6890 Royal Palm Blvd Unit 312h · Margate, FL 33063

$130,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 99 Days on market

Built 1986 $750/mo HOA · 43% 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).

• 1% rule +8.4/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spectacular long view of the canal from this third floor Corner