140 S Dixie Hwy #411 · Hollywood, FL 33020

$215,000

2 bd · 2.0 ba · 1,115 sqft · Condo public records · 279 Days on market

Built 2006 $931/mo HOA · 30% of rent

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Why this score? — see what drove the D 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).

• 1% rule +9.5/10.0
• Cash flow +8.8/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Charming bedroom 1.5 bathroom + den or second sleeping area Condo in Downtown Hollywood! Walk-in closet. Washer/Dryer in unit. Enjoy the view of Downtown Hollywood from your balcony! Walking distance to restaurants, sports bars, recreational parks, bodegas, supermarket, and pharmacy. Only a 5 minute drive to Hollywood Beach, 10 minutes to Fort Lauderdale Airport, and 25 minutes to South Beach! Condo Amenities: Gym, Swimming Pool, Jacuzzi, Billiard Room, 24 Hours Concierge, Valet, and much much more! PRICE IS FIRM, BUYER TO PAY ASSESSMENT $504.56 FOR 117 MONTHS AND ASSUME THE COST OF REPLACING THE AC!!!!

Key facts

• Walk-in closet
• Swimming pool
• Gym

Tags

• WALK-IN CLOSET
• WASHER DRYER IN UNIT
• VIEW OF DOWNTOWN HOLLYWOOD
• GYM
• SWIMMING POOL
• JACUZZI

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes sewer, water, trash, and security; Building amenities: elevator(s), fitness center, pool

Exterior

• Parking: Attached covered garage; One garage space; Valet available
• Security: Doorman; Key card entry; Lobby secured; Fire sprinkler system; Smoke detectors
• Utilities: Cable available
• Home design: Condo/unit attached to building; Faces east; Entry located on level 4; 15-story building
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Wall fencing; Association pool

Interior

• Kitchen: Built-in oven; Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Hardwood; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Living/dining room; Entrance foyer; First floor entry; Stacked bedrooms; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (14.4% below list).
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $184k (14.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL).
• Market conditions: Rents flat; 591 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,108/mo this rent would consume 66% of the median local household income ($56k/yr) (locally 3948% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 279 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 3y ago; this cycle's ask is 9049% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $115k; list at $215k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 30% 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 $183,938 (14.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.45% ✓
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.12×
• Total profit: $-53,124
• Equity at exit: $32,057

10-year hold

• IRR: -56.6%
• Equity multiple: -0.46×
• Total profit: $-88,173
• Equity at exit: $18,589

Cash invested: $60,200 (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 33020

• Rents YoY: 0.4%
• Active inventory: 591
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,108 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$483 /mo · $5,800/yr
• Insurance: −$90
• HOA: −$931
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $-176

Break-even live

Break-even rent $3,331

Max offer price $183,938

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-115	+0% $-176	+5% $-237	+10% $-298
Rent	-10% $-421	-5% $-299	+0% $-176	+5% $-53	+10% $70
Rate	-1.0pp $-68	-0.5pp $-121	base $-176	+0.5pp $-232	+1.0pp $-288

