1333 S Dixie Hwy #202 · Deerfield Beach, FL 33441

$158,900

2 bd · 1.0 ba · 709 sqft · Condo public records · 99 Days on market

Built 1974 $326/mo HOA · 16% 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 +24.6/30.0
• DSCR +7.9/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GOOD FOR FIRST TIME HOME BUYER

Key facts

• $326 HOA
• Built 1974
• Listed 98 days

Property features AI

Finance

• HOA & community: Monthly association fee; Association pays for grounds maintenance; Association amenities: Other; Senior community; Pets allowed with no restrictions

Exterior

• Home design: Condominium; Resale; 2-story building; Entry level: 1
• Construction: CBS construction
• Exterior features: First-floor entry; Not waterfront

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.2% in Deerfield Beach — 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 75/100 on livability (#250 in FL, #3,970 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities D-, employment 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: Park Ridge Elementary School (math 26% / reading 24%, grade F, #2,030 of 2,144 statewide, top 95%, 577 students, 79% FRL); Deerfield Beach Middle School (math 30% / reading 39%, grade F, #421 of 571 statewide, top 74%, 1,140 students, 72% FRL); Deerfield Beach High School (math 12% / reading 37%, grade F, #505 of 667 statewide, top 79%, 2,251 students, 69% FRL) — zoned schools average 73% FRL vs 51% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-20 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.2%/yr); 297 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 41% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 99 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $144,599 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.26% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-6,435
• Equity at exit: $23,693

10-year hold

• IRR: 4.8%
• Equity multiple: 1.34×
• Total profit: $15,057
• Equity at exit: $13,739

Cash invested: $44,492 (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 33441

• Rents YoY: 2.2%
• Active inventory: 297
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$833
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$66
• HOA: −$326
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $327

Break-even live

Break-even rent $1,591

Max offer price $158,900

Occupancy floor 79%

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 SW 13th Pl Deerfield Beach, FL	2.0	1.0	709	$1,695	$2.39	16d	1	0.14mi
737 SE 1st Way Deerfield Beach, FL	1.0–2.0	1.5–2.0	885	$2,100	$2.37	7d	2	0.54mi
1417 SE 3rd Ter Deerfield Beach, FL	1.0	1.0	570	$1,300	$2.28	10d	1	0.64mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$2,350	$2.75	4d	3	0.65mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$2,350	$2.75	7d	3	0.65mi
770 SE 2nd Ave Deerfield Beach, FL	1.0–2.0	1.5–2.0	855	$2,350	$2.75	10d	2	0.65mi
550 SE 2nd Ave Unit G3 Deerfield Beach, FL	1.0	1.0	650	$1,550	$2.38	7d	1	0.79mi
540 SE 2nd Ave Unit J4 Deerfield Beach, FL	1.0	1.0	650	$1,500	$2.31	7d	1	0.80mi
1325 SE 8th Ave Deerfield Beach, FL	2.0	1.0	800	$1,900	$2.38	24d	4	0.95mi
1850 NE 48th St Pompano Beach, FL	1.0–3.0	1.0–1.5	827	$1,975	$2.39	24d	1	1.05mi
1960 NE 48th St Unit 9 Pompano Beach, FL	1.0	1.0	700	$1,500	$2.14	22d	1	1.10mi
4611 N Federal Hwy Pompano Beach, FL	1.0–3.0	1.0–2.0	969	$2,616	$2.70	1d	9	1.17mi
329 Farnham P #329 Deerfield Beach, FL	1.0	1.5	700	$1,450	$2.07	24d	1	1.36mi
236 SE 9th Ave Deerfield Beach, FL	1.0	1.0	650	$1,645	$2.53	13d	1	1.36mi
224 SE 9th Ave Deerfield Beach, FL	1.0	1.0	650	$1,645	$2.53	24d	1	1.37mi
1330 NE 41st Dr #2 Pompano Beach, FL	1.0	1.0	400	$1,750	$4.38	10d	1	1.39mi
137 Farnham F Deerfield Beach, FL	1.0	1.5	708	$2,000	$2.82	24d	1	1.45mi
137 Farnham F #137 Deerfield Beach, FL	1.0	1.5	700	$2,500	$3.57	24d	1	1.45mi
2115 NE 42nd Ct Unit 206N Lighthouse Point, FL	1.0	1.0	560	$1,600	$2.86	24d	1	1.46mi

HOA detail condo

• Monthly dues: $326 · $3,912/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $158,900 Active 99 DOM
2. 2026-06-17
   days on market $158,900 Active 98 DOM
3. 2026-06-16
   days on market $158,900 Active 97 DOM
4. 2026-06-15
   days on market $158,900 Active 96 DOM
5. 2026-06-13
   days on market $158,900 Active 94 DOM
6. 2026-06-09
   days on market $158,900 Active 90 DOM
7. 2026-06-07
   days on market $158,900 Active 88 DOM
8. 2026-06-04
   days on market $158,900 Active 85 DOM
9. 2026-06-03
   days on market $158,900 Active 84 DOM
10. 2026-06-02
    days on market $158,900 Active 83 DOM
11. 2026-06-01
    days on market $158,900 Active 82 DOM
12. 2026-05-31
    days on market $158,900 Active 81 DOM
13. 2026-01-10
    listed $158,900 Active

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $1,319 · $110/mo
• Expected delta: +$939/yr (+$78/mo · 247.2%)

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

Taxation est. · year 1

• Rental income: $24,068
• − Mortgage interest: −$8,901
• − Property taxes: −$380
• − Insurance: −$794
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − HOA: −$3,912
• − Depreciation: −$4,623
• Taxable income: $1,607
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $3,542/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 — Deerfield Beach

• Score: 75/100
• State rank: #250
• US rank: #3970

Category grades

Amenities D- Commute C Cost of living A Crime C+ Employment D- Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deerfield Beach, FL
• County: Broward County · 1,963,430 people
• City population: 61,449
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 30,153
• Household income: $58,594
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 2148.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 39% Black 33% Hispanic / Latino 17% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 11% Estonian 5% Romanian 3%
• Foreign-born: 29% · Canada, Jamaica, Guatemala
• Languages at home: 65% English-only · Spanish 13% French/Haitian/Cajun 11% Other Indo-European 9%

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: ▼ -353.25%
• Current HPI: 404.3829
• Rent YoY: ▲ 2.17%
• 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

1 event — show timeline

• 2026-01-10 Listed $158,900 Beaches MLS

Property tax history

+7.7%/yr

Latest (2025): $380 · +11.6% YoY. Source: county tax records.