1830 Dixieanna St #506 · Hollywood, FL 33020

$150,000

2 bd · 2.0 ba · 1,168 sqft · Condo public records · 175 Days on market

Built 1971 $667/mo HOA · 25% of rent

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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 +19.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2 bedroom, 2 bath corner condo with 1,168 sq. ft. of living space, located in the secured 6-story building community of Dixiana Condo. Enjoy the comfort of a screened balcony, assigned parking, and access to a community pool. The split-bedroom layout offers flexibility, and the large sliding doors bring in plenty of natural light. Conveniently situated near major highways, shopping, dining, and just minutes from Downtown Hollywood and the beach. Ideal opportunity for those seeking value in a well-located building with strong potential. Call and make your appointment today!

Key facts

• Split-bedroom layout
• Community pool
• Screened balcony

Tags

• SCREENED BALCONY
• ASSIGNED PARKING
• COMMUNITY POOL
• SPLIT-BEDROOM LAYOUT
• NATURAL LIGHT
• SECURED BUILDING

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Quarterly association fee; Association fee covers amenities, common areas, insurance, laundry, grounds maintenance, structure maintenance, parking, pool(s), roof, and trash; Community amenities include clubhouse, laundry, pool, storage, and elevator(s)

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Complex fenced; Secured lobby; Phone entry
• Utilities: Cable available
• Home design: Condo/Apartment in a 6-story building; Entry faces east; Unit entry on 5th floor; Has property attached
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Exterior lighting; Association pool

Interior

• Bedrooms: Entry located on 5th floor
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Split bedrooms; Walk-in closet(s); Elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 19d 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 $2,645/mo this rent would consume 56% 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 $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 175 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; HOA is 25% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 1.76% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 4.7

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: -13.3%
• Equity multiple: 0.54×
• Total profit: $-19,311
• Equity at exit: $22,365

10-year hold

• IRR: -13.4%
• Equity multiple: 0.38×
• Total profit: $-26,177
• Equity at exit: $12,969

Cash invested: $42,000 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,645 high
• Mortgage (P&I): −$787
• Tax from tax record: −$399 /mo · $4,791/yr
• Insurance: −$62
• HOA: −$667
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $174

Break-even live

Break-even rent $2,424

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $259	-5% $216	+0% $174	+5% $132	+10% $89
Rent	-10% $-35	-5% $70	+0% $174	+5% $278	+10% $383
Rate	-1.0pp $250	-0.5pp $212	base $174	+0.5pp $135	+1.0pp $96

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1855 Cleveland St Unit A Hollywood, FL	2.0	1.0	1370	$2,300	$1.68	26d	1	0.20mi
1855 Cleveland St Unit A Hollywood, FL	2.0	1.0	1370	$2,300	$1.68	9d	1	0.20mi
1825 Cleveland St #12 Hollywood, FL	2.0	1.0	857	$2,000	$2.33	13d	1	0.20mi
927 N 17th Ave Unit 1258729P Hollywood, FL	1.0	1.0	818	$5,128	$6.27	18d	1	0.20mi
1907 Cleveland St Unit rear Hollywood, FL	3.0	2.0	1300	$2,500	$1.92	26d	1	0.21mi
1702 McKinley St #4 Hollywood, FL	2.0	2.0	1024	$2,100	$2.05	26d	1	0.27mi
1816 Roosevelt St Hollywood, FL	2.0	1.0	1010	$2,590	$2.56	9d	1	0.29mi
1201 N 16th Ave Hollywood, FL	3.0	2.0	1250	$3,500	$2.80	26d	1	0.31mi
1521 Arthur St Hollywood, FL	3.0	2.0	1140	$4,450	$3.90	21d	1	0.38mi
1944 Taft St Unit 2 Hollywood, FL	2.0	2.0	750	$1,800	$2.40	9d	1	0.38mi
1560 McKinley St Unit 101W Hollywood, FL	2.0	2.0	800	$1,800	$2.25	22d	1	0.39mi
1507 Garfield St Hollywood, FL	2.0	2.0	1287	$5,000	$3.89	16d	1	0.41mi
1629 Taft St Unit 1-2 Hollywood, FL	1.0	1.0	1328	$1,700	$1.28	19d	1	0.44mi
1615 Taft St Hollywood, FL	2.0	2.0	1000	$3,000	$3.00	12d	1	0.46mi
1615 Taft St Hollywood, FL	2.0	2.0	1000	$3,000	$3.00	9d	1	0.46mi
1512 N 15th Ter Hollywood, FL	2.0	1.5	1150	$3,000	$2.61	12d	1	0.46mi
1533 Gabriel St Hollywood, FL	3.0	2.0	1282	$3,100	$2.42	9d	1	0.48mi
1533 Gabriel St Hollywood, FL	3.0	2.0	1282	$3,100	$2.42	26d	1	0.48mi
2127 McKinley St Unit back Hollywood, FL	3.0	2.0	1450	$2,700	$1.86	26d	1	0.49mi
1912 Taylor St Hollywood, FL	2.0	2.0	1440	$3,500	$2.43	26d	1	0.49mi
1432 S Gabriel St Unit 1432 Hollywood, FL	2.0	2.0	1241	$2,600	$2.10	26d	1	0.51mi
2128 Roosevelt St Unit 3 Hollywood, FL	2.0	1.0	850	$2,200	$2.59	0d	1	0.51mi
1670 Harding St Unit A Hollywood, FL	2.0	2.0	850	$2,650	$3.12	7d	1	0.52mi
1776 Polk St Hollywood, FL	1.0–2.0	1.0–2.0	954	$3,598	$3.77	17d	25	0.54mi
1445 Amanda St Unit 1445 Hollywood, FL	2.0	2.0	1241	$2,900	$2.34	5d	1	0.57mi
1445 Amanda St Unit 1445 Hollywood, FL	2.0	2.0	1241	$2,900	$2.34	14d	1	0.57mi
2218 Roosevelt St Hollywood, FL	2.0	2.0	882	$2,600	$2.95	26d	1	0.57mi
923 N 14th Ave Hollywood, FL	2.0	2.0	1354	$4,500	$3.32	26d	1	0.58mi
1012 N 13th Ter Hollywood, FL	3.0	2.0	1003	$6,500	$6.48	26d	1	0.58mi
1521 N 23rd Ave Hollywood, FL	2.0	2.0	750	$2,000	$2.67	26d	1	0.62mi
2242 Taft St Unit N/A Hollywood, FL	2.0	1.0	980	$11,000	$11.22	26d	1	0.65mi
1826 N 22nd Ave Unit 1826 Hollywood, FL	2.0	1.0	900	$1,900	$2.11	26d	1	0.66mi
1918 Liberty St Hollywood, FL	3.0	2.0	1480	$4,400	$2.97	26d	1	0.67mi
1818 Hollywood Blvd Hollywood, FL	3.0	1.0–2.5	1089	$4,166	$3.83	0d	26	0.68mi
1958 Liberty St Hollywood, FL	1.0	1.0	3837	$1,469	$0.38	4d	2	0.68mi
2206 Coolidge St Unit A Hollywood, FL	2.0	1.0	763	$3,100	$4.06	9d	1	0.71mi
1957 Liberty St Unit 1 Hollywood, FL	2.0	1.0	832	$2,100	$2.52	0d	1	0.72mi
1737 Liberty St #10 Hollywood, FL	2.0	1.0	825	$2,125	$2.58	26d	1	0.73mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	3d	1	0.74mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	16d	1	0.74mi

