2647 Pierce St
Hollywood, FL 33020 · multi_family · For Sale · 15 days on market
Asking price$625,000
3 beds 3 baths 1,591 sqft
Listed by Steve Feldman · The Keyes Company
Typemulti_family
Built1951
Price / sqft$393
Est. value (own analysis)$637,307
Rent estimate (building total, own analysis)$4,359/mo
HOANone
1 / 5
Show every detail
Statusfor_sale
Listed date2026-08-18
Removed date—
MLSBeachesMLS #B26065532
Coordinates26.01634, -80.16119
Address2647 Pierce St
CityHollywood
StateFL
Zip33020
Listing ID9041318120
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 | $625,000 |
| Down payment (20.0%) | $125,000 |
| Loan amount | $500,000 |
| Closing costs (5.0%) | $31,250 |
| Total cash to close | $156,250 |
| Income | |
| Rent (estimate) | $4,359$52,312 |
| Vacancy loss (8.0%) | |
| Effective gross income | $4,011$48,127 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $990$11,875 |
| Insurance (placeholder 0.8% of price) | $417$5,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $218$2,616 |
| Total operating expenses | $1,624$19,491 |
| 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) | $218$2,616 |
| 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.
No active rental listings cached yet for this bedroom count.
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 |
|---|---|---|---|---|---|---|
| 1618 Harding St | multi_family | 3 | 3 | 1,716 | $475,000 | 2026-06-25 |
| 611 S 24th Ave | multi_family | 3 | 6 | 496 | $1,245,000 | 2026-04-20 |
| 2516 Cleveland St | multi_family | 3 | 1 | 1,517 | $608,000 | 2026-03-18 |
| 1700 Hayes St | multi_family | 3 | 3 | 1,740 | $2,700,000 | 2026-02-19 |
| 1931 Pierce St # 1-3 | multi_family | 3 | 2 | 2,850 | $862,500 | 2025-12-22 |
| 2020 Buchanan St Apt 1 | multi_family | 3 | 7 | 4,621 | $1,850,000 | 2025-10-07 |
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 | — |
| 2511 Pierce St Unit 2 | townhomes | 3 | 3 | 1,500 | $535,000 | — |
10-year hold projection
IRR5.1%
Equity multiple1.81x
Total return (10yr)$207,863
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $643,750 | $28,637 | -$12,537 | $494,579 | $149,171 |
| 2 | $663,063 | $29,593 | -$11,645 | $488,786 | $174,277 |
| 3 | $682,954 | $30,581 | -$10,725 | $482,594 | $200,360 |
| 4 | $703,443 | $31,601 | -$9,774 | $475,978 | $227,465 |
| 5 | $724,546 | $32,654 | -$8,791 | $468,907 | $255,639 |
| 6 | $746,283 | $33,741 | -$7,776 | $461,351 | $284,931 |
| 7 | $768,671 | $34,863 | -$6,728 | $453,276 | $315,395 |
| 8 | $791,731 | $36,022 | -$5,645 | $444,647 | $347,085 |
| 9 | $815,483 | $37,219 | -$4,526 | $435,424 | $380,059 |
| 10 | $839,948 | $38,454 | -$3,370 | $425,569 | $414,379 |
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.