7605 W Atlantic Blvd #207 · Margate, FL 33063

$135,000

2 bd · 2.0 ba · 990 sqft · Condo public records · 80 Days on market

Built 1973 $516/mo HOA · 30% 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).

• Cash flow +9.0/30.0
• 1% rule +7.9/10.0
• 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

FURNISHED OR UNFURNISHED. PRICE REDUCED FOR REMODELED CONDO - Welcome to this beautifully remodeled 2-bedroom, 2-bathroom condo, featuring high-impact windows, new floors, and remodeled bathrooms. Water Heater Year: 2025. Air Conditioner Year: 2023, situated in a highly coveted area close to Publix Supermarket, medical offices, pharmacy, Florida's Turnpike, Sawgrass express Hwy, Fort Lauderdale Airport and the Beaches! This stunning unit offers a perfect blend of comfort, style, and convenience, making it an ideal choice for a buyer in this 55+ community. Step inside and discover a modern layout featuring high-quality finishes throughout including a sleek kitchen, renovated bathrooms, and e

Key facts

• Renovated bathrooms
• Modern layout
• Remodeled condo

Tags

• REMODELED CONDO
• MODERN LAYOUT
• HIGH QUALITY FINISHES
• SLEEK KITCHEN
• RENOVATED BATHROOMS
• ELEGANT FLOORING

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee of $516; Association covers parking, pool(s), trash, and water; Community amenities include clubhouse, laundry, and pool; Senior community

Exterior

• Parking: One assigned parking space
• Security: Closed-circuit cameras; Fire alarm; Smoke detectors
• Utilities: Cable available
• Home design: Attached property; 2-story building; Entry on second level
• Construction: Block construction; Resale property
• Exterior features: Balcony; Barbecue; Screened balcony; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Bedroom on main level; Second floor entry; Living/dining room; Tub/shower; Ceramic tile flooring
• Laundry & utility: Common area laundry; Satellite dish

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (13.8% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $116k (13.8% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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.
• 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 25d 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 33% 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 $933 of loan paydown is wiped out by about $4k 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 80 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask is 8082% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $108k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $116,318 (13.8% 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 80 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 1973 — 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: 1.29% ✓
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 6.4

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: -23.5%
• Equity multiple: 0.20×
• Total profit: $-30,089
• Equity at exit: $20,129

10-year hold

• IRR: -22.7%
• Equity multiple: -0.08×
• Total profit: $-40,794
• Equity at exit: $11,672

Cash invested: $37,800 (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: 548
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$708
• Tax from tax record: −$206 /mo · $2,474/yr
• Insurance: −$56
• HOA: −$516
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-106

Break-even live

Break-even rent $1,882

Max offer price $116,318

Occupancy floor —

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7600 NW 4th Pl #207 Margate, FL	2.0	2.0	990	$1,700	$1.72	24d	1	0.03mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	3d	1	0.04mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	24d	1	0.04mi
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	24d	1	0.08mi
7600 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,600	$1.62	24d	1	0.11mi
480 NW 76th Ave #105 Margate, FL	1.0	2.0	960	$1,500	$1.56	24d	1	0.11mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	24d	1	0.11mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	17d	1	0.11mi
7605 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,500	$1.52	24d	1	0.13mi
370 NW 76th Ave #202 Margate, FL	2.0	2.0	1100	$1,950	$1.77	11d	1	0.16mi
7300 NW 4th Pl #101 Margate, FL	2.0	2.0	990	$1,400	$1.41	20d	1	0.17mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	24d	1	0.20mi
7205 W Atlantic Blvd #101 Margate, FL	2.0	2.0	990	$1,500	$1.52	24d	1	0.21mi
7300 Lake Circle Dr #107 Margate, FL	2.0	2.0	1100	$1,850	$1.68	14d	1	0.21mi
7305 NW 5th Pl #206 Margate, FL	2.0	2.0	990	$1,650	$1.67	24d	1	0.22mi
260 NW 76th Ave #406 Margate, FL	2.0	2.0	1100	$1,700	$1.55	24d	1	0.22mi
260 NW 76th Ave #404 Margate, FL	1.0	2.0	960	$1,500	$1.56	24d	1	0.22mi
7431 NW 1st St Margate, FL	2.0	2.0	1100	$1,900	$1.73	24d	1	0.33mi
7897 Golf Circle Dr #108 Margate, FL	1.0	1.5	775	$1,450	$1.87	17d	1	0.34mi
357 N Rock Island Rd #207 Margate, FL	2.0	2.0	1100	$1,720	$1.56	10d	1	0.36mi
357 N Rock Island Rd #407 Margate, FL	2.0	2.0	1100	$1,700	$1.55	3d	1	0.36mi
357 N Rock Island Rd #207 Margate, FL	2.0	2.0	1100	$1,720	$1.56	24d	1	0.36mi
7561 NW 1st St #204 Margate, FL	1.0	2.0	960	$1,750	$1.82	5d	1	0.37mi
1010 Country Club Dr #206 Margate, FL	1.0	1.5	775	$1,450	$1.87	24d	1	0.38mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	22d	2	0.41mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,450	$1.92	5d	2	0.41mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,250	$2.12	17d	1	0.44mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,200	$2.07	8d	1	0.44mi
1045 NW 73rd Ave Margate, FL	2.0	1.0	1036	$2,500	$2.41	24d	1	0.45mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	24d	1	0.46mi
1030 Country Club Dr #309 Margate, FL	2.0	2.0	1038	$1,450	$1.40	24d	1	0.46mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	19d	1	0.46mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	4d	1	0.46mi
1035 Country Club Dr Margate, FL	1.0–2.0	1.0–2.0	925	$1,499	$1.62	24d	2	0.50mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,800	$2.16	4d	2	0.54mi
7797 Golf Circle Dr #310 Margate, FL	2.0	2.0	930	$1,800	$1.94	24d	1	0.54mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	2d	1	0.58mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	13d	1	0.58mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	757	$1,525	$2.01	21d	4	0.62mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	17d	2	0.62mi

