6890 Royal Palm Blvd Unit 111h · Margate, FL 33063

$95,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 6 Days on market

Built 1986 $643/mo HOA · 37% 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 +17.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 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

A golden opportunity in Royal Park Gardens. Available for immediate occupancy. .. Your lovely 2 bedroom, 2 bathroom condo is close to restaurants, medical facilities, and shopping. Our active 55+ community offers: pickleball, tennis courts, a fully equipped gym, 3 heated pools, along with saunas. HOA replaced roof and elevators in 2025! Building was newly painted! WASHER AND DRYER IN UNIT! This unit will be sold AS IS. No special assessments. Please use Showing Time to schedule appointments. Listing agent would like to accompany perspective buyers/agents to tour the condo. Reach out to the Listing Agent for Lockbox Code

Key facts

• Pickleball
• Saunas
• Tennis courts

Tags

• PICKLEBALL
• TENNIS COURTS
• FULLY EQUIPPED GYM
• 3 HEATED POOLS
• SAUNAS
• WASHER AND DRYER IN UNIT

Property features AI

Finance

• Financial info: Not a land-lease property; Pets allowed with size limits; Senior community
• HOA & community: HOA with monthly fee; Monthly association fee ($643); Association amenities include: heated pool, pool, spa/hot tub, sauna, billiard room, clubhouse, fitness center, game room, community room, hobby room, shuffleboard court, bocce ball, pickleball courts, picnic area, maintained community, street lights, recreation facilities, parking, storage, elevator(s), manager on site, trash chute, management; Association covers cable TV, grounds and structure maintenance, pest control, sewer, trash, water, common areas, and pool service

Exterior

• Parking: Assigned open parking (asphalt); Guest parking; 1 open parking space (total parking listed as 1)
• Security: Closed-circuit cameras; Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected
• Home design: Condominium; Resale property; 3-story building; Building labeled 'H'; West-facing
• Construction: Block and stucco construction (concrete block with stucco); Mixed roof
• Exterior features: Covered patio; Patio; Glass-enclosed patio; Waterfront (no specific waterfront features listed); First-floor entry

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Electric cooktop; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Other heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Walk-in closets; Closet cabinetry; Dome kitchen; Blinds on windows
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $70 ($837/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 7.2% 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.
• Zoned schools: Alphabet Land-Margate (8 students, 0% FRL); Margate Middle School (math 25% / reading 34%, grade F, #469 of 571 statewide, top 84%, 1,094 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 at 50% FRL track the district average.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-23 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); 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).
• 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 $657 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; list at $95k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.84% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• 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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-12,368
• Equity at exit: $14,165

10-year hold

• IRR: -6.8%
• Equity multiple: 0.60×
• Total profit: $-10,718
• Equity at exit: $8,214

Cash invested: $26,600 (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: $1,747 high
• Mortgage (P&I): −$498
• Tax from tax record: −$130 /mo · $1,554/yr
• Insurance: −$40
• HOA: −$643
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $70

