6520 Winfield Blvd #103 · Margate, FL 33063

$99,000

1 bd · 1.0 ba · 560 sqft · Condo public records · 1296 Days on market

Built 1973 $348/mo HOA · 22% 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 +22.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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

Beautiful condo 1 bed/1 bath with a large size livingroom. All ages are welcome!! NO RENTALS! As is no a/c no hot water heater. Centrally located, near mayor roads and public transportation, minutes from Pompano Beach. Close to shoping centers, hospitals, restaurants, schools and much more. The association requires 25% down payment.

Key facts

• $348 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Association pool; Association laundry
• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Monthly association fee; Association amenities include clubhouse, laundry room, and pool; Association covers management, common area maintenance, laundry, building maintenance, parking, pool(s), roof, sewer, water, and reserve fund

Exterior

• Parking: One assigned parking space
• Utilities: Water included in association; Sewer included in association; Electricity (standard service)
• Home design: Attached property; 2-story building; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Association pool

Interior

• Kitchen: Dishwasher
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Tile flooring
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.3% in Margate — 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 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.
• Market conditions: Rents rising (+1.9%/yr); 548 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $684 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.

Negotiation context

• It's been on market 1296 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $90k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $99k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 1296 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 1973 — 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. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 5.3

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-7,158
• Equity at exit: $14,761

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,442
• Equity at exit: $8,560

Cash invested: $27,720 (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: 548
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$519
• Tax from tax record: −$161 /mo · $1,929/yr
• Insurance: −$41
• HOA: −$348
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $161

Break-even live

Break-even rent $1,353

Max offer price $99,000

Occupancy floor 85%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6501 Winfield Blvd Unit A50 Margate, FL	1.0	1.0	720	$1,395	$1.94	13d	1	0.07mi
6501 Winfield Blvd Unit A53 Margate, FL	1.0	1.0	720	$1,550	$2.15	24d	1	0.07mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	17d	1	0.07mi
6501 Winfield Blvd Unit A33 Margate, FL	1.0	1.0	720	$1,400	$1.94	24d	1	0.07mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	4d	1	0.07mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	20d	2	0.11mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	10d	2	0.11mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	12d	1	0.12mi
6505 Winfield Blvd Unit 53B Margate, FL	1.0	1.0	720	$1,500	$2.08	13d	1	0.12mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	13d	1	0.12mi
2698 NW 65th Ave Unit 2704 Margate, FL	1.0	1.0	700	$1,775	$2.54	24d	1	0.19mi
6650 Royal Palm Blvd Unit 110C Margate, FL	1.0	1.0	540	$1,450	$2.69	7d	1	0.42mi
6550 Royal Palm Blvd Unit 105A Margate, FL	1.0	1.0	540	$1,500	$2.78	24d	1	0.42mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	3d	1	0.44mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	2d	1	0.47mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	1d	1	0.48mi
6670 Royal Palm Blvd Unit 205K Margate, FL	1.0	1.5	720	$1,300	$1.81	2d	1	0.48mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.48mi
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.51mi
3430 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,680	$2.01	22d	2	0.98mi
3430 Pinewalk Dr N #625 Margate, FL	1.0	1.0	712	$1,680	$2.36	1d	1	0.98mi
3390 Pinewalk Dr N #1016 Margate, FL	1.0	1.0	712	$1,750	$2.46	2d	1	0.99mi
1251 W River Dr Unit 3 Margate, FL	1.0	1.0	500	$1,500	$3.00	13d	1	0.99mi
6890 W Sample Rd #6890 Coral Springs, FL	1.0	1.0	716	$1,850	$2.58	18d	1	1.01mi
6838 W Sample Rd #6838 Coral Springs, FL	1.0	1.0	716	$1,680	$2.35	24d	1	1.01mi
6824 W Sample Rd #6824 Coral Springs, FL	1.0	1.0	716	$1,800	$2.51	24d	1	1.01mi
6812 W Sample Rd #6812 Coral Springs, FL	1.0	1.0	716	$1,700	$2.37	24d	1	1.01mi
6572 W Sample Rd #6572 Coral Springs, FL	1.0	1.0	716	$1,750	$2.44	24d	1	1.03mi
6650 W Sample Rd Coral Springs, FL	1.0	1.0	716	$1,750	$2.44	24d	1	1.03mi
6660 W Sample Rd #6660 Coral Springs, FL	1.0	1.0	716	$1,800	$2.51	24d	1	1.03mi
6674 W Sample Rd #6674 Coral Springs, FL	1.0	1.0	716	$1,700	$2.37	14d	1	1.03mi
6758 W Sample Rd #6758 Coral Springs, FL	1.0	1.0	716	$1,850	$2.58	24d	1	1.04mi
3350 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,650	$1.97	7d	3	1.11mi
3350 Pinewalk Dr N #1413 Margate, FL	1.0	1.0	712	$1,750	$2.46	10d	1	1.11mi
5800 Margate Blvd Unit 411-4 Margate, FL	1.0	1.0	728	$1,650	$2.27	24d	1	1.13mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,700	$2.39	4d	1	1.16mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,750	$2.46	11d	1	1.16mi
5137 NW 28th St Margate, FL	1.0	1.0	400	$1,350	$3.38	3d	1	1.18mi
5137 NW 28th St Margate, FL	1.0	1.0	400	$1,350	$3.38	24d	1	1.18mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	22d	2	1.23mi