HOA detail condo

• Monthly dues: $516 · $6,192/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $135,000 Active 80 DOM
2. 2026-06-17
   days on market $135,000 Active 79 DOM
3. 2026-06-16
   days on market $135,000 Active 78 DOM
4. 2026-06-15
   days on market $135,000 Active 77 DOM
5. 2026-06-13
   days on market $135,000 Active 75 DOM
6. 2026-06-09
   days on market $135,000 Active 71 DOM
7. 2026-06-08
   days on market $135,000 Active 70 DOM
8. 2026-06-07
   days on market $135,000 Active 69 DOM
9. 2026-06-04
   days on market $135,000 Active 66 DOM
10. 2026-06-03
    days on market $135,000 Active 65 DOM
11. 2026-06-02
    days on market $135,000 Active 64 DOM
12. 2026-06-01
    days on market $135,000 Active 63 DOM
13. 2026-05-31
    days on market $135,000 Active 62 DOM
14. 2026-04-30
    price $1,600
15. 2026-04-03
    listed $1,650
16. 2026-03-28
    listed $135,000 Active
17. 2026-03-02
    historical
18. 2025-11-24
    listed $150,000 Active
19. 2025-06-02
    historical
20. 2024-12-02
    listed $145,000 Active
21. 2024-08-22
    historical
22. 2024-05-25
    price $130,000
23. 2024-04-23
    price $136,000
24. 2024-03-25
    price $140,000
25. 2023-12-22
    listed $145,000 Active
26. 2023-10-31
    historical
27. 2023-08-10
    price $145,000
28. 2023-07-10
    status Active
29. 2023-07-06
    status Active
30. 2023-07-06
    historical
31. 2023-07-01
    historical
32. 2022-11-27
    price $149,900
33. 2022-11-01
    listed $155,000 Active
34. 2022-10-03
    soldstatus $108,000
35. 1987-02-01
    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: $2,474 · $206/mo
• Projected year-2 tax: $2,474 · $206/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: $20,972
• − Mortgage interest: −$7,562
• − Property taxes: −$2,474
• − Insurance: −$675
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − HOA: −$6,192
• − Depreciation: −$3,927
• Taxable loss: −$3,214
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $-498/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

-95.9% since first listed

22 events — show timeline

• 2026-04-30 Price Changed $1,600 MARMLS
• 2026-04-03 Listed for Rent $1,650 MARMLS
• 2026-03-28 Listed $135,000 MARMLS
• 2026-03-02 Listing Removed — MARMLS
• 2025-11-24 Listed $150,000 MARMLS
• 2025-06-02 Listing Removed — Beaches MLS
• 2024-12-02 Listed $145,000 Beaches MLS
• 2024-08-22 Listing Removed — Beaches MLS
• 2024-05-25 Price Changed $130,000 Beaches MLS
• 2024-04-23 Price Changed $136,000 Beaches MLS
• 2024-03-25 Price Changed $140,000 Beaches MLS
• 2023-12-22 Listed $145,000 Beaches MLS
• 2023-10-31 Listing Removed — Beaches MLS
• 2023-08-10 Price Changed $145,000 Beaches MLS
• 2023-07-10 Relisted — Beaches MLS
• 2023-07-06 Relisted — Beaches MLS
• 2023-07-06 Listing Removed — Beaches MLS
• 2023-07-01 Listing Removed — Beaches MLS
• 2022-11-27 Price Changed $149,900 Beaches MLS
• 2022-11-01 Listed $155,000 Beaches MLS
• 2022-10-03 Sold (Public Records) $108,000 Public Records
• 1987-02-01 Sold (Public Records) $39,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,474 · +65.2% YoY. Source: county tax records.