1700 NW 80th Ave #108 · Margate, FL 33063

$156,000

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 76 Days on market

Built 1978 $667/mo HOA · 35% 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).

• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 2-bedroom, 2-bath condo in a desirable 55+ community. This light filled corner unit features extra windows for plenty of natural light. The upgraded kitchen features white cabinets, granite counter tops, SS appliances. The new owner will enjoy the convenience of a washer and dryer inside the unit. Both bathrooms have been beautifully remodeled. plus you have direct access to the garden area from your first floor patio, offering a peaceful outdoor retreat. This home has golf and water views.

Key facts

• First floor patio
• Washer and dryer
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• WASHER AND DRYER
• REMODELED BATHROOMS
• DIRECT ACCESS TO GARDEN
• FIRST FLOOR PATIO
• GOLF AND WATER VIEWS

Property features AI

Finance

• HOA & community: Association with monthly fee (includes grounds and structure maintenance, trash, water, common areas, elevator, reserve funds); Association amenities: Billiard room, Clubhouse, Car wash area, Fitness center, Picnic area, Pool, Sauna, Shuffleboard court, Storage, Business center, Community room, Hobby room, Maintenance; Senior community; Pets allowed with breed restrictions

Exterior

• Parking: 2 parking spaces; Assigned parking; Guest parking
• Security: Fire alarm
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Resale, updated/remodeled; First-floor entry; Faces north; 4-story building
• Construction: CBS construction
• Exterior features: Covered patio; Screened porch; Patio; Porch; Glass-enclosed porch; Located on a golf course; Waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Entrance foyer; Walk-in closets; Split bedroom layout; Blinds on windows; Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $156k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (15.0% below list).
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $133k (15.0% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: Atlantic West Elementary School (math 28% / reading 42%, grade F, #1,697 of 2,144 statewide, top 80%, 622 students, 77% 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 average 76% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-20 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; 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 36% 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 $1k of loan paydown is wiped out by about $5k 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 76 days — a 6% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9355% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; list at $156k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $132,562 (15.0% 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 76 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.21% ✓
• Cap rate: 5.27%
• Cash-on-cash: -3.65%
• DSCR: 0.84
• GRM: 6.9

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: -24.0%
• Equity multiple: 0.19×
• Total profit: $-35,362
• Equity at exit: $23,260

10-year hold

• IRR: -23.5%
• Equity multiple: -0.10×
• Total profit: $-48,215
• Equity at exit: $13,488

Cash invested: $43,680 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$818
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$65
• HOA: −$667
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-133

Break-even live

Break-even rent $2,063

Max offer price $132,562

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-89	+0% $-133	+5% $-177	+10% $-221
Rent	-10% $-282	-5% $-208	+0% $-133	+5% $-58	+10% $17
Rate	-1.0pp $-54	-0.5pp $-93	base $-133	+0.5pp $-173	+1.0pp $-214

