6570 Royal Palm Blvd Unit 210j · Margate, FL 33063

$85,000

1 bd · 2.0 ba · 800 sqft · Condo public records · 5 Days on market

Built 1978 $691/mo HOA · 43% of rent

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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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Price Improvement + Impact Windows = Experience Effortless, Turn-Key Living For YOU! 1-Bed, 1.5-Bath With Sparkling Water Views In The Heart Of Margate! Step Inside To A Bright, Open Layout Featuring A Gorgeous Modern Kitchen With Sleek White Finishes, Extra Counter Space, And More Cabinets Than Most One-Bedroom Units. Both Bathrooms Have Been Beautifully Upgraded, Complementing The Shiny, Bright Flooring That Flows Throughout. Expansive Primary Suite With Extra Linen Closet And Walk-In Closet! Enjoy Added Storage, Immaculate Design, And Serene Waterfront Living With Convenient Access To Golf Courses, Dining & More! Move Right In And Start Enjoying The View Today! 690 credit & 3

Key facts

• Updated baths
• New impact windows
• Abundant storage

Tags

• NEW IMPACT WINDOWS
• STYLISH MODERN KITCHEN
• ABUNDANT STORAGE
• EXPANDED COUNTER SPACE
• UPDATED BATHS
• CONTEMPORARY FINISHES

Property features AI

Finance

• Other: Located in a senior community
• Financial info: Property is on a land lease (land lease applies)
• HOA & community: Has homeowners association; Monthly HOA dues; Community amenities: clubhouse, fitness center, picnic area, pool, parking, trash chute, maintenance; HOA covers maintenance of structure, pest control, trash, common areas, elevator

Exterior

• Parking: Assigned parking; Guest parking; 41 parking spaces total
• Security: Community has security features
• Utilities: Cable available
• Home design: Condominium; 3-story building; Entry on second level; Unit faces north; Resale condition
• Construction: Built with block and concrete block (no stucco)
• Exterior features: Second-floor entry; Waterfront property; Waterfront features present

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (24.4% below list).
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $64k (24.4% below list) — sets the bar for cash-flow.

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 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).
• This rent runs 30% 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 $588 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 43% of rent.

Recommended offer $64,271 (24.4% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.87% ✓
• Cap rate: 4.64%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 4.5

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: -28.7%
• Equity multiple: 0.06×
• Total profit: $-22,419
• Equity at exit: $12,674

10-year hold

• IRR: -38.9%
• Equity multiple: -0.42×
• Total profit: $-33,828
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$446
• Tax from tax record: −$202 /mo · $2,422/yr
• Insurance: −$35
• HOA: −$691
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-117

Break-even live

Break-even rent $1,739

Max offer price $64,271

Occupancy floor —

Sensitivity live

Price	-10% $-69	-5% $-93	+0% $-117	+5% $-141	+10% $-165
Rent	-10% $-243	-5% $-180	+0% $-117	+5% $-55	+10% $8
Rate	-1.0pp $-75	-0.5pp $-96	base $-117	+0.5pp $-139	+1.0pp $-162

