6359 SW 1st St · Margate, FL 33068

$354,000

4 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 166 Days on market

Built 1972 6,804 sqft lot Est $433k · 18% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This ranch-style home offers a spacious 4/2 layout and is in good overall condition, with opportunity for minor updates to enhance its value. The property includes a generously sized backyard, ideal for a variety of uses. With solid bones and a practical layout, this home presents a great opportunity in a well-established neighborhood.

Key facts

• Ranch style home
• Spacious layout
• 6,804 sq ft lot

Tags

• RANCH STYLE HOME
• SPACIOUS LAYOUT
• GENEROUSLY SIZED BACKYARD
• WELL ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $354k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $334k (5.7% below list).
• Recommended offer: $312k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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 soft (-0.7%/yr); 298 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).
• At $3,337/mo this rent would consume 63% of the median local household income ($64k/yr) (locally 3073% 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 $2k of loan paydown is wiped out by about $11k 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 166 days — a 12% lower offer ($312k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $311,520 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $432,768
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 SW 65th Ave	0.39mi	4/2.0	1,350 (+5%)	6mo	$356,000	$264	69
6720 NW 7th Ct	0.53mi	4/2.0	1,222 (-5%)	24mo	$410,000	$336	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.26×
• Total profit: $-72,909
• Equity at exit: $52,783

10-year hold

• IRR: -27.1%
• Equity multiple: -0.09×
• Total profit: $-108,084
• Equity at exit: $30,607

Cash invested: $99,120 (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 33068

• Rents YoY: -0.7%
• Active inventory: 298
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,337 high
• Mortgage (P&I): −$1,856
• Tax from tax record: −$726 /mo · $8,718/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $-94

Break-even live

Break-even rent $3,456

Max offer price $337,383

Occupancy floor 98%

Sensitivity live

Price	-10% $106	-5% $6	+0% $-94	+5% $-194	+10% $-294
Rent	-10% $-358	-5% $-226	+0% $-94	+5% $38	+10% $170
Rate	-1.0pp $84	-0.5pp $-4	base $-94	+0.5pp $-186	+1.0pp $-279

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: $88,500
• Closing costs: $10,620
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6777 NW 4th St Margate, FL	3.0	2.0	1306	$3,600	$2.76	24d	1	0.33mi
6230 SW 4th Pl Margate, FL	4.0	2.0	1850	$3,500	$1.89	3d	1	0.35mi
6701 SW 7th Pl North Lauderdale, FL	3.0	2.0	1551	$3,100	$2.00	24d	1	0.61mi
6391 SW 8th St North Lauderdale, FL	3.0	2.0	1162	$3,300	$2.84	24d	1	0.70mi
7306 SW 3rd Ct North Lauderdale, FL	3.0	2.0	1288	$2,685	$2.08	21d	1	0.74mi
521 Princess Dr Margate, FL	3.0	2.5	1592	$2,650	$1.66	24d	1	0.77mi
6515 SW 8th Pl North Lauderdale, FL	4.0	2.0	1677	$3,875	$2.31	11d	1	0.78mi
5537 SW 6th St Margate, FL	4.0	3.0	1517	$6,000	$3.96	24d	1	0.80mi
7461 SW 1st St Margate, FL	3.0	2.0	1350	$3,200	$2.37	13d	1	0.81mi
6481 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1728	$3,650	$2.11	24d	1	0.83mi
5540 Lakewood Cir S Unit F Margate, FL	3.0	3.0	1176	$2,500	$2.13	15d	1	0.83mi
5510 Lakewood Cir S Unit C Margate, FL	3.0	2.0	1176	$2,500	$2.13	18d	1	0.86mi
1363 NW 66th Ave Margate, FL	3.0	1.5	1260	$2,500	$1.98	24d	1	1.02mi
7814 NW 1st Ct Margate, FL	3.0	2.0	1469	$2,950	$2.01	8d	1	1.04mi
6551 Boulevard of Champions #6551 North Lauderdale, FL	4.0	2.5	1472	$2,600	$1.77	24d	1	1.04mi
6551 Boulevard of Champions #6551 North Lauderdale, FL	4.0	2.5	1472	$2,600	$1.77	8d	1	1.04mi
401 SW 76th Ter North Lauderdale, FL	4.0	2.0	1370	$3,500	$2.55	24d	1	1.06mi
6533 Harbour Rd North Lauderdale, FL	4.0	2.0	1180	$3,850	$3.26	24d	1	1.08mi
1038 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$3,000	$2.04	5d	1	1.09mi
256 NW 78th Ter Margate, FL	3.0	2.0	1553	$3,700	$2.38	8d	1	1.09mi
1034 W Jasmine Ln North Lauderdale, FL	3.0	2.0	1470	$2,850	$1.94	24d	1	1.09mi
7400 Kimberly Blvd Unit 202A North Lauderdale, FL	3.0	2.0	1150	$2,800	$2.43	8d	1	1.11mi
861 SW 74th Ter Unit 102D North Lauderdale, FL	3.0	2.0	1150	$2,100	$1.83	24d	1	1.11mi
881 SW 74th Ter Unit 102C North Lauderdale, FL	3.0	2.0	1150	$2,200	$1.91	24d	1	1.12mi
5505 SW 9th St Unit 5505 Margate, FL	3.0	2.0	1526	$4,500	$2.95	17d	1	1.12mi
5505 SW 9th St Margate, FL	3.0	2.0	1526	$4,500	$2.95	24d	1	1.12mi
5505 SW 9th St Margate, FL	3.0	2.0	1526	$4,500	$2.95	8d	1	1.12mi
1001 SW 74th Ave Unit 201a North Lauderdale, FL	3.0	2.0	1150	$2,650	$2.30	5d	1	1.14mi
272 NW 79th Ave Margate, FL	3.0	2.0	1433	$3,500	$2.44	2d	1	1.14mi
915 E Maple St North Lauderdale, FL	3.0	2.0	1470	$3,350	$2.28	14d	1	1.15mi
4979 SW 4th St Margate, FL	3.0	2.0	1056	$3,350	$3.17	20d	1	1.20mi
5750 Lakeside Dr Margate, FL	1.0–3.0	1.0–2.0	862	$2,995	$3.47	2d	9	1.21mi
6903 Rio Pinar North Lauderdale, FL	4.0	2.0	1800	$3,300	$1.83	24d	1	1.21mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	22d	1	1.22mi
6812 Rio Pinar North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	11d	1	1.22mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	17d	1	1.22mi
5380 SW 10th St Margate, FL	5.0	2.0	1828	$5,200	$2.84	24d	1	1.25mi
7480 SW 10th Ct #1 North Lauderdale, FL	3.0	2.0	1200	$3,249	$2.71	24d	1	1.25mi
7603 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1145	$2,875	$2.51	24d	1	1.26mi
7907 SW 3rd St North Lauderdale, FL	4.0	2.0	1114	$4,250	$3.82	24d	1	1.28mi