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2165 Van Buren St Hollywood, FL	3.0	1.0–3.0	1072	$3,609	$3.37	0d	15	0.04mi
2233 Hollywood Blvd Hollywood, FL	1.0–2.0	1.0–2.0	913	$3,515	$3.85	17d	94	0.15mi
2001 Van Buren St Hollywood, FL	2.0	1.0–2.0	788	$3,599	$4.57	17d	171	0.20mi
1938 Jackson St Hollywood, FL	2.0	2.0	1170	$3,600	$3.08	26d	1	0.29mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,166	$3.83	0d	26	0.32mi
1912 Taylor St Hollywood, FL	2.0	2.0	1440	$3,500	$2.43	26d	1	0.34mi
320 S Federal Hwy Hollywood, FL	2.0	1.0–2.0	742	$3,616	$4.87	26d	9	0.45mi
303 S Federal Hwy Hollywood, FL	1.0–3.0	1.0–3.0	992	$2,932	$2.95	4d	35	0.48mi
1770 S Young Cir Hollywood, FL	2.0	1.0–2.0	881	$4,768	$5.41	0d	42	0.49mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	17d	25	0.50mi
1720 Harrison St #1725 Hollywood, FL	2.0	1.5	1320	$4,400	$3.33	12d	1	0.51mi
1720 Harrison St Unit 1523019P Hollywood, FL	2.0	1.5	1313	$5,107	$3.89	0d	1	0.52mi
2511 Pierce St #1 Hollywood, FL	3.0	2.5	1500	$3,800	$2.53	26d	1	0.60mi
1715 Jefferson St Hollywood, FL	3.0	2.0	1479	$4,200	$2.84	24d	1	0.63mi
927 N 17th Ave Unit 1258729P Hollywood, FL	1.0	1.0	818	$5,128	$6.27	18d	1	0.83mi
2648 Washington St Hollywood, FL	2.0	1.0	1193	$2,800	$2.35	26d	1	0.85mi
2823 Polk St Hollywood, FL	3.0	2.0	1480	$3,495	$2.36	26d	1	0.89mi
1907 Cleveland St Unit rear Hollywood, FL	3.0	2.0	1300	$2,500	$1.92	26d	1	0.92mi
1855 Cleveland St Unit A Hollywood, FL	2.0	1.0	1370	$2,300	$1.68	9d	1	0.92mi
1855 Cleveland St Unit A Hollywood, FL	2.0	1.0	1370	$2,300	$1.68	26d	1	0.92mi
2127 McKinley St Unit back Hollywood, FL	3.0	2.0	1450	$2,700	$1.86	26d	1	0.93mi
2830 Fillmore St Unit 2 Hollywood, FL	1.0	1.0	750	$1,450	$1.93	9d	1	0.94mi
2830 Fillmore St Unit 5 Hollywood, FL	1.0	1.0	700	$1,450	$2.07	26d	1	0.94mi
1825 Cleveland St #12 Hollywood, FL	2.0	1.0	857	$2,000	$2.33	14d	1	0.95mi
2832 Fillmore St #18 Hollywood, FL	2.0	2.0	1055	$2,050	$1.94	0d	1	0.95mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,500	$3.32	16d	1	0.96mi
2750 Washington St Hollywood, FL	2.0	1.0	1053	$3,300	$3.13	4d	1	0.96mi
2128 Roosevelt St Unit 3 Hollywood, FL	2.0	1.0	850	$2,200	$2.59	0d	1	0.96mi
2746 Johnson St Unit W Hollywood, FL	3.0	2.0	1200	$2,600	$2.17	26d	1	0.96mi
2746 Johnson St Unit W Hollywood, FL	3.0	2.0	1200	$2,600	$2.17	4d	1	0.96mi
2218 Roosevelt St Hollywood, FL	2.0	2.0	882	$2,600	$2.95	26d	1	0.97mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	26d	1	0.98mi
2740 Dewey St Hollywood, FL	3.0	1.0	1191	$2,900	$2.43	14d	1	0.98mi
2434 McKinley St Hollywood, FL	3.0	2.0	1215	$3,700	$3.05	6d	1	0.98mi
2831 Pierce St #106 Hollywood, FL	2.0	1.5	1300	$2,300	$1.77	17d	1	0.99mi
1403 Adams St Hollywood, FL	3.0	2.0	1459	$4,500	$3.08	26d	1	1.00mi
2918 Jackson St Hollywood, FL	2.0	1.0	750	$1,700	$2.27	6d	1	1.00mi
2918 Jackson St Unit 1 Hollywood, FL	2.0	1.0	750	$1,700	$2.27	9d	1	1.00mi
1403 Adams St Unit 1403 Hollywood, FL	3.0	2.0	1459	$4,200	$2.88	26d	1	1.00mi
1201 N 16th Ave Hollywood, FL	3.0	2.0	1250	$3,500	$2.80	26d	1	1.01mi