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6570 Royal Palm Blvd Unit 206J Margate, FL	2.0	2.0	970	$1,800	$1.86	4d	1	0.03mi
6550 Royal Palm Blvd Unit 105A Margate, FL	1.0	1.0	540	$1,500	$2.78	25d	1	0.06mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	2d	1	0.10mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.10mi
6670 Royal Palm Blvd Unit 205K Margate, FL	1.0	1.5	720	$1,300	$1.81	3d	1	0.10mi
6650 Royal Palm Blvd Unit 110C Margate, FL	1.0	1.0	540	$1,450	$2.69	8d	1	0.12mi
6650 Royal Palm Blvd Unit 315C Margate, FL	2.0	2.0	1100	$1,800	$1.64	25d	1	0.12mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	4d	1	0.13mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	3d	1	0.16mi
6850 Royal Palm Blvd Unit 305G Margate, FL	2.0	2.0	970	$1,675	$1.73	17d	1	0.24mi
6850 Royal Palm Blvd Unit G211 Margate, FL	2.0	2.0	970	$1,700	$1.75	25d	1	0.24mi
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.28mi
6501 Winfield Blvd Unit A33 Margate, FL	1.0	1.0	720	$1,400	$1.94	25d	1	0.55mi
6501 Winfield Blvd Unit A50 Margate, FL	1.0	1.0	720	$1,395	$1.94	14d	1	0.55mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	18d	1	0.55mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	5d	1	0.55mi
6501 Winfield Blvd Unit A53 Margate, FL	1.0	1.0	720	$1,550	$2.15	25d	1	0.55mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	21d	2	0.57mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	11d	2	0.57mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	13d	1	0.58mi
6505 Winfield Blvd Unit 53B Margate, FL	1.0	1.0	720	$1,500	$2.08	14d	1	0.58mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	14d	1	0.58mi
2601 NW 64th Ter Margate, FL	2.0	1.0	945	$1,850	$1.96	25d	1	0.60mi
7370 NW 18th St #107 Margate, FL	2.0	2.0	1000	$2,050	$2.05	22d	1	0.60mi
6611 Winfield Blvd Unit 109B Margate, FL	2.0	1.5	850	$2,000	$2.35	25d	1	0.63mi
6507 Winfield Blvd Unit 126C Margate, FL	1.0	1.5	800	$1,550	$1.94	6d	1	0.64mi
6503 Winfield Blvd Margate, FL	2.0	2.0	1000	$1,800	$1.80	8d	1	0.65mi
1141 W River Dr Margate, FL	2.0	2.0	1100	$1,800	$1.64	22d	1	0.65mi
7380 NW 18th St Margate, FL	2.0	2.0	1000	$1,825	$1.82	5d	2	0.65mi
7310 NW 18th St #107 Margate, FL	2.0	2.0	1000	$1,900	$1.90	25d	1	0.66mi
6503 Winfield Blvd Unit 111D Margate, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.66mi
2698 NW 65th Ave Unit 2704 Margate, FL	1.0	1.0	700	$1,775	$2.54	25d	1	0.67mi
7320 NW 18th St #204 Margate, FL	2.0	2.0	1000	$1,600	$1.60	25d	1	0.71mi
5800 Margate Blvd Unit 411-4 Margate, FL	1.0	1.0	728	$1,650	$2.27	25d	1	0.73mi
5800 Margate Blvd Unit 521-5 Margate, FL	1.0	1.0	800	$1,700	$2.12	25d	1	0.73mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,600	$1.88	8d	1	0.75mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,680	$1.98	25d	1	0.75mi
7460 NW 18th St #201 Margate, FL	2.0	2.0	1000	$2,100	$2.10	25d	1	0.78mi
7420 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.80mi
6008 NW 10th St Unit 2 Margate, FL	1.0	1.0	624	$1,450	$2.32	8d	1	0.83mi

HOA detail condo

• Monthly dues: $691 · $8,292/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $85,000 Active 5 DOM
2. 2026-06-17
   days on market $85,000 Active 4 DOM
3. 2026-06-16
   days on market $85,000 Active 3 DOM
4. 2026-06-15
   days on marketlisting id $85,000 Active 2 DOM
5. 2026-06-04
   days on market $85,000 Active 85 DOM
6. 2026-06-03
   days on market $85,000 Active 84 DOM
7. 2026-06-02
   days on market $85,000 Active 83 DOM
8. 2026-06-01
   days on market $85,000 Active 82 DOM
9. 2026-05-31
   days on market $85,000 Active 81 DOM
10. 2026-04-10
    price $85,000
11. 2025-10-05
    listed $95,000 Active
12. 2023-04-04
    soldstatus $95,000
13. 2021-10-13
    soldstatus $77,000

ⓘ 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: $2,422 · $202/mo
• Projected year-2 tax: $2,422 · $202/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: $19,088
• − Mortgage interest: −$4,761
• − Property taxes: −$2,422
• − Insurance: −$425
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − HOA: −$8,292
• − Depreciation: −$2,473
• Taxable loss: −$2,339
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $-847/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

+10.4% since first listed

4 events — show timeline

• 2026-04-10 Price Changed $85,000 Beaches MLS
• 2025-10-05 Listed $95,000 Beaches MLS
• 2023-04-04 Sold (Public Records) $95,000 Public Records
• 2021-10-13 Sold (Public Records) $77,000 Public Records

Property tax history

+18.5%/yr

Latest (2025): $2,422 · +0.2% YoY. Source: county tax records.