7897 Golf Cir Dr #309 · Margate, FL 33063

$99,500

2 bd · 2.0 ba · 920 sqft · Condo public records · 182 Days on market

Built 1974 $525/mo HOA · 30% of rent

---

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 +18.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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 MLS

Extra special 3rd floor 2/2 condo located in Oriole Golf & Tennis Club with STUNNING views! Centrally located - close to major roads, shopping and dining. MUST SEE! This is a Freddie Mac HomeSteps property. This property is eligible under the Freddie Mac First Look Initiative through 08/06/2011. Owner Occupant Form MUST be signed by all owner occupants.

Key facts

• Porcelain shower
• Modern kitchen
• Granite countertops

Tags

• MODERN KITCHEN
• GRANITE COUNTERTOPS
• FULLY RENOVATED BATHROOM
• PORCELAIN SHOWER
• SCREENED-IN BALCONY
• GAME AREA VIEWS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee ($525); HOA covers association management, common areas, cable TV, insurance, grounds and structure maintenance, pest control, pool(s), reserve fund, sewer, trash, and water; Community amenities include clubhouse, elevator(s), fitness center, golf course, laundry, barbecue, picnic area, shuffleboard court, and tennis court(s); Golf course community; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Home design: Attached property; 3 total stories; Entry on 3rd floor
• Construction: Block construction; Effective year built
• Exterior features: Patio; Storm/security shutters; On golf course

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Living/Dining room; Third-floor entry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 33% of the median local income ($63k/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 $688 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 182 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $100k implies a 315% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 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. 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: 1.75% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 4.8

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-11,563
• Equity at exit: $14,836

10-year hold

• IRR: -4.8%
• Equity multiple: 0.71×
• Total profit: $-8,133
• Equity at exit: $8,603

Cash invested: $27,860 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$522
• Tax from tax record: −$196 /mo · $2,357/yr
• Insurance: −$41
• HOA: −$525
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $94

Break-even live

Break-even rent $1,626

Max offer price $99,500

Occupancy floor 90%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7897 Golf Circle Dr #108 Margate, FL	1.0	1.5	775	$1,450	$1.87	17d	1	0.02mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,450	$1.92	5d	2	0.07mi
1010 Country Club Dr #206 Margate, FL	1.0	1.5	775	$1,450	$1.87	24d	1	0.11mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	18d	1	0.19mi
1030 Country Club Dr #309 Margate, FL	2.0	2.0	1038	$1,450	$1.40	24d	1	0.19mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	4d	1	0.19mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,800	$2.16	4d	2	0.20mi
7797 Golf Circle Dr #310 Margate, FL	2.0	2.0	930	$1,800	$1.94	24d	1	0.20mi
1045 NW 73rd Ave Margate, FL	2.0	1.0	1036	$2,500	$2.41	24d	1	0.21mi
7605 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,500	$1.52	24d	1	0.22mi
7600 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,600	$1.62	24d	1	0.24mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	22d	2	0.24mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	17d	1	0.24mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	24d	1	0.24mi
1035 Country Club Dr Margate, FL	1.0–2.0	1.0–2.0	925	$1,499	$1.62	24d	2	0.25mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,200	$2.07	7d	1	0.25mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,250	$2.12	17d	1	0.25mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	24d	1	0.26mi
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	24d	1	0.26mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	757	$1,525	$2.01	20d	4	0.27mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	17d	2	0.27mi
7305 NW 5th Pl #206 Margate, FL	2.0	2.0	990	$1,650	$1.67	24d	1	0.27mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	24d	1	0.32mi
7600 NW 4th Pl #207 Margate, FL	2.0	2.0	990	$1,700	$1.72	24d	1	0.33mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	24d	1	0.33mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	3d	1	0.33mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	12d	1	0.35mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	2d	1	0.35mi
7300 NW 4th Pl #101 Margate, FL	2.0	2.0	990	$1,400	$1.41	20d	1	0.38mi
7205 W Atlantic Blvd #101 Margate, FL	2.0	2.0	990	$1,500	$1.52	24d	1	0.41mi
480 NW 76th Ave #105 Margate, FL	1.0	2.0	960	$1,500	$1.56	24d	1	0.45mi
7320 NW 18th St #204 Margate, FL	2.0	2.0	1000	$1,600	$1.60	24d	1	0.48mi
7460 NW 18th St #201 Margate, FL	2.0	2.0	1000	$2,100	$2.10	24d	1	0.50mi
370 NW 76th Ave #202 Margate, FL	2.0	2.0	1100	$1,950	$1.77	11d	1	0.51mi
1480 NW 80th Ave #402 Margate, FL	2.0	2.0	1000	$1,875	$1.88	7d	1	0.52mi
7420 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.53mi
7310 NW 18th St #107 Margate, FL	2.0	2.0	1000	$1,900	$1.90	24d	1	0.53mi
7300 Lake Circle Dr #107 Margate, FL	2.0	2.0	1100	$1,850	$1.68	14d	1	0.54mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,680	$1.98	24d	1	0.55mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,600	$1.88	7d	1	0.55mi

