7005 NW 11th Ct · Margate, FL 33063

$340,000

2 bd · 2.0 ba · 1,587 sqft · SingleFamily public records · 10 Days on market

Built 1972 5,681 sqft lot Est $409k · 17% under $118/mo HOA · 4% 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious corner home located in the highly sought after 55+ Community of Paradise Gardens in the heart of Margate. This home includes 2 bedrooms, 2 bathrooms, ample living room, 1 car garage, living- dining area and kitchen, and laundry. It features Impact Windows, Roof 2024, Washer and Dryer 2023, A/C 2023, Water Heater 2022, newer dishwasher, all Tile. Clubhouse and amenities with a pool, fitness room, billiards and more. This home offers great location and accessibility.

Key facts

• A/c 2023
• Water heater 2022
• Newer dishwasher

Tags

• IMPACT WINDOWS
• ROOF 2024
• WASHER AND DRYER 2023
• A/C 2023
• WATER HEATER 2022
• NEWER DISHWASHER

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $118; HOA covers recreation facilities; Community amenities include clubhouse, fitness center, community pool; Designated senior community

Exterior

• Parking: 1-car garage; Driveway with one covered space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story home; Faces south
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Open porch; Porch

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator
• Bedrooms: Primary bedroom on the main level; At least one bedroom on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; Eat-in kitchen; First-floor entry; Combined living/dining room; Tub/shower; Other interior features noted
• Laundry & utility: Washer and dryer included; Laundry located in the garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $11 ($137/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (21.2% below list).
• Recommended offer: $268k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• 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 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,680/mo this rent would consume 51% of the median local household income ($63k/yr) (locally 2290% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $82k; list at $340k implies a 312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,980 (21.2% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $409,446
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1495 NW 69th Ave	0.27mi	2/2.0	1,609 (+1%)	15mo	$398,000	$247	73
7005 NW 17th Ct	0.38mi	2/2.0	1,587 (0%)	23mo	$350,000	$221	63
7449 Santa Monica Dr	0.51mi	3/2.5 (+1)	1,685 (+6%)	1mo	$435,000	$258	58
6821 NW 6th St	0.62mi	3/3.0 (+1)	1,509 (-5%)	7mo	$545,000	$361	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-57,306
• Equity at exit: $50,695

10-year hold

• IRR: -11.1%
• Equity multiple: 0.36×
• Total profit: $-60,771
• Equity at exit: $29,397

Cash invested: $95,200 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,680 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$142
• HOA: −$118
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $11

Break-even live

Break-even rent $2,665

Max offer price $340,000

Occupancy floor 95%

Sensitivity live

Price	-10% $204	-5% $108	+0% $11	+5% $-85	+10% $-181
Rent	-10% $-200	-5% $-94	+0% $11	+5% $117	+10% $223
Rate	-1.0pp $183	-0.5pp $98	base $11	+0.5pp $-77	+1.0pp $-166

