| single_family | 3 | 2 | 1,431 | $3,650 | 2026-08-24 | — | |
| single_family | 3 | 2 | 1,472 | $4,500 | 2026-08-10 | — | |
| single_family | 3 | 1 | 932 | $2,449 | 2026-08-08 | — | |
| single_family | 3 | 2 | 1,029 | $3,500 | 2026-08-05 | — | |
| single_family | 3 | 2 | 1,242 | $3,500 | 2026-07-18 | — | |
| single_family | 3 | 3 | 1,523 | $3,900 | 2026-08-01 | — | |
| single_family | 3 | 2 | 1,482 | $5,450 | 2026-07-21 | — | |
| single_family | 3 | 1 | 1,010 | $2,590 | 2026-06-09 | — | |
| single_family | 3 | 2 | 780 | $2,800 | 2026-08-04 | — | |
| single_family | 3 | 2 | 1,479 | $4,000 | 2026-05-27 | — | |
| single_family | 3 | 2 | 1,357 | $3,840 | 2026-06-03 | — | |
| single_family | 3 | 2 | 1,446 | $3,200 | 2026-07-01 | — | |
| single_family | 3 | 2 | 1,000 | $2,800 | 2026-07-26 | — | |
| single_family | 3 | 2 | 1,164 | $3,000 | 2026-05-12 | — | |
| single_family | 3 | 2 | 1,400 | $5,500 | 2026-05-22 | — | |
| single_family | 3 | 2 | 1,523 | $3,600 | 2026-07-24 | — | |
| single_family | 3 | 1 | 912 | $3,700 | 2026-08-19 | — | |
| single_family | 3 | 1 | 1,325 | $2,775 | 2026-06-24 | — | |
| single_family | 3 | 2 | 1,480 | $4,400 | 2026-05-22 | — | |
| single_family | 3 | 2 | 1,160 | $3,900 | 2026-06-25 | — | |
| single_family | 3 | 2 | 1,324 | $3,200 | 2026-07-15 | — | |
| single_family | 3 | 2 | 1,215 | $3,700 | 2026-07-05 | — | |
| single_family | 3 | 2 | 991 | $3,000 | 2026-08-16 | — | |
| single_family | 3 | 2 | 1,400 | $4,000 | 2026-07-02 | — | |
| single_family | 3 | 1 | 750 | $2,300 | 2026-08-24 | — | |
| single_family | 3 | 2 | 1,250 | $3,500 | — | — | |
| single_family | 3 | 2 | 1,250 | $3,450 | — | — | |
| single_family | 3 | 3 | 1,500 | $3,300 | — | — | |
| single_family | 3 | 2 | 1,200 | $3,100 | — | — | |
| single_family | 3 | 3 | 1,556 | $3,600 | — | — | |
| single_family | 3 | 1 | 916 | $2,199 | 2026-08-28 | — | |
| single_family | 3 | 2 | 1,013 | $4,200 | 2026-08-28 | — |
Same ZIP & bedroom count. Closed sales from Realtor.com over the last 12 months, matched to this property's type — real transaction prices, not asking prices. Falls back to Miami-Dade County public records (property appraiser tax roll) when Realtor.com has no sales on file for the area.
| Address | Type | Beds | Baths | Living sqft | Sale price | Sale date |
|---|---|---|---|---|---|---|
| 1550 Tyler St | single_family | 3 | 2 | 2,351 | $1,025,000 | 2026-08-31 |
| 2730 Sherman St | single_family | 3 | 2 | 1,620 | $738,000 | 2026-08-26 |
| 2611 Rodman St | single_family | 3 | 2 | — | $456,000 | 2026-08-21 |
| 2104 N 14th Ct | single_family | 3 | 2 | 1,816 | $482,500 | 2026-08-20 |
| 1459 Jefferson St | single_family | 3 | 3 | 2,221 | $1,150,000 | 2026-08-17 |
| 1435 Johnson St | single_family | 3 | 2 | 1,844 | $610,000 | 2026-08-17 |
| 1000 N 17th Ave | single_family | 3 | 2 | 1,106 | $540,000 | 2026-08-10 |
| 2747 Dewey St | single_family | 3 | 1 | 1,284 | $497,000 | 2026-07-28 |
| 2209 N 15th Ave | single_family | 3 | 2 | 1,449 | $495,000 | 2026-07-28 |
| 2060 N 26th Ave | single_family | 3 | 2 | 1,418 | $565,000 | 2026-07-27 |
| 1611 Madison St | single_family | 3 | 2 | 1,244 | $675,000 | 2026-07-23 |
| 2543 Liberty St | single_family | 3 | 2 | 1,615 | $470,000 | 2026-07-23 |
| 2503 Scott St | single_family | 3 | 1 | 963 | $397,000 | 2026-07-22 |
| 2711 Adams St | single_family | 3 | 2 | 1,054 | $440,000 | 2026-07-22 |
| 2924 Dewey St | single_family | 3 | 2 | 2,056 | $350,000 | 2026-07-17 |
| 1010 N 16th Ave | single_family | 3 | 2 | 1,493 | $566,500 | 2026-07-15 |
| 1425 S 24th Ave | single_family | 3 | 2 | 1,486 | $295,700 | 2026-07-14 |
| 1224 N 26th Ave | single_family | 3 | 2 | 1,407 | $427,000 | 2026-07-06 |
| 2716 Polk St | single_family | 3 | 2 | 1,736 | $499,000 | 2026-07-02 |
| 1551 Tyler St | single_family | 3 | 2 | 1,680 | $535,000 | 2026-06-30 |
| 1612 Funston St | single_family | 3 | 2 | 1,927 | $690,100 | 2026-06-26 |