HOA detail condo

• Monthly dues: $931 · $11,172/yr
• Likely covers: gaspoolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-21
   days on market $215,000 Active 279 DOM
2. 2026-06-18
   days on market $215,000 Active 276 DOM
3. 2026-06-17
   days on market $215,000 Active 275 DOM
4. 2026-06-16
   days on market $215,000 Active 274 DOM
5. 2026-06-15
   days on market $215,000 Active 273 DOM
6. 2026-06-13
   remarks 620-char remark
7. 2026-06-13
   days on market $215,000 Active 271 DOM
8. 2026-06-10
   remarks 597-char remark
9. 2026-06-10
   price $215,000 Active 267 DOM
10. 2026-06-09
    days on market $250,000 Active 267 DOM
11. 2026-06-07
    days on market $250,000 Active 265 DOM
12. 2026-06-04
    days on market $250,000 Active 262 DOM
13. 2026-06-03
    days on market $250,000 Active 261 DOM
14. 2026-06-02
    days on market $250,000 Active 260 DOM
15. 2026-06-01
    days on market $250,000 Active 259 DOM
16. 2026-05-31
    days on market $250,000 Active 258 DOM
17. 2026-04-26
    price $250,000
18. 2026-01-23
    price $275,000
19. 2025-10-06
    historical $2,350
20. 2025-09-29
    historical $2,350
21. 2025-09-27
    listed $2,350
22. 2025-09-15
    listed $285,000 Active
23. 2025-08-25
    listed $2,350
24. 2025-08-20
    historical $2,300
25. 2025-08-20
    historical
26. 2025-07-23
    price $2,300
27. 2025-07-16
    historical $2,350
28. 2025-07-16
    listed $2,350
29. 2025-07-08
    price $235,000
30. 2025-06-24
    listed $2,350
31. 2025-04-21
    historical $2,300
32. 2025-04-16
    listed $2,300
33. 2025-02-03
    listed $285,000 Active
34. 2024-12-12
    historical
35. 2024-11-08
    price $318,000
36. 2024-10-09
    price $335,000
37. 2024-07-19
    historical $2,390
38. 2024-07-03
    listed $2,390
39. 2024-06-01
    listed $345,000 Active
40. 2024-05-01
    historical $2,400
41. 2024-03-20
    price $2,400
42. 2024-02-14
    listed $2,500
43. 2024-01-29
    historical $2,500
44. 2023-12-27
    listed $2,500
45. 2023-08-10
    historical
46. 2023-07-28
    price $340,000
47. 2023-05-09
    listed $350,000 Active
48. 2010-12-01
    soldstatus $115,000

ⓘ 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: $5,800 · $483/mo
• Projected year-2 tax: $5,800 · $483/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,300
• − Mortgage interest: −$12,043
• − Property taxes: −$5,800
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,984
• − Management: −$2,984
• − HOA: −$11,172
• − Depreciation: −$6,255
• Taxable loss: −$5,013
• Est. tax savings @ 24.0%: +$1,203
• After-tax cash flow: $-907/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): 46,322
• Household income: $56,473
• Rent vs Own: 63.5% rent · 36.5% own
• Severe rent burden: 3948.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% Two or more races 31% White 28% Black 24% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 9% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 48% English-only · Spanish 38% French/Haitian/Cajun 6% 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: ▼ -406.34%
• Current HPI: 524.7664
• Rent YoY: ▲ 0.43%
• 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

+117.4% since first listed

32 events — show timeline

• 2026-04-26 Price Changed $250,000 MARMLS
• 2026-01-23 Price Changed $275,000 MARMLS
• 2025-10-06 Rental Removed $2,350 REALLYO
• 2025-09-29 Rental Removed $2,350 ZUMPER1
• 2025-09-27 Listed for Rent $2,350 ZUMPER1
• 2025-09-15 Listed $285,000 MARMLS
• 2025-08-25 Listed for Rent $2,350 REALLYO
• 2025-08-20 Rental Removed $2,300 MARMLS
• 2025-08-20 Listing Removed — MARMLS
• 2025-07-23 Price Changed $2,300 MARMLS
• 2025-07-16 Rental Removed $2,350 ZUMPER1
• 2025-07-16 Listed for Rent $2,350 ZUMPER1
• 2025-07-08 Price Changed $235,000 MARMLS
• 2025-06-24 Listed for Rent $2,350 MARMLS
• 2025-04-21 Rental Removed $2,300 MARMLS
• 2025-04-16 Listed for Rent $2,300 MARMLS
• 2025-02-03 Listed $285,000 MARMLS
• 2024-12-12 Listing Removed — MARMLS
• 2024-11-08 Price Changed $318,000 MARMLS
• 2024-10-09 Price Changed $335,000 MARMLS
• 2024-07-19 Rental Removed $2,390 MARMLS
• 2024-07-03 Listed for Rent $2,390 MARMLS
• 2024-06-01 Listed $345,000 MARMLS
• 2024-05-01 Rental Removed $2,400 MARMLS
• 2024-03-20 Price Changed $2,400 MARMLS
• 2024-02-14 Listed for Rent $2,500 MARMLS
• 2024-01-29 Rental Removed $2,500 MARMLS
• 2023-12-27 Listed for Rent $2,500 MARMLS
• 2023-08-10 Listing Removed — MARMLS
• 2023-07-28 Price Changed $340,000 MARMLS
• 2023-05-09 Listed $350,000 MARMLS
• 2010-12-01 Sold (Public Records) $115,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $5,800 · +3.3% YoY. Source: county tax records.