6870 Royal Palm Blvd Unit 209M · Margate, FL 33063

$100,000

1 bd · 2.0 ba · 850 sqft · Condo public records · 67 Days on market

Built 1984 $616/mo HOA · 38% of rent

---

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
• Cash flow +8.4/30.0
• 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
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in a desirable 55+ community in Margate, this well-maintained condo offers comfortable and low-maintenance living. The bright and inviting layout features a spacious living and dining area filled with natural light, along with a screened balcony overlooking peaceful canal views. The unit includes a generously sized bedroom, ample closet space, and a functional kitchen ready for your personal touch. Residents enjoy a vibrant community lifestyle with amenities that include a clubhouse, pool, tennis courts and more. Conveniently located near shopping, dining, and major roadways, this property is ideal for year-round living or a seasonal retreat.

Key facts

• Clubhouse
• Screened balcony
• Tennis courts

Tags

• SCREENED BALCONY
• CANAL VIEWS
• CLUBHOUSE
• POOL
• TENNIS COURTS

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers management, common areas, pool(s), and trash; Community amenities: clubhouse, barbecue, picnic area, pool, elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One covered space; 1-car garage
• Security: Security guard
• Home design: Attached property; 3-story building; Entry on second level
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony/porch; Tennis court(s); Association pool; Canal-front waterfront; Has a view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Breakfast bar; Breakfast area; Living/dining room; Second-floor entry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (15.9% below list).
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $84k (15.9% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 4.3% in Margate — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Margate Elementary School (math 35% / reading 43%, grade F, #1,560 of 2,144 statewide, top 73%, 1,023 students, 68% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL).
• Market conditions: Rents rising (+1.9%/yr); 560 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $691 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 67 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $100k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• 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 $84,125 (15.9% 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 67 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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: 1.60% ✓
• Cap rate: 5.21%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 5.2

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: -24.7%
• Equity multiple: 0.17×
• Total profit: $-23,188
• Equity at exit: $14,910

10-year hold

• IRR: -26.2%
• Equity multiple: -0.16×
• Total profit: $-32,603
• Equity at exit: $8,646

Cash invested: $28,000 (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: 560
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,605 high
• Mortgage (P&I): −$524
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$42
• HOA: −$616
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-90

Break-even live

Break-even rent $1,719

Max offer price $84,125

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-62	+0% $-90	+5% $-118	+10% $-146
Rent	-10% $-217	-5% $-153	+0% $-90	+5% $-26	+10% $37
Rate	-1.0pp $-40	-0.5pp $-64	base $-90	+0.5pp $-116	+1.0pp $-142