| 2511 McKinley St | single_family | 3 | 2 | 1,132 | $370,000 | 2026-06-23 |
| 2729 Harding St | single_family | 3 | 3 | 1,528 | $648,000 | 2026-06-19 |
| 1550 N Trafalgar Cir | single_family | 3 | 3 | 1,399 | $475,000 | 2026-06-18 |
| 2503 Wiley St | single_family | 3 | 2 | 1,212 | $427,000 | 2026-06-17 |
| 2827 McKinley St | single_family | 3 | 2 | 1,387 | $730,000 | 2026-06-17 |
| 2307 Wilson St | single_family | 3 | 2 | 1,324 | $425,000 | 2026-06-17 |
| 2704 Cleveland St | single_family | 3 | 2 | 1,725 | $710,000 | 2026-06-12 |
| 1540 Fletcher St | single_family | 3 | 2 | 1,729 | $560,000 | 2026-06-11 |
| 815 S 26th Ct | single_family | 3 | 2 | 1,752 | $380,350 | 2026-06-09 |
| 1215 S 24th Ave | single_family | 3 | 1 | 1,092 | $460,000 | 2026-06-09 |
| 2336 Hope St | single_family | 3 | 2 | — | $438,000 | 2026-06-08 |
| 2447 Wilson St | single_family | 3 | 2 | 1,126 | $485,000 | 2026-06-05 |
| 1015 S 14th Ave | single_family | 3 | 4 | 2,186 | $1,100,000 | 2026-06-03 |
| 2530 McKinley St | single_family | 3 | 2 | 1,365 | $447,000 | 2026-06-01 |
| 1609 S 23rd Ave | single_family | 3 | 2 | 1,355 | $400,000 | 2026-06-01 |
| 1212 S 26th Ave | single_family | 3 | 2 | 1,736 | $440,000 | 2026-06-01 |
| 1609 S 25th Ave | single_family | 3 | 2 | 867 | $375,000 | 2026-05-29 |
| 1438 Fletcher St | single_family | 3 | 3 | 1,928 | $630,000 | 2026-05-28 |
| 1517 Moffett St | single_family | 3 | 2 | 1,392 | $585,000 | 2026-05-28 |
| 906 S 26th Ave | single_family | 3 | 2 | 1,285 | $510,000 | 2026-05-21 |
| 805 N 29th Ave | single_family | 3 | 1 | 1,235 | $365,000 | 2026-05-14 |
| 2241 Hope St | single_family | 3 | 2 | 1,290 | $525,000 | 2026-05-14 |
| 2856 N Funston St | single_family | 3 | 2 | 1,482 | $515,000 | 2026-05-13 |
| 1919 Sherman St | single_family | 3 | 2 | 1,975 | $597,200 | 2026-05-12 |
| 2447 McKinley St | single_family | 3 | 2 | 1,075 | $400,000 | 2026-05-12 |
| 1628 Arthur St | single_family | 3 | 2 | 1,178 | $599,800 | 2026-05-11 |
| 1547 Harrison St | single_family | 3 | 2 | 1,270 | $515,000 | 2026-05-08 |
| 2542 Coolidge St | single_family | 3 | 2 | 980 | $430,000 | 2026-05-06 |
| 2462 Washington St | single_family | 3 | 2 | 1,155 | $425,000 | 2026-05-06 |
Same ZIP. Other properties currently for sale nearby — asking prices, not closed sale prices. Not a price comp; see Sold comps for actual transaction history.
| Address | Type | Beds | Baths | Sqft | Asking price | Days on market |
|---|---|---|---|---|---|---|
| 1302 S 23rd Ave | single_family | 3 | 2 | 1,580 | $450,000 | — |
| 2260 Charleston St | single_family | 3 | 2 | 1,690 | $490,000 | — |
| 2236 Raleigh St | single_family | 3 | 1 | 910 | $148,000 | — |
| 2431 Mayo St | single_family | 3 | 2 | 1,030 | $420,000 | — |
| 527 S 28th Ave | single_family | 3 | 2 | 1,570 | $5,000 | — |
| 2901 Fletcher St | single_family | 3 | 2 | 956 | $365,000 | — |
| 910 N 14th Ct | single_family | 3 | 3 | 2,433 | $749,000 | — |
| 2647 Pierce St | multi_family | 3 | 3 | 1,591 | $625,000 | — |
10-year hold projection
IRR4.1%
Equity multiple1.66x
Total return (10yr)$153,380
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $534,570 | $22,005 | -$12,083 | $410,698 | $123,872 |
| 2 | $550,607 | $22,746 | -$11,394 | $405,887 | $144,720 |
| 3 | $567,125 | $23,510 | -$10,683 | $400,746 | $166,379 |
| 4 | $584,139 | $24,300 | -$9,947 | $395,252 | $188,887 |
| 5 | $601,663 | $25,116 | -$9,187 | $389,380 | $212,283 |
| 6 | $619,713 | $25,958 | -$8,402 | $383,106 | $236,608 |
| 7 | $638,305 | $26,828 | -$7,591 | $376,400 | $261,905 |
| 8 | $657,454 | $27,726 | -$6,753 | $369,234 | $288,220 |
| 9 | $677,177 | $28,653 | -$5,887 | $361,575 | $315,602 |
| 10 | $697,493 | $29,611 | -$4,993 | $353,391 | $344,101 |
Assumes 3.0% annual rent growth, 2.5% expense growth, 3.0% appreciation, and a 6.0% selling cost at exit — all placeholder assumptions, not market-derived.