7360 NW 1st St #206 · Margate, FL 33063

$84,000

2 bd · 2.0 ba · 990 sqft · Condo public records · 33 Days on market

Built 1975 $530/mo HOA · 29% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Oriole Gardens Three is a Fun & Active 55+ Community. This unit is next to the Pool and Club House. Features 2 Bedrooms & 2 Bathrooms, Ceramic Tile and Laminate Flooring, New Interior Doors, Freshly Painted, New AC compressor, Water Filtration/Kitchen Sink. Close to Pompano Beach, Restaurants, Shopping & All Major Highways. Get Acquainted with your neighbors while Relaxing by the Pool or a night out playing Bingo, Bunco or Shuffleboard. Enjoy Dinner Parties, Happy Hours and BBQ's are just some of the many Social Events. Association takes care of Roof repairs, Basic Cable & Water and Requires 700+CS, POI $40k. Strong Community w/ NO Assessments. There is NO RENTING P

Key facts

• 55+ community
• Next to pool
• Laminate flooring

Tags

• 55+ COMMUNITY
• NEXT TO POOL
• CLUB HOUSE
• CERAMIC TILE
• LAMINATE FLOORING
• NEW INTERIOR DOORS

Property features AI

Finance

• Other: Building name/number: 89; Building area source: Public Records
• Financial info: Not a land lease; Pets not allowed; Senior community
• HOA & community: Has association; Quarterly HOA fee; HOA covers maintenance of grounds and structure, pest control, trash, water, common areas, roof repairs, and pool service; Association amenities: Billiard room, Clubhouse, Fitness center, Picnic area, Parking, Pool, Shuffleboard court, Storage, Bocce ball, Business center, Community room, Maintenance

Exterior

• Parking: Assigned parking; Guest parking; Open parking; Total of 1 parking space
• Security: Smoke detector(s); Other security features
• Utilities: Public water; Public sewer; Cable available; Electricity available; Underground utilities; Water available; Sewer available
• Home design: Condominium; Two-story building; Entry on second floor; Resale condition
• Construction: Built with CBS construction; Shingle roof; 990 sq ft living area (public records)
• Exterior features: Second-floor entry; Not waterfront; Faces south; West of US-1 road frontage

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $84k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#85 in FL, #1,398 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities F.
• 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: Morrow Elementary School (math 22% / reading 32%, grade F, #1,969 of 2,144 statewide, top 94%, 516 students, 83% FRL); Silver Lakes Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 782 students, 77% FRL); Coconut Creek High School (math 13% / reading 26%, grade F, #562 of 667 statewide, top 85%, 1,892 students, 72% FRL) — zoned schools average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-24 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 (+1.9%/yr); 558 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $48k; list at $84k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,480 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.18% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.29%
• DSCR: 1.95
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.48×
• Total profit: $11,331
• Equity at exit: $12,525

10-year hold

• IRR: 20.2%
• Equity multiple: 2.60×
• Total profit: $37,546
• Equity at exit: $7,263

Cash invested: $23,520 (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 33063

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 558
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,835 high
• Mortgage (P&I): −$441
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$35
• HOA: −$530
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $417

Break-even live

Break-even rent $1,307

Max offer price $84,000

Occupancy floor 72%

Sensitivity live

Price	-10% $465	-5% $441	+0% $417	+5% $393	+10% $370
Rent	-10% $272	-5% $345	+0% $417	+5% $490	+10% $562
Rate	-1.0pp $460	-0.5pp $439	base $417	+0.5pp $395	+1.0pp $373

