1470 NW 80th Ave #308 · Margate, FL 33063

$110,000

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 68 Days on market

Built 1978 $667/mo HOA · 36% 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 +9.0/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Clean, delightful 2 Bedroom 2 Bath Condo corner unit centrally located in the quiet subdivision of PALM SPRINGS II in Margate FL. The Condo features a Spacious Master Bed Rm with Walkin Closet. Eat-in Kitchen. New Washer Dryer. Lots of Storage Space. sizable Living-Din Rm. Beautiful view of the Golf Course and Lake from the enclosed Balcony. New Washer Dryer. 55+ Community

Key facts

• Enclosed balcony
• New washer dryer
• Storage space

Tags

• CORNER UNIT
• WALKIN CLOSET
• EAT-IN KITCHEN
• NEW WASHER DRYER
• STORAGE SPACE
• ENCLOSED BALCONY

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, insurance, grounds maintenance, structure maintenance, parking, pest control, pool(s), recreation facilities, roof, sewer, trash, and water; Association amenities include clubhouse, fitness center, pool, storage, trails, trash service, and elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Secured elevator; Smoke detectors
• Utilities: Cable available
• Home design: Attached property (multi-unit); 4-story building; Entry on level 3; Elevator access
• Construction: Block construction; Year built: unknown
• Exterior features: Balcony; Screened balcony; Association pool; Has view; Exterior lighting

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Partially furnished; Eat-in kitchen; Living/dining room; Separate shower; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (13.9% below list).
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $95k (13.9% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% 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) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 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 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 $761 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 68 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $64k; list at $110k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; HOA is 36% of rent.

Recommended offer $94,730 (13.9% 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 68 days. Have you received any prior offers? Is the seller open to a 14% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
10. 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.
11. 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.
12. 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: 1.70% ✓
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 4.9

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: -23.9%
• Equity multiple: 0.20×
• Total profit: $-24,781
• Equity at exit: $16,401

10-year hold

• IRR: -24.6%
• Equity multiple: -0.12×
• Total profit: $-34,471
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$577
• Tax from tax record: −$273 /mo · $3,275/yr
• Insurance: −$46
• HOA: −$667
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-86

Break-even live

Break-even rent $1,978

Max offer price $94,730

Occupancy floor 100%

Sensitivity live

Price	-10% $-24	-5% $-55	+0% $-86	+5% $-118	+10% $-149
Rent	-10% $-234	-5% $-160	+0% $-86	+5% $-13	+10% $61
Rate	-1.0pp $-31	-0.5pp $-58	base $-86	+0.5pp $-115	+1.0pp $-144