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7000 NW 11th St Margate, FL	2.0	2.0	1587	$2,650	$1.67	8d	1	0.03mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,250	$2.12	18d	1	0.23mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,200	$2.07	8d	1	0.23mi
1550 NW 70th Ter Margate, FL	3.0	2.0	1587	$2,595	$1.64	23d	1	0.30mi
1585 NW 70th Ln Margate, FL	2.0	2.5	1834	$900	$0.49	16d	1	0.34mi
1363 NW 66th Ave Margate, FL	3.0	1.5	1260	$2,500	$1.98	25d	1	0.39mi
6955 NW 18th St Margate, FL	3.0	2.0	1938	$4,000	$2.06	25d	1	0.45mi
2001 Barcelona Ter Unit 2001 Margate, FL	3.0	2.5	1685	$3,900	$2.31	25d	1	0.60mi
2001 Barcelona Ter Unit 2001 Margate, FL	3.0	2.5	1685	$3,990	$2.37	16d	1	0.60mi
2001 Barcelona Ter Margate, FL	3.0	2.5	1685	$4,500	$2.67	25d	1	0.60mi
1141 W River Dr Margate, FL	2.0	2.0	1100	$1,800	$1.64	23d	1	0.62mi
6650 Royal Palm Blvd Unit 315C Margate, FL	2.0	2.0	1100	$1,800	$1.64	25d	1	0.67mi
6777 NW 4th St Margate, FL	3.0	2.0	1306	$3,600	$2.76	25d	1	0.73mi
6473 NW 20th St Margate, FL	3.0	2.0	1704	$3,200	$1.88	25d	1	0.78mi
7300 Lake Circle Dr #107 Margate, FL	2.0	2.0	1100	$1,850	$1.68	15d	1	0.79mi
370 NW 76th Ave #202 Margate, FL	2.0	2.0	1100	$1,950	$1.77	12d	1	0.81mi
357 N Rock Island Rd #207 Margate, FL	2.0	2.0	1100	$1,720	$1.56	11d	1	0.84mi
357 N Rock Island Rd #207 Margate, FL	2.0	2.0	1100	$1,720	$1.56	25d	1	0.84mi
357 N Rock Island Rd #306 Margate, FL	2.0	2.0	1300	$1,850	$1.42	23d	1	0.84mi
357 N Rock Island Rd #407 Margate, FL	2.0	2.0	1100	$1,700	$1.55	4d	1	0.84mi
260 NW 76th Ave #406 Margate, FL	2.0	2.0	1100	$1,700	$1.55	25d	1	0.87mi
7431 NW 1st St Margate, FL	2.0	2.0	1100	$1,900	$1.73	25d	1	0.88mi
2171 NW 76th Ave Margate, FL	3.0	2.0	2236	$3,850	$1.72	25d	1	0.89mi
256 NW 78th Ter Margate, FL	3.0	2.0	1553	$3,700	$2.38	8d	1	0.90mi
272 NW 79th Ave Margate, FL	3.0	2.0	1433	$3,500	$2.44	3d	1	0.92mi
7251 NW 24th Ct Margate, FL	3.0	2.5	1959	$4,700	$2.40	0d	1	0.98mi
6119 NW 18th Ct Margate, FL	3.0	2.0	1777	$3,396	$1.91	23d	1	1.01mi
6119 NW 18th Ct Margate, FL	3.0	2.0	1777	$3,210	$1.81	15d	1	1.01mi
6119 NW 18th Ct Margate, FL	3.0	2.0	1777	$3,105	$1.75	8d	1	1.01mi
7814 NW 1st Ct Margate, FL	3.0	2.0	1469	$2,950	$2.01	8d	1	1.06mi
6617 Winfield Blvd Unit 4-1 Margate, FL	1.0	1.5	1190	$1,350	$1.13	25d	1	1.07mi
7461 SW 1st St Margate, FL	3.0	2.0	1350	$3,200	$2.37	13d	1	1.08mi
6106 NW 20th St Unit 1524073P Margate, FL	3.0	2.0	1506	$7,982	$5.30	3d	1	1.11mi
6621 Winfield Blvd #1 Margate, FL	2.0	2.5	1190	$2,250	$1.89	25d	1	1.11mi
2701 N Rock Island Rd Margate, FL	2.0	2.0	1157	$2,334	$2.02	4d	1	1.14mi
2701 N Rock Island Rd Margate, FL	3.0	2.0	1270	$3,487	$2.75	21d	1	1.14mi
6952 NW 27th Ct Unit 6952 Margate, FL	3.0	2.0	1824	$4,100	$2.25	17d	1	1.15mi
7618 Pinewalk Dr S #132 Margate, FL	3.0	2.0	1395	$3,400	$2.44	16d	1	1.19mi
6631 Winfield Blvd Unit 3-6 Margate, FL	3.0	2.5	1190	$2,500	$2.10	11d	1	1.20mi
7306 SW 3rd Ct North Lauderdale, FL	3.0	2.0	1288	$2,685	$2.08	21d	1	1.24mi

HOA detail

• Monthly dues: $118 · $1,416/yr
• Likely covers: waterpool

Listing history 7 events

1. 2026-06-21
   days on market $340,000 Active 10 DOM
2. 2026-06-18
   days on market $340,000 Active 7 DOM
3. 2026-06-17
   days on market $340,000 Active 6 DOM
4. 2026-06-16
   days on market $340,000 Active 5 DOM
5. 2026-06-15
   days on market $340,000 Active 4 DOM
6. 2026-06-13
   remarks 494-char remark
7. 2026-06-13
   listed $340,000 Active 2 DOM

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $2,822 · $235/mo
• Expected delta: +$2,066/yr (+$172/mo · 273.5%)

ⓘ 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 · 26 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: $32,158
• − Mortgage interest: −$19,045
• − Property taxes: −$756
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,573
• − Management: −$2,573
• − HOA: −$1,416
• − Depreciation: −$9,891
• Taxable loss: −$5,795
• Est. tax savings @ 24.0%: +$1,391
• After-tax cash flow: $1,528/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

+312.1% since first listed

2 events — show timeline

• 2026-06-11 Listed $340,000 MARMLS
• 1994-08-18 Sold (Public Records) $82,500 Public Records

Property tax history

-1.9%/yr

Latest (2025): $756 · +2.3% YoY. Source: county tax records.