HOA detail condo

• Monthly dues: $525 · $6,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $99,500 Active 182 DOM
2. 2026-06-17
   days on market $99,500 Active 181 DOM
3. 2026-06-16
   days on market $99,500 Active 180 DOM
4. 2026-06-15
   days on market $99,500 Active 179 DOM
5. 2026-06-13
   days on market $99,500 Active 177 DOM
6. 2026-06-09
   days on market $99,500 Active 173 DOM
7. 2026-06-07
   days on market $99,500 Active 171 DOM
8. 2026-06-04
   pricedays on market $99,500 Active 168 DOM
9. 2026-06-03
   days on market $109,500 Active 167 DOM
10. 2026-06-02
    days on market $109,500 Active 166 DOM
11. 2026-06-01
    days on market $109,500 Active 165 DOM
12. 2026-05-31
    days on market $109,500 Active 164 DOM
13. 2026-05-06
    price $109,500
14. 2026-04-09
    price $114,500
15. 2025-12-18
    listed $119,500 Active
16. 2025-12-17
    historical $1,650
17. 2025-12-12
    historical
18. 2025-11-17
    listed $1,650
19. 2025-10-17
    price $129,000
20. 2025-08-06
    historical $1,650
21. 2025-08-05
    price $135,000
22. 2025-07-31
    listed $1,650
23. 2025-06-26
    historical $1,650
24. 2025-04-06
    price $140,000
25. 2025-02-27
    listed $1,650
26. 2025-01-16
    price $154,000
27. 2024-12-18
    listed $159,000 Active
28. 2024-12-17
    historical $1,550
29. 2024-08-19
    listed $1,550
30. 2011-09-14
    soldstatus $24,000 362-char remark

    Show marketing remark (362 chars)

    Extra special 3rd floor 2/2 condo located in Oriole Golf & Tennis Club with STUNNING views! Centrally located - close to major roads, shopping and dining. MUST SEE! This is a Freddie Mac HomeSteps property. This property is eligible under the Freddie Mac First Look Initiative through 08/06/2011. Owner Occupant Form MUST be signed by all owner occupants.

31. 2005-01-18
    soldstatus $92,400
32. 2004-10-18
    soldstatus $61,500
33. 1975-02-01
    soldstatus $22,500

ⓘ 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: $2,357 · $196/mo
• Projected year-2 tax: $2,357 · $196/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $20,947
• − Mortgage interest: −$5,574
• − Property taxes: −$2,357
• − Insurance: −$498
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − HOA: −$6,300
• − Depreciation: −$2,895
• Taxable loss: −$27
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $1,139/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

+386.7% since first listed

21 events — show timeline

• 2026-05-06 Price Changed $109,500 MARMLS
• 2026-04-09 Price Changed $114,500 MARMLS
• 2025-12-18 Listed $119,500 MARMLS
• 2025-12-17 Rental Removed $1,650 MARMLS
• 2025-12-12 Listing Removed — MARMLS
• 2025-11-17 Listed for Rent $1,650 MARMLS
• 2025-10-17 Price Changed $129,000 MARMLS
• 2025-08-06 Rental Removed $1,650 MARMLS
• 2025-08-05 Price Changed $135,000 MARMLS
• 2025-07-31 Listed for Rent $1,650 MARMLS
• 2025-06-26 Rental Removed $1,650 MARMLS
• 2025-04-06 Price Changed $140,000 MARMLS
• 2025-02-27 Listed for Rent $1,650 MARMLS
• 2025-01-16 Price Changed $154,000 MARMLS
• 2024-12-18 Listed $159,000 MARMLS
• 2024-12-17 Rental Removed $1,550 GFLMLS
• 2024-08-19 Listed for Rent $1,550 GFLMLS
• 2011-09-14 Sold (MLS) $24,000 MARMLS
• 2005-01-18 Sold (Public Records) $92,400 Public Records
• 2004-10-18 Sold (Public Records) $61,500 Public Records
• 1975-02-01 Sold (Public Records) $22,500 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,357 · +7.0% YoY. Source: county tax records.