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1480 NW 80th Ave #402 Margate, FL	2.0	2.0	1000	$1,875	$1.88	9d	1	0.07mi
1700 NW 80th Ave #108 Margate, FL	2.0	2.0	1000	$1,800	$1.80	26d	1	0.21mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.28mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	4d	1	0.28mi
7620 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,650	$1.65	26d	1	0.30mi
1035 Country Club Dr Margate, FL	1.0–2.0	1.0–2.0	925	$1,499	$1.62	26d	2	0.35mi
7895 Margate Blvd #203 Margate, FL	2.0	2.0	1000	$2,000	$2.00	0d	1	0.35mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	6d	1	0.38mi
1030 Country Club Dr #309 Margate, FL	2.0	2.0	1038	$1,450	$1.40	26d	1	0.38mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	20d	1	0.38mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	26d	1	0.40mi
7420 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,800	$1.80	26d	1	0.41mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	757	$1,525	$2.01	22d	4	0.42mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	19d	2	0.42mi
7460 NW 18th St #201 Margate, FL	2.0	2.0	1000	$2,100	$2.10	26d	1	0.43mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,438	$1.55	0d	2	0.45mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	24d	2	0.45mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,600	$1.88	9d	1	0.46mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,680	$1.98	26d	1	0.46mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,800	$2.16	6d	2	0.46mi
7797 Golf Circle Dr #310 Margate, FL	2.0	2.0	930	$1,800	$1.94	26d	1	0.46mi
1010 Country Club Dr #206 Margate, FL	1.0	1.5	775	$1,450	$1.87	26d	1	0.48mi
7320 NW 18th St #204 Margate, FL	2.0	2.0	1000	$1,600	$1.60	26d	1	0.51mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,450	$1.92	6d	2	0.53mi
7310 NW 18th St #107 Margate, FL	2.0	2.0	1000	$1,900	$1.90	26d	1	0.55mi
7380 NW 18th St Margate, FL	2.0	2.0	1000	$1,825	$1.82	6d	2	0.56mi
7897 Golf Circle Dr #108 Margate, FL	1.0	1.5	775	$1,450	$1.87	18d	1	0.57mi
8720 Shadow Wood Blvd Coral Springs, FL	1.0–2.0	1.5–2.0	1050	$2,000	$1.90	5d	3	0.60mi
8773 Shadow Wood Blvd #303 Coral Springs, FL	3.0	2.0	1100	$2,500	$2.27	26d	1	0.61mi
8763 Shadow Wood Blvd #202 Coral Springs, FL	3.0	2.0	1100	$2,500	$2.27	26d	1	0.61mi
7370 NW 18th St #107 Margate, FL	2.0	2.0	1000	$2,050	$2.05	24d	1	0.62mi
1100 NW 87th Ave #208 Coral Springs, FL	2.0	2.0	1100	$1,700	$1.55	18d	1	0.63mi
1100 NW 87th Ave Coral Springs, FL	2.0	2.0	1045	$1,675	$1.60	15d	2	0.63mi
8777 Shadow Wood Blvd #301 Coral Springs, FL	3.0	2.0	1100	$2,350	$2.14	26d	1	0.64mi
1075 Riverside Dr #306 Coral Springs, FL	2.0	2.0	990	$1,899	$1.92	26d	1	0.67mi
1045 NW 73rd Ave Margate, FL	2.0	1.0	1036	$2,500	$2.41	26d	1	0.68mi
995 Riverside Dr #111 Coral Springs, FL	2.0	2.0	1200	$2,400	$2.00	18d	1	0.68mi
7605 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,500	$1.52	26d	1	0.72mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	12d	2	0.73mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	9d	2	0.73mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-01
   days on market $110,000 Active 68 DOM
2. 2026-05-31
   days on market $110,000 Active 67 DOM
3. 2026-03-26
   listed $110,000 Active
4. 2026-03-21
   historical
5. 2025-12-04
   price $110,000
6. 2025-06-03
   price $119,000
7. 2025-03-25
   listed $129,000 Active
8. 2025-03-21
   historical
9. 2024-09-19
   price $130,000
10. 2024-09-10
    status Active
11. 2024-07-30
    historical Active Under Contract
12. 2024-07-12
    price $140,000
13. 2024-05-22
    price $160,000
14. 2024-03-25
    listed $170,000 Active
15. 2014-09-29
    soldstatus $64,500
16. 2014-09-24
    soldstatus $64,500 Sold
17. 2014-08-14
    status Pending
18. 2014-06-18
    listed $64,900 Active
19. 1993-05-25
    soldstatus $45,000
20. 1978-09-01
    soldstatus $36,000

ⓘ 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: $3,275 · $273/mo
• Projected year-2 tax: $3,275 · $273/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,423
• − Mortgage interest: −$6,162
• − Property taxes: −$3,275
• − Insurance: −$550
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − HOA: −$8,004
• − Depreciation: −$3,200
• Taxable loss: −$2,356
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $-472/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

+205.6% since first listed

18 events — show timeline

• 2026-03-26 Listed $110,000 MARMLS
• 2026-03-21 Listing Removed — MARMLS
• 2025-12-04 Price Changed $110,000 MARMLS
• 2025-06-03 Price Changed $119,000 MARMLS
• 2025-03-25 Listed $129,000 MARMLS
• 2025-03-21 Listing Removed — MARMLS
• 2024-09-19 Price Changed $130,000 MARMLS
• 2024-09-10 Relisted — MARMLS
• 2024-07-30 Contingent — MARMLS
• 2024-07-12 Price Changed $140,000 MARMLS
• 2024-05-22 Price Changed $160,000 MARMLS
• 2024-03-25 Listed $170,000 MARMLS
• 2014-09-29 Sold (Public Records) $64,500 Public Records
• 2014-09-24 Sold (MLS) $64,500 MARMLS
• 2014-08-14 Pending — MARMLS
• 2014-06-18 Listed $64,900 MARMLS
• 1993-05-25 Sold (Public Records) $45,000 Public Records
• 1978-09-01 Sold (Public Records) $36,000 Public Records

Property tax history

+19.1%/yr

Latest (2025): $3,275 · +2.6% YoY. Source: county tax records.