7877 Golf Cir Dr #108 · Margate, FL 33063

$72,000

1 bd · 2.0 ba · 760 sqft · Condo public records · 129 Days on market

Built 1975 $490/mo HOA · 30% of rent

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Why this score? — see what drove the B- 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 +28.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to this charming first-floor one-bedroom, one and a half bath condo nested in a well-maintained Senior community. Thoughtgully designed for comfort and convenience, the home offers a warm, inviting layout with natural light and easy ground-level access. The spacious primary bedroom includes a private bathroom, and a walk in closet. Tiled throughout. Residents enjoy resort style amenities, including pools, golf, creating a relaxed and vacation like atmosphere year round! 1 parking spot assigned and guest spots available. Building passed the 50 year certification. Structural reserves completed. NO special assessment. Requirements: 55+ community (1 occupant to be 55+ and others 18+), 4

Key facts

• Ground level access
• One and a half bath
• Natural light

Tags

• FIRST FLOOR
• ONE BEDROOM
• ONE AND A HALF BATH
• WELL MAINTAINED COMMUNITY
• NATURAL LIGHT
• GROUND LEVEL ACCESS

Property features AI

Finance

• Other: Senior community
• Financial info: Pets not allowed
• HOA & community: Quarterly association fee; Association amenities: elevator(s), laundry, pool; Association covers amenities, laundry, grounds maintenance, structure maintenance, parking, pool(s), roof, sewer, trash, water

Exterior

• Parking: Assigned parking (one space)
• Security: Smoke detector(s)
• Utilities: Water and sewer included in association; Electric service
• Home design: Attached property; 3-story building; First floor entry
• Construction: Block construction; Resale property
• Exterior features: Patio; Exterior lighting; Association heated pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Ceiling fan(s); Electric cooling
• Interior features: Unfurnished; Built-in features; Bedroom on main level; First floor entry; Living/dining room; Main living area on entry level; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $72k.

Deal economics

• At list price, monthly cash flow is $78 ($939/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 24d 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 31% 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 $498 of loan paydown is wiped out by about $2k 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 129 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $72k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; flood insurance adds $152/mo; HOA is 30% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1975 — 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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.
10. 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.
11. 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: 2.25% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.71%
• DSCR: 1.61
• GRM: 3.7

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: -11.0%
• Equity multiple: 0.61×
• Total profit: $-7,933
• Equity at exit: $10,735

10-year hold

• IRR: -4.5%
• Equity multiple: 0.73×
• Total profit: $-5,497
• Equity at exit: $6,225

Cash invested: $20,160 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$378
• Tax from tax record: −$151 /mo · $1,814/yr
• Insurance: −$30
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$490
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $78

Break-even live

Break-even rent $1,520

Max offer price $72,000

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Country Club Dr #206 Margate, FL	1.0	1.5	775	$1,450	$1.87	24d	1	0.05mi
7897 Golf Circle Dr #108 Margate, FL	1.0	1.5	775	$1,450	$1.87	16d	1	0.08mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,349	$1.78	4d	2	0.11mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	4d	1	0.14mi
1030 Country Club Dr #309 Margate, FL	2.0	2.0	1038	$1,450	$1.40	24d	1	0.14mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	18d	1	0.14mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	22d	2	0.18mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	24d	1	0.19mi
1035 Country Club Dr Margate, FL	1.0–2.0	1.0–2.0	925	$1,390	$1.50	24d	2	0.19mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,450	$1.74	4d	2	0.22mi
7605 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,500	$1.52	24d	1	0.22mi
7797 Golf Circle Dr #310 Margate, FL	2.0	2.0	930	$1,800	$1.94	24d	1	0.22mi
7600 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,600	$1.62	24d	1	0.24mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	24d	1	0.26mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	16d	1	0.26mi
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	24d	1	0.27mi
1045 NW 73rd Ave Margate, FL	2.0	1.0	1036	$2,500	$2.41	24d	1	0.27mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	757	$1,525	$2.01	20d	4	0.29mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	17d	2	0.29mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	12d	1	0.29mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	2d	1	0.29mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,200	$2.07	7d	1	0.32mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,250	$2.12	17d	1	0.32mi
7305 NW 5th Pl #206 Margate, FL	2.0	2.0	990	$1,650	$1.67	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	0.35mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	2d	1	0.35mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	24d	1	0.36mi
7300 NW 4th Pl #101 Margate, FL	2.0	2.0	990	$1,400	$1.41	19d	1	0.41mi
7205 W Atlantic Blvd #101 Margate, FL	2.0	2.0	990	$1,500	$1.52	24d	1	0.45mi
480 NW 76th Ave #105 Margate, FL	1.0	2.0	960	$1,500	$1.56	24d	1	0.45mi
1480 NW 80th Ave #402 Margate, FL	2.0	2.0	1000	$1,875	$1.88	7d	1	0.49mi
7320 NW 18th St #204 Margate, FL	2.0	2.0	1000	$1,600	$1.60	24d	1	0.50mi
7460 NW 18th St #201 Margate, FL	2.0	2.0	1000	$2,100	$2.10	24d	1	0.51mi
370 NW 76th Ave #202 Margate, FL	2.0	2.0	1100	$1,950	$1.77	11d	1	0.51mi
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	0.55mi
7300 Lake Circle Dr #107 Margate, FL	2.0	2.0	1100	$1,850	$1.68	13d	1	0.56mi
7620 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,650	$1.65	24d	1	0.56mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,600	$1.88	7d	1	0.56mi

HOA detail condo

• Monthly dues: $490 · $5,880/yr
• Likely covers: pool
• ⚠ Special-assessment mentions:

  …spot assigned and guest spots available. Building passed the 50 year certification. Structural reserves completed. NO special assessment. Requirements: 55+ community (1 occupant to be 55+ and others 18+), 4

Listing history 16 events

1. 2026-06-18
   days on market $72,000 Active 129 DOM
2. 2026-06-17
   days on market $72,000 Active 128 DOM
3. 2026-06-16
   days on market $72,000 Active 127 DOM
4. 2026-06-15
   days on market $72,000 Active 126 DOM
5. 2026-06-13
   days on market $72,000 Active 124 DOM
6. 2026-06-09
   days on market $72,000 Active 120 DOM
7. 2026-06-07
   days on market $72,000 Active 118 DOM
8. 2026-06-04
   days on market $72,000 Active 115 DOM
9. 2026-06-03
   days on market $72,000 Active 114 DOM
10. 2026-06-02
    days on market $72,000 Active 113 DOM
11. 2026-06-01
    days on market $72,000 Active 112 DOM
12. 2026-05-31
    days on market $72,000 Active 111 DOM
13. 2026-02-09
    listed $72,000 Active
14. 2012-04-25
    soldstatus $24,000
15. 2003-05-28
    soldstatus $31,000
16. 1973-08-01
    soldstatus $18,000

ⓘ 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: $1,814 · $151/mo
• Projected year-2 tax: $1,814 · $151/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 AH · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $19,429
• − Mortgage interest: −$4,033
• − Property taxes: −$1,814
• − Insurance: −$2,184
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$5,880
• − Depreciation: −$2,095
• Taxable income: $314
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $864/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

+300.0% since first listed

4 events — show timeline

• 2026-02-09 Listed $72,000 MARMLS
• 2012-04-25 Sold (Public Records) $24,000 Public Records
• 2003-05-28 Sold (Public Records) $31,000 Public Records
• 1973-08-01 Sold (Public Records) $18,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,814 · +5.2% YoY. Source: county tax records.