HOA detail condo

• Monthly dues: $667 · $8,004/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $150,000 Active 175 DOM
2. 2026-06-18
   days on market $150,000 Active 172 DOM
3. 2026-06-17
   pricedays on market $150,000 Active 171 DOM
4. 2026-06-16
   days on market $155,000 Active 170 DOM
5. 2026-06-15
   days on market $155,000 Active 169 DOM
6. 2026-06-13
   days on market $155,000 Active 167 DOM
7. 2026-06-09
   days on market $155,000 Active 163 DOM
8. 2026-06-07
   days on market $155,000 Active 161 DOM
9. 2026-06-04
   days on market $155,000 Active 158 DOM
10. 2026-06-03
    days on market $155,000 Active 157 DOM
11. 2026-06-02
    days on market $155,000 Active 156 DOM
12. 2026-06-01
    days on market $155,000 Active 155 DOM
13. 2026-05-31
    days on market $155,000 Active 154 DOM
14. 2026-05-19
    price $155,000
15. 2026-05-13
    status Active
16. 2026-05-06
    status Pending
17. 2026-04-14
    price $166,250
18. 2026-01-02
    status Active
19. 2025-12-16
    status Pending
20. 2025-12-09
    status Active
21. 2025-12-04
    listed $175,000 Active
22. 1993-03-24
    soldstatus $50,000
23. 1980-04-01
    soldstatus $39,900

ⓘ 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: $4,791 · $399/mo
• Projected year-2 tax: $4,791 · $399/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 5/10 Major FEMA zone X (shaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $31,737
• − Mortgage interest: −$8,402
• − Property taxes: −$4,791
• − Insurance: −$750
• − Repairs & maintenance: −$2,539
• − Management: −$2,539
• − HOA: −$8,004
• − Depreciation: −$4,364
• Taxable income: $348
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $2,005/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

+288.5% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $155,000 MARMLS
• 2026-05-13 Relisted — MARMLS
• 2026-05-06 Pending — MARMLS
• 2026-04-14 Price Changed $166,250 MARMLS
• 2026-01-02 Relisted — MARMLS
• 2025-12-16 Pending — MARMLS
• 2025-12-09 Relisted — MARMLS
• 2025-12-04 Listed $175,000 MARMLS
• 1993-03-24 Sold (Public Records) $50,000 Public Records
• 1980-04-01 Sold (Public Records) $39,900 Public Records

Property tax history

+21.4%/yr

Latest (2025): $4,791 · +774.3% YoY. Source: county tax records.