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: $25,000
• Closing costs: $3,000
• 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	26d	1	0.03mi
6850 Royal Palm Blvd Unit G211 Margate, FL	2.0	2.0	970	$1,700	$1.75	26d	1	0.03mi
6850 Royal Palm Blvd Unit 305G Margate, FL	2.0	2.0	970	$1,675	$1.73	18d	1	0.03mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	4d	1	0.10mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	5d	1	0.14mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	3d	1	0.16mi
6670 Royal Palm Blvd Unit 205K Margate, FL	1.0	1.5	720	$1,300	$1.81	4d	1	0.16mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	26d	1	0.16mi
6650 Royal Palm Blvd Unit 315C Margate, FL	2.0	2.0	1100	$1,800	$1.64	26d	1	0.17mi
6650 Royal Palm Blvd Unit 110C Margate, FL	1.0	1.0	540	$1,450	$2.69	9d	1	0.17mi
6570 Royal Palm Blvd Unit 206J Margate, FL	2.0	2.0	970	$1,800	$1.86	5d	1	0.24mi
6550 Royal Palm Blvd Unit 105A Margate, FL	1.0	1.0	540	$1,500	$2.78	26d	1	0.25mi
7370 NW 18th St #107 Margate, FL	2.0	2.0	1000	$2,050	$2.05	24d	1	0.37mi
7380 NW 18th St Margate, FL	2.0	2.0	1000	$1,825	$1.82	6d	2	0.43mi
7310 NW 18th St #107 Margate, FL	2.0	2.0	1000	$1,900	$1.90	26d	1	0.46mi
7320 NW 18th St #204 Margate, FL	2.0	2.0	1000	$1,600	$1.60	26d	1	0.52mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,680	$1.98	26d	1	0.53mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,600	$1.88	9d	1	0.53mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	12d	2	0.55mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	22d	2	0.55mi
6501 Winfield Blvd Unit A50 Margate, FL	1.0	1.0	720	$1,395	$1.94	15d	1	0.56mi
6501 Winfield Blvd Unit A53 Margate, FL	1.0	1.0	720	$1,550	$2.15	26d	1	0.56mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	19d	1	0.56mi
6501 Winfield Blvd Unit A33 Margate, FL	1.0	1.0	720	$1,400	$1.94	26d	1	0.56mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	6d	1	0.56mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	14d	1	0.56mi
6505 Winfield Blvd Unit 53B Margate, FL	1.0	1.0	720	$1,500	$2.08	15d	1	0.56mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	15d	1	0.56mi
7460 NW 18th St #201 Margate, FL	2.0	2.0	1000	$2,100	$2.10	26d	1	0.57mi
7420 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,800	$1.80	26d	1	0.59mi
6611 Winfield Blvd Unit 109B Margate, FL	2.0	1.5	850	$2,000	$2.35	26d	1	0.59mi
6507 Winfield Blvd Unit 126C Margate, FL	1.0	1.5	800	$1,550	$1.94	7d	1	0.62mi
2601 NW 64th Ter Margate, FL	2.0	1.0	945	$1,850	$1.96	26d	1	0.63mi
6503 Winfield Blvd Margate, FL	2.0	2.0	1000	$1,800	$1.80	9d	1	0.64mi
6503 Winfield Blvd Unit 111D Margate, FL	2.0	2.0	1000	$1,800	$1.80	26d	1	0.66mi
2701 N Rock Island Rd Margate, FL	1.0	1.0	757	$1,907	$2.52	3d	1	0.68mi
2701 N Rock Island Rd Margate, FL	1.0	1.0	757	$1,865	$2.46	19d	1	0.68mi
2698 NW 65th Ave Unit 2704 Margate, FL	1.0	1.0	700	$1,775	$2.54	26d	1	0.69mi
7620 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,650	$1.65	26d	1	0.69mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	19d	2	0.72mi

HOA detail condo

• Monthly dues: $616 · $7,392/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $100,000 Active 67 DOM
2. 2026-06-18
   days on market $100,000 Active 64 DOM
3. 2026-06-17
   days on market $100,000 Active 63 DOM
4. 2026-06-16
   days on market $100,000 Active 62 DOM
5. 2026-06-15
   days on market $100,000 Active 61 DOM
6. 2026-06-13
   days on market $100,000 Active 59 DOM
7. 2026-06-09
   days on market $100,000 Active 55 DOM
8. 2026-06-08
   days on market $100,000 Active 54 DOM
9. 2026-06-07
   days on market $100,000 Active 53 DOM
10. 2026-06-04
    days on market $100,000 Active 50 DOM
11. 2026-06-03
    days on market $100,000 Active 49 DOM
12. 2026-06-02
    days on market $100,000 Active 48 DOM
13. 2026-06-01
    days on market $100,000 Active 47 DOM
14. 2026-05-31
    pricedays on market $100,000 Active 46 DOM
15. 2026-04-15
    listed $105,000 Active
16. 2016-12-06
    soldstatus $39,700
17. 2011-01-26
    soldstatus $30,000
18. 1995-02-14
    soldstatus $20,000

ⓘ 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: $2,108 · $176/mo
• Projected year-2 tax: $2,108 · $176/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 9/10 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,259
• − Mortgage interest: −$5,602
• − Property taxes: −$2,108
• − Insurance: −$500
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − HOA: −$7,392
• − Depreciation: −$2,909
• Taxable loss: −$2,333
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $-518/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

+425.0% since first listed

4 events — show timeline

• 2026-04-15 Listed $105,000 MARMLS
• 2016-12-06 Sold (Public Records) $39,700 Public Records
• 2011-01-26 Sold (Public Records) $30,000 Public Records
• 1995-02-14 Sold (Public Records) $20,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,108 · +5.2% YoY. Source: county tax records.