2703 Adams St
Hollywood, FL 33020 · single_family · For Sale · 280 days on market
Asking price$859,000
5 beds 3 baths 2,856 sqft
Listed by Juan Cortes · Realty One Group Evolution
Typesingle_family
Built1954
Price / sqft$301
Est. value (own analysis)$1,189,375
Rent estimate (own analysis)$7,999/mo
HOANone
1 / 50
Show every detail
Statusfor_sale
Listed date2025-11-26
Removed date—
MLSMiamiMLS #A11921681
Coordinates26.00519, -80.16112
Address2703 Adams St
CityHollywood
StateFL
Zip33020
Listing ID6438290429
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 | $859,000 |
| Down payment (20.0%) | $171,800 |
| Loan amount | $687,200 |
| Closing costs (5.0%) | $42,950 |
| Total cash to close | $214,750 |
| Income | |
| Rent (comp-derived) | $7,999$95,988 |
| Vacancy loss (8.0%) | |
| Effective gross income | $7,359$88,309 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $1,360$16,321 |
| Insurance (placeholder 0.8% of price) | $573$6,872 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $400$4,799 |
| Total operating expenses | $2,333$27,992 |
| 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) | $400$4,799 |
| 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 | 5 | 3 | 2,267 | $6,600 | 2026-05-30 | — | |
| single_family | 5 | 2 | 1,750 | $8,950 | 2025-12-02 | — | |
| single_family | 5 | 3 | 1,825 | $7,999 | 2025-05-16 | — |
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 |
|---|---|---|---|---|---|---|
| 1426 Coolidge St | single_family | 5 | 3 | 1,759 | $740,000 | 2026-06-16 |
| 1600 Van Buren St | single_family | 5 | 3 | 2,818 | $700,000 | 2026-03-30 |
| 1421 Tyler St | single_family | 5 | 4 | 5,715 | $2,380,000 | 2026-01-30 |
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 |
|---|---|---|---|---|---|---|
| 2827 Arthur St | single_family | 5 | 3 | 2,242 | $869,000 | — |
| 2546 Coolidge St | multi_family | 5 | 3 | 2,063 | $450,000 | — |
| 1515 Dewey St | single_family | 5 | 3 | — | $949,000 | — |
| 1704 Rodman St | single_family | 5 | 4 | 4,753 | $1,099,000 | — |
| 2844 Funston St | single_family | 5 | 2 | 2,193 | $599,900 | — |
| 2513 Lincoln St | single_family | 5 | 5 | 4,544 | $890,000 | — |
| 1220 S 29th Ave | single_family | 5 | 5 | 1,788 | $747,777 | — |
| 1110 S 29th Ave | multi_family | 5 | 4 | 2,128 | $725,000 | — |
10-year hold projection
IRR12.0%
Equity multiple2.87x
Total return (10yr)$512,772
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $884,770 | $60,317 | $2,524 | $679,749 | $205,021 |
| 2 | $911,313 | $62,266 | $4,353 | $671,787 | $239,526 |
| 3 | $938,652 | $64,277 | $6,242 | $663,278 | $275,375 |
| 4 | $966,812 | $66,353 | $8,191 | $654,184 | $312,628 |
| 5 | $995,816 | $68,494 | $10,203 | $644,466 | $351,350 |
| 6 | $1,025,691 | $70,703 | $12,280 | $634,081 | $391,610 |
| 7 | $1,056,462 | $72,983 | $14,424 | $622,982 | $433,479 |
| 8 | $1,088,156 | $75,335 | $16,636 | $611,122 | $477,034 |
| 9 | $1,120,800 | $77,761 | $18,920 | $598,447 | $522,354 |
| 10 | $1,154,424 | $80,264 | $21,277 | $584,901 | $569,523 |
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.