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: $39,000
• Closing costs: $4,680
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 NW 80th Ave #108 Margate, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.04mi
7620 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,650	$1.65	25d	1	0.16mi
1480 NW 80th Ave #402 Margate, FL	2.0	2.0	1000	$1,875	$1.88	8d	1	0.20mi
7420 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.28mi
7460 NW 18th St #201 Margate, FL	2.0	2.0	1000	$2,100	$2.10	25d	1	0.32mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,680	$1.98	25d	1	0.33mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,600	$1.88	8d	1	0.33mi
7380 NW 18th St Margate, FL	2.0	2.0	1000	$1,825	$1.82	6d	2	0.41mi
7320 NW 18th St #204 Margate, FL	2.0	2.0	1000	$1,600	$1.60	25d	1	0.42mi
7310 NW 18th St #107 Margate, FL	2.0	2.0	1000	$1,900	$1.90	25d	1	0.44mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	757	$1,525	$2.01	21d	4	0.44mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	18d	2	0.44mi
7370 NW 18th St #107 Margate, FL	2.0	2.0	1000	$2,050	$2.05	23d	1	0.46mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	3d	1	0.49mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	13d	1	0.49mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,800	$2.16	5d	2	0.51mi
7797 Golf Circle Dr #310 Margate, FL	2.0	2.0	930	$1,800	$1.94	25d	1	0.51mi
1035 Country Club Dr Margate, FL	1.0–2.0	1.0–2.0	925	$1,499	$1.62	25d	2	0.52mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	19d	1	0.54mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	5d	1	0.54mi
1030 Country Club Dr #309 Margate, FL	2.0	2.0	1038	$1,450	$1.40	25d	1	0.54mi
7895 Margate Blvd #203 Margate, FL	2.0	2.0	1000	$2,000	$2.00	0d	1	0.55mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	25d	1	0.58mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,450	$1.92	6d	2	0.62mi
1010 Country Club Dr #206 Margate, FL	1.0	1.5	775	$1,450	$1.87	25d	1	0.62mi
7618 Pinewalk Dr S #132 Margate, FL	3.0	2.0	1395	$3,400	$2.44	16d	1	0.63mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,438	$1.55	0d	2	0.63mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	23d	2	0.63mi
7897 Golf Circle Dr #108 Margate, FL	1.0	1.5	775	$1,450	$1.87	18d	1	0.68mi
1045 NW 73rd Ave Margate, FL	2.0	1.0	1036	$2,500	$2.41	25d	1	0.72mi
8294 NW 24th St #8294 Coral Springs, FL	2.0	2.0	1140	$1,900	$1.67	5d	1	0.74mi
8256 NW 24th St Unit D Coral Springs, FL	2.0	2.0	1140	$2,200	$1.93	25d	1	0.74mi
8218 NW 24th St Coral Springs, FL	2.0	2.0	1140	$2,300	$2.02	13d	1	0.74mi
8204 NW 24th St Unit 8204 Coral Springs, FL	2.0	2.0	1140	$2,100	$1.84	25d	1	0.74mi
8302 NW 24th St #8302 Coral Springs, FL	2.0	2.0	1140	$2,100	$1.84	25d	1	0.74mi
8773 Shadow Wood Blvd #303 Coral Springs, FL	3.0	2.0	1100	$2,500	$2.27	25d	1	0.76mi
8763 Shadow Wood Blvd #202 Coral Springs, FL	3.0	2.0	1100	$2,500	$2.27	25d	1	0.76mi
8720 Shadow Wood Blvd Coral Springs, FL	1.0–2.0	1.5–2.0	1050	$2,000	$1.90	4d	3	0.77mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,200	$2.07	8d	1	0.79mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,250	$2.12	18d	1	0.79mi

HOA detail condo

• Monthly dues: $667 · $8,004/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-04-07
   price $1,800
2. 2026-03-24
   listed $1,650
3. 2026-03-24
   historical $1,650
4. 2026-03-20
   listed $1,650
5. 2026-02-19
   listed $156,000 Active
6. 2004-02-02
   soldstatus $70,000
7. 1978-07-01
   soldstatus $39,000

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $1,295 · $108/mo
• Expected delta: +$336/yr (+$28/mo · 35.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,744
• − Mortgage interest: −$8,738
• − Property taxes: −$959
• − Insurance: −$780
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − HOA: −$8,004
• − Depreciation: −$4,538
• Taxable loss: −$3,915
• Est. tax savings @ 24.0%: +$939
• After-tax cash flow: $-653/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

-95.4% since first listed

7 events — show timeline

• 2026-04-07 Price Changed $1,800 RMLSFL
• 2026-03-24 Listed for Rent $1,650 RMLSFL
• 2026-03-24 Rental Removed $1,650 GFLMLS
• 2026-03-20 Listed for Rent $1,650 GFLMLS
• 2026-02-19 Listed $156,000 Beaches MLS
• 2004-02-02 Sold (Public Records) $70,000 Public Records
• 1978-07-01 Sold (Public Records) $39,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $959 · +1.1% YoY. Source: county tax records.