461 NW 76th Ave #205 · Margate, FL 33063

$72,000

1 bd · 2.0 ba · 734 sqft · Condo public records · 46 Days on market

Built 1974 $529/mo HOA · 35% 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 +22.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

Beautifully maintained 1-bedroom, 1.5-bath unit located in a desirable 55+ South Florida community. This residence features a renovated kitchen, a spacious primary bedroom, and a private enclosed balcony—perfect for relaxing or enjoying the peaceful surroundings. The additional half bath offers added convenience for guests. Residents enjoy access to a wide range of amenities, including social events, recreational facilities, and lush, well-maintained landscaping. The unit is offered fully furnished, with furnishings available for separate negotiation. This move-in-ready home presents an excellent opportunity to enjoy the comfort, charm, and active lifestyle of South Florida senior liv

Key facts

• $529 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed; Is a senior community
• HOA & community: Community has an association; Monthly association fee; Association amenities include billiard room, clubhouse, fitness center, laundry, picnic area, parking, pool, and community room; Association fee covers cable TV, insurance, grounds maintenance, pest control, sewer, water, common areas, and recreation facility

Exterior

• Parking: Assigned parking; Guest parking; 25 open parking spaces total; 1 parking space indicated
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Condominium; Multi/split levels; Entry level living area; Faces northwest; 2 stories
• Construction: Block/Concrete/CBS construction; Composition Shingle roof; Built as resale property
• Exterior features: Located on a cul-de-sac; Sidewalks; Paved road

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Built-in features; Walk-in closet(s); Single hung metal windows; Furnished
• Laundry & utility: Common area laundry room

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 $127 ($2k/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: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Morrow Elementary School (math 22% / reading 32%, grade F, #1,969 of 2,144 statewide, top 94%, 516 students, 83% FRL); Silver Lakes Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 782 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 average 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-24 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); 558 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

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 46 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $72k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.12% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 3.9

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-4,829
• Equity at exit: $10,735

10-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $1,258
• 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: 558
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$378
• Tax from tax record: −$144 /mo · $1,723/yr
• Insurance: −$30
• HOA: −$529
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $127

Break-even live

Break-even rent $1,367

Max offer price $72,000

Occupancy floor 87%

Sensitivity live

Price	-10% $167	-5% $147	+0% $127	+5% $106	+10% $86
Rent	-10% $6	-5% $66	+0% $127	+5% $187	+10% $247
Rate	-1.0pp $163	-0.5pp $145	base $127	+0.5pp $108	+1.0pp $89

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	25d	1	0.19mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	18d	1	0.24mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	25d	1	0.24mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	25d	1	0.34mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,349	$1.78	6d	2	0.50mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,450	$1.74	5d	2	0.63mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	18d	2	0.70mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	757	$1,525	$2.01	22d	4	0.70mi
400 NW 65th Ave Margate, FL	1.0–3.0	1.0–2.0	706	$1,599	$2.26	23d	4	1.14mi
400 NW 65th Ave Margate, FL	1.0–3.0	1.0–2.0	706	$1,599	$2.26	0d	4	1.14mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$1,971	$2.65	4d	1	1.21mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$2,208	$2.97	25d	1	1.21mi
7110 Southgate Blvd Tamarac, FL	1.0	1.0	550	$1,600	$2.91	25d	1	1.29mi
7124 Southgate Blvd #7124 Tamarac, FL	1.0	1.0	550	$1,600	$2.91	25d	1	1.29mi
7178 Southgate Blvd #7178 Tamarac, FL	1.0	1.0	550	$1,700	$3.09	25d	1	1.31mi
7220 Southgate Blvd #7220 Tamarac, FL	1.0	1.0	550	$1,700	$3.09	25d	1	1.31mi
1251 W River Dr Unit 3 Margate, FL	1.0	1.0	500	$1,500	$3.00	15d	1	1.33mi
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	25d	1	1.37mi
6000 NW 7th St Margate, FL	—	1.0	500	$1,395	$2.79	9d	1	1.39mi
6008 NW 10th St Unit 2 Margate, FL	1.0	1.0	624	$1,450	$2.32	9d	1	1.39mi
6670 Royal Palm Blvd Unit 205K Margate, FL	1.0	1.5	720	$1,300	$1.81	4d	1	1.40mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	3d	1	1.40mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	25d	1	1.40mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	4d	1	1.40mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	5d	1	1.44mi
6650 Royal Palm Blvd Unit 110C Margate, FL	1.0	1.0	540	$1,450	$2.69	9d	1	1.46mi
5800 Margate Blvd Unit 411-4 Margate, FL	1.0	1.0	728	$1,650	$2.27	25d	1	1.47mi
6550 Royal Palm Blvd Unit 105A Margate, FL	1.0	1.0	540	$1,500	$2.78	25d	1	1.49mi