Break-even live

Break-even rent $1,659

Max offer price $95,000

Occupancy floor 91%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.03mi
6850 Royal Palm Blvd Unit G211 Margate, FL	2.0	2.0	970	$1,700	$1.75	24d	1	0.03mi
6850 Royal Palm Blvd Unit 305G Margate, FL	2.0	2.0	970	$1,675	$1.73	16d	1	0.03mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	2d	1	0.10mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	4d	1	0.14mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	2d	1	0.16mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.16mi
6670 Royal Palm Blvd Unit 205K Margate, FL	1.0	1.5	720	$1,300	$1.81	3d	1	0.16mi
6650 Royal Palm Blvd Unit 315C Margate, FL	2.0	2.0	1100	$1,800	$1.64	24d	1	0.17mi
6570 Royal Palm Blvd Unit 206J Margate, FL	2.0	2.0	970	$1,800	$1.86	3d	1	0.24mi
7370 NW 18th St #107 Margate, FL	2.0	2.0	1000	$2,050	$2.05	22d	1	0.37mi
7380 NW 18th St Margate, FL	2.0	2.0	1000	$1,825	$1.82	5d	2	0.43mi
7310 NW 18th St #107 Margate, FL	2.0	2.0	1000	$1,900	$1.90	24d	1	0.46mi
6617 Winfield Blvd Unit 4-1 Margate, FL	1.0	1.5	1190	$1,350	$1.13	24d	1	0.49mi
7320 NW 18th St #204 Margate, FL	2.0	2.0	1000	$1,600	$1.60	24d	1	0.52mi
6621 Winfield Blvd #1 Margate, FL	2.0	2.5	1190	$2,250	$1.89	24d	1	0.53mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,680	$1.98	24d	1	0.53mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,600	$1.88	7d	1	0.53mi
1363 NW 66th Ave Margate, FL	3.0	1.5	1260	$2,500	$1.98	24d	1	0.54mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	10d	2	0.55mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	20d	2	0.55mi
6501 Winfield Blvd Unit A53 Margate, FL	1.0	1.0	720	$1,550	$2.15	24d	1	0.56mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	4d	1	0.56mi
6501 Winfield Blvd Unit A50 Margate, FL	1.0	1.0	720	$1,395	$1.94	13d	1	0.56mi
6501 Winfield Blvd Unit A33 Margate, FL	1.0	1.0	720	$1,400	$1.94	24d	1	0.56mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	17d	1	0.56mi
6505 Winfield Blvd Unit 53B Margate, FL	1.0	1.0	720	$1,500	$2.08	14d	1	0.56mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	12d	1	0.56mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	14d	1	0.56mi
7460 NW 18th St #201 Margate, FL	2.0	2.0	1000	$2,100	$2.10	24d	1	0.57mi
7420 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.59mi
6611 Winfield Blvd Unit 109B Margate, FL	2.0	1.5	850	$2,000	$2.35	24d	1	0.59mi
2541 NW 64th Ter Margate, FL	3.0	1.0	835	$2,200	$2.63	14d	1	0.60mi
6507 Winfield Blvd Unit 126C Margate, FL	1.0	1.5	800	$1,550	$1.94	5d	1	0.62mi
6631 Winfield Blvd Unit 3-6 Margate, FL	3.0	2.5	1190	$2,500	$2.10	10d	1	0.62mi
2601 NW 64th Ter Margate, FL	2.0	1.0	945	$1,850	$1.96	24d	1	0.63mi
6503 Winfield Blvd Margate, FL	2.0	2.0	1000	$1,800	$1.80	7d	1	0.64mi
6503 Winfield Blvd Unit 111D Margate, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.66mi
2701 N Rock Island Rd Margate, FL	2.0	2.0	1157	$2,334	$2.02	3d	1	0.68mi
2701 N Rock Island Rd Margate, FL	1.0	1.0	757	$1,865	$2.46	17d	1	0.68mi

HOA detail condo

• Monthly dues: $643 · $7,716/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $95,000 Active 6 DOM
2. 2026-06-17
   days on market $95,000 Active 5 DOM
3. 2026-06-16
   days on market $95,000 Active 4 DOM
4. 2026-06-15
   days on market $95,000 Active 3 DOM
5. 2026-06-13
   remarks 627-char remark
6. 2026-06-13
   listed $95,000 Active 1 DOM

ⓘ 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: $1,554 · $130/mo
• Projected year-2 tax: $1,554 · $130/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 26 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: $20,963
• − Mortgage interest: −$5,321
• − Property taxes: −$1,554
• − Insurance: −$475
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − HOA: −$7,716
• − Depreciation: −$2,764
• Taxable loss: −$222
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $890/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

+106.5% since first listed

2 events — show timeline

• 2026-06-11 Listed $95,000 Beaches MLS
• 1986-04-01 Sold (Public Records) $46,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $1,554 · +1.3% YoY. Source: county tax records.