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7431 NW 1st St Margate, FL	2.0	2.0	1100	$1,900	$1.73	25d	1	0.09mi
7561 NW 1st St #204 Margate, FL	1.0	2.0	960	$1,750	$1.82	5d	1	0.13mi
260 NW 76th Ave #406 Margate, FL	2.0	2.0	1100	$1,700	$1.55	25d	1	0.14mi
260 NW 76th Ave #404 Margate, FL	1.0	2.0	960	$1,500	$1.56	25d	1	0.14mi
7300 Lake Circle Dr #107 Margate, FL	2.0	2.0	1100	$1,850	$1.68	14d	1	0.16mi
357 N Rock Island Rd #207 Margate, FL	2.0	2.0	1100	$1,720	$1.56	11d	1	0.18mi
357 N Rock Island Rd #407 Margate, FL	2.0	2.0	1100	$1,700	$1.55	3d	1	0.18mi
357 N Rock Island Rd #207 Margate, FL	2.0	2.0	1100	$1,720	$1.56	25d	1	0.18mi
370 NW 76th Ave #202 Margate, FL	2.0	2.0	1100	$1,950	$1.77	12d	1	0.20mi
480 NW 76th Ave #105 Margate, FL	1.0	2.0	960	$1,500	$1.56	25d	1	0.25mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	4d	1	0.36mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	25d	1	0.36mi
7205 W Atlantic Blvd #101 Margate, FL	2.0	2.0	990	$1,500	$1.52	25d	1	0.36mi
7600 NW 4th Pl #207 Margate, FL	2.0	2.0	990	$1,700	$1.72	25d	1	0.37mi
7300 NW 4th Pl #101 Margate, FL	2.0	2.0	990	$1,400	$1.41	21d	1	0.37mi
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	25d	1	0.43mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	25d	1	0.44mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	25d	1	0.45mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	17d	1	0.45mi
7600 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,600	$1.62	25d	1	0.46mi
7605 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,500	$1.52	25d	1	0.48mi
7305 NW 5th Pl #206 Margate, FL	2.0	2.0	990	$1,650	$1.67	25d	1	0.49mi
551 Kathy Ct Margate, FL	2.0	1.0–2.0	851	$1,945	$2.29	4d	2	0.54mi
563 Kathy Ct Margate, FL	2.0	2.0	875	$2,035	$2.33	25d	1	0.55mi
7901 Southgate Blvd Apt C5 North Lauderdale, FL	2.0	2.0	1010	$2,100	$2.08	3d	1	0.55mi
568 Kathy Ct Margate, FL	2.0	2.0	875	$1,995	$2.28	25d	1	0.57mi
631 Kathy Ct Margate, FL	2.0	2.0	875	$1,995	$2.28	18d	1	0.62mi
7710 SW 6th St North Lauderdale, FL	2.0	1.0	1056	$2,525	$2.39	4d	1	0.65mi
8011 Southgate Blvd Unit L1 North Lauderdale, FL	2.0	2.0	1010	$2,100	$2.08	4d	1	0.67mi
8011 Southgate Blvd Unit L1 North Lauderdale, FL	2.0	2.0	1010	$2,099	$2.08	23d	1	0.67mi
7897 Golf Circle Dr #108 Margate, FL	1.0	1.5	775	$1,450	$1.87	17d	1	0.69mi
6891 SW 7th St Margate, FL	2.0	1.0	827	$1,995	$2.41	23d	1	0.69mi
6897 SW 7th St Margate, FL	2.0	1.0	827	$1,895	$2.29	17d	1	0.69mi
1010 Country Club Dr #206 Margate, FL	1.0	1.5	775	$1,450	$1.87	25d	1	0.72mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,250	$2.12	18d	1	0.73mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,200	$2.07	8d	1	0.73mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	23d	2	0.74mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,450	$1.92	5d	2	0.76mi
1045 NW 73rd Ave Margate, FL	2.0	1.0	1036	$2,500	$2.41	25d	1	0.76mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	25d	1	0.79mi

HOA detail condo

• Monthly dues: $530 · $6,360/yr
• Likely covers: watercableroofpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $84,000 Active 33 DOM
2. 2026-06-18
   days on market $84,000 Active 30 DOM
3. 2026-06-17
   days on market $84,000 Active 29 DOM
4. 2026-06-16
   days on market $84,000 Active 28 DOM
5. 2026-06-15
   days on market $84,000 Active 27 DOM
6. 2026-06-13
   days on market $84,000 Active 25 DOM
7. 2026-06-09
   days on market $84,000 Active 21 DOM
8. 2026-06-08
   days on market $84,000 Active 20 DOM
9. 2026-06-07
   days on market $84,000 Active 19 DOM
10. 2026-06-04
    days on market $84,000 Active 16 DOM
11. 2026-06-03
    days on market $84,000 Active 15 DOM
12. 2026-06-02
    days on market $84,000 Active 14 DOM
13. 2026-06-01
    days on market $84,000 Active 13 DOM
14. 2026-05-31
    days on market $84,000 Active 12 DOM
15. 2026-05-19
    listed $84,000 Active
16. 2026-05-17
    historical
17. 2026-04-06
    price $84,000
18. 2026-03-27
    price $89,000
19. 2026-03-17
    price $94,000
20. 2025-03-18
    listed $95,000 Active
21. 2016-08-17
    soldstatus $48,000
22. 2005-02-07
    soldstatus $65,000
23. 2002-10-31
    soldstatus $41,000
24. 1996-10-02
    soldstatus $30,000

ⓘ 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: $321 · $27/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$376/yr (+$31/mo · 117.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,018
• − Mortgage interest: −$4,705
• − Property taxes: −$321
• − Insurance: −$420
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − HOA: −$6,360
• − Depreciation: −$2,444
• Taxable income: $4,245
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $3,988/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 — Margate

• Score: 81/100
• State rank: #85
• US rank: #1398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Margate, FL
• County: Broward County · 1,963,430 people
• City population: 55,466
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 55,466
• Household income: $62,918
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 2290.0

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 0.72)
• Race & ethnicity: White 34% Hispanic / Latino 29% Black 28% Two or more races 18% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 3% Dominican 3%
• Common ancestry: Hispanic 6% Romanian 2% Estonian 2%
• Foreign-born: 36% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 24% French/Haitian/Cajun 7% Other Indo-European 4%

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: ▼ -87.17%
• Current HPI: 393.9225
• Rent YoY: ▲ 1.94%
• 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

+180.0% since first listed

10 events — show timeline

• 2026-05-19 Listed $84,000 Beaches MLS
• 2026-05-17 Listing Removed — Beaches MLS
• 2026-04-06 Price Changed $84,000 Beaches MLS
• 2026-03-27 Price Changed $89,000 Beaches MLS
• 2026-03-17 Price Changed $94,000 Beaches MLS
• 2025-03-18 Listed $95,000 Beaches MLS
• 2016-08-17 Sold (Public Records) $48,000 Public Records
• 2005-02-07 Sold (Public Records) $65,000 Public Records
• 2002-10-31 Sold (Public Records) $41,000 Public Records
• 1996-10-02 Sold (Public Records) $30,000 Public Records

Property tax history

-6.1%/yr

Latest (2025): $321 · +2.0% YoY. Source: county tax records.