HOA detail condo

• Monthly dues: $529 · $6,348/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-21
   days on market $72,000 Active 46 DOM
2. 2026-06-18
   days on market $72,000 Active 43 DOM
3. 2026-06-17
   days on market $72,000 Active 42 DOM
4. 2026-06-16
   days on market $72,000 Active 41 DOM
5. 2026-06-15
   days on market $72,000 Active 40 DOM
6. 2026-06-13
   days on market $72,000 Active 38 DOM
7. 2026-06-09
   days on market $72,000 Active 34 DOM
8. 2026-06-08
   days on market $72,000 Active 33 DOM
9. 2026-06-07
   days on market $72,000 Active 32 DOM
10. 2026-06-04
    days on market $72,000 Active 29 DOM
11. 2026-06-03
    days on market $72,000 Active 28 DOM
12. 2026-06-02
    days on market $72,000 Active 27 DOM
13. 2026-06-01
    days on market $72,000 Active 26 DOM
14. 2026-05-31
    days on market $72,000 Active 25 DOM
15. 2026-05-06
    listed $72,000 Active
16. 2026-05-05
    historical
17. 2026-05-04
    status Active
18. 2026-05-03
    historical
19. 2026-05-02
    price $74,999
20. 2026-05-02
    status Active
21. 2026-04-30
    historical
22. 2026-04-17
    price $79,000
23. 2026-04-08
    price $89,000
24. 2025-12-04
    status Active
25. 2025-12-02
    historical
26. 2025-09-26
    price $94,000
27. 2025-06-15
    listed $99,000 Active
28. 2025-05-11
    historical
29. 2024-12-22
    price $95,999
30. 2024-11-12
    listed $105,000 Active
31. 2024-11-10
    historical
32. 2024-10-19
    price $110,000
33. 2024-06-20
    price $114,999
34. 2024-05-25
    price $119,900
35. 2024-05-24
    listed $111,900 Active
36. 2024-05-04
    historical
37. 2024-04-15
    price $117,900
38. 2024-03-18
    price $121,900
39. 2024-03-08
    listed $124,900 Active
40. 2021-03-31
    soldstatus $39,900
41. 2004-06-23
    soldstatus $26,000
42. 1976-03-01
    soldstatus $23,600
43. 1975-03-01
    soldstatus $17,500

ⓘ 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: $1,723 · $144/mo
• Projected year-2 tax: $1,723 · $144/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 6 d/yr ≥106°F today · 22 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: $18,332
• − Mortgage interest: −$4,033
• − Property taxes: −$1,723
• − Insurance: −$360
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − HOA: −$6,348
• − Depreciation: −$2,095
• Taxable income: $840
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $1,319/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

+311.4% since first listed

29 events — show timeline

• 2026-05-06 Listed $72,000 Beaches MLS
• 2026-05-05 Listing Removed — Beaches MLS
• 2026-05-04 Relisted — Beaches MLS
• 2026-05-03 Listing Removed — Beaches MLS
• 2026-05-02 Price Changed $74,999 Beaches MLS
• 2026-05-02 Relisted — Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-04-17 Price Changed $79,000 Beaches MLS
• 2026-04-08 Price Changed $89,000 Beaches MLS
• 2025-12-04 Relisted — Beaches MLS
• 2025-12-02 Listing Removed — Beaches MLS
• 2025-09-26 Price Changed $94,000 Beaches MLS
• 2025-06-15 Listed $99,000 Beaches MLS
• 2025-05-11 Listing Removed — MARMLS
• 2024-12-22 Price Changed $95,999 MARMLS
• 2024-11-12 Listed $105,000 MARMLS
• 2024-11-10 Listing Removed — MARMLS
• 2024-10-19 Price Changed $110,000 MARMLS
• 2024-06-20 Price Changed $114,999 MARMLS
• 2024-05-25 Price Changed $119,900 MARMLS
• 2024-05-24 Listed $111,900 MARMLS
• 2024-05-04 Listing Removed — MARMLS
• 2024-04-15 Price Changed $117,900 MARMLS
• 2024-03-18 Price Changed $121,900 MARMLS
• 2024-03-08 Listed $124,900 MARMLS
• 2021-03-31 Sold (Public Records) $39,900 Public Records
• 2004-06-23 Sold (Public Records) $26,000 Public Records
• 1976-03-01 Sold (Public Records) $23,600 Public Records
• 1975-03-01 Sold (Public Records) $17,500 Public Records

Property tax history

+15.7%/yr

Latest (2025): $1,723 · +2.9% YoY. Source: county tax records.