HOA detail condo

• Monthly dues: $348 · $4,176/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $99,000 Active 1296 DOM
2. 2026-06-17
   days on market $99,000 Active 1295 DOM
3. 2026-06-16
   days on market $99,000 Active 1294 DOM
4. 2026-06-15
   days on market $99,000 Active 1293 DOM
5. 2026-06-13
   days on market $99,000 Active 1291 DOM
6. 2026-06-09
   days on market $99,000 Active 1287 DOM
7. 2026-06-07
   days on market $99,000 Active 1285 DOM
8. 2026-06-04
   days on market $99,000 Active 1282 DOM
9. 2026-06-03
   days on market $99,000 Active 1281 DOM
10. 2026-06-02
    days on market $99,000 Active 1280 DOM
11. 2026-06-01
    days on market $99,000 Active 1279 DOM
12. 2026-05-31
    days on market $99,000 Active 1278 DOM
13. 2025-09-19
    price $99,000
14. 2025-08-06
    price $104,000
15. 2025-06-24
    price $105,000
16. 2025-01-30
    status Active
17. 2024-09-16
    price $109,000
18. 2024-05-20
    price $119,000
19. 2024-05-09
    price $129,000
20. 2023-06-12
    price $149,000
21. 2023-04-12
    price $165,000
22. 2023-01-03
    price $179,000
23. 2022-11-14
    listed $189,000 Active
24. 2020-03-15
    historical
25. 2019-10-03
    price $70,000
26. 2018-07-26
    listed $75,000 Active
27. 2013-10-18
    historical
28. 1992-02-01
    soldstatus $22,000

ⓘ 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: $1,929 · $161/mo
• Projected year-2 tax: $1,929 · $161/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 4 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,690
• − Mortgage interest: −$5,546
• − Property taxes: −$1,929
• − Insurance: −$495
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − HOA: −$4,176
• − Depreciation: −$2,880
• Taxable income: $673
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $1,773/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

+350.0% since first listed

16 events — show timeline

• 2025-09-19 Price Changed $99,000 MARMLS
• 2025-08-06 Price Changed $104,000 MARMLS
• 2025-06-24 Price Changed $105,000 MARMLS
• 2025-01-30 Relisted — MARMLS
• 2024-09-16 Price Changed $109,000 MARMLS
• 2024-05-20 Price Changed $119,000 MARMLS
• 2024-05-09 Price Changed $129,000 MARMLS
• 2023-06-12 Price Changed $149,000 MARMLS
• 2023-04-12 Price Changed $165,000 MARMLS
• 2023-01-03 Price Changed $179,000 MARMLS
• 2022-11-14 Listed $189,000 MARMLS
• 2020-03-15 Listing Removed — MARMLS
• 2019-10-03 Price Changed $70,000 MARMLS
• 2018-07-26 Listed $75,000 MARMLS
• 2013-10-18 Listing Removed — MARMLS
• 1992-02-01 Sold (Public Records) $22,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,929 · +1.9% YoY. Source: county tax records.