Listing history 21 events

1. 2026-03-25
   status Pending
2. 2026-03-06
   price $354,000
3. 2026-01-09
   price $361,000
4. 2025-12-05
   price $372,000
5. 2025-10-10
   listed $380,000 Active
6. 2025-10-09
   historical
7. 2025-10-03
   price $380,000
8. 2025-09-19
   price $384,000
9. 2025-09-05
   price $388,000
10. 2025-08-15
    price $392,000
11. 2025-07-31
    price $400,000
12. 2025-07-18
    price $404,000
13. 2025-07-10
    price $417,000
14. 2025-07-02
    price $430,000
15. 2025-06-20
    price $448,000
16. 2025-06-05
    listed $472,000 Active
17. 2018-06-14
    soldstatus $2,209,700
18. 2018-05-15
    soldstatus $259,500
19. 2015-05-29
    soldstatus $150,900
20. 2005-02-01
    soldstatus $199,900
21. 1977-05-01
    soldstatus $31,000

ⓘ 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: $8,718 · $726/mo
• Projected year-2 tax: $8,718 · $726/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $40,046
• − Mortgage interest: −$19,830
• − Property taxes: −$8,718
• − Insurance: −$1,770
• − Repairs & maintenance: −$3,204
• − Management: −$3,204
• − Depreciation: −$10,298
• Taxable loss: −$6,977
• Est. tax savings @ 24.0%: +$1,675
• After-tax cash flow: $546/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): 54,439
• Household income: $64,051
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 3073.0

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 0.61)
• Race & ethnicity: Black 58% Hispanic / Latino 21% Two or more races 13% White 11% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 17% Estonian 1% Lithuanian 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 59% English-only · Spanish 19% French/Haitian/Cajun 15% Other Indo-European 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: ▼ -317.60%
• Current HPI: 426.2972
• Rent YoY: ▼ -0.74%
• 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

+1041.9% since first listed

21 events — show timeline

• 2026-03-25 Pending — MARMLS
• 2026-03-06 Price Changed $354,000 MARMLS
• 2026-01-09 Price Changed $361,000 MARMLS
• 2025-12-05 Price Changed $372,000 MARMLS
• 2025-10-10 Listed $380,000 MARMLS
• 2025-10-09 Listing Removed — MARMLS
• 2025-10-03 Price Changed $380,000 MARMLS
• 2025-09-19 Price Changed $384,000 MARMLS
• 2025-09-05 Price Changed $388,000 MARMLS
• 2025-08-15 Price Changed $392,000 MARMLS
• 2025-07-31 Price Changed $400,000 MARMLS
• 2025-07-18 Price Changed $404,000 MARMLS
• 2025-07-10 Price Changed $417,000 MARMLS
• 2025-07-02 Price Changed $430,000 MARMLS
• 2025-06-20 Price Changed $448,000 MARMLS
• 2025-06-05 Listed $472,000 MARMLS
• 2018-06-14 Sold (Public Records) $2,209,700 Public Records
• 2018-05-15 Sold (Public Records) $259,500 Public Records
• 2015-05-29 Sold (Public Records) $150,900 Public Records
• 2005-02-01 Sold (Public Records) $199,900 Public Records
• 1977-05-01 Sold (Public Records) $31,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $8,718 · +7.4% YoY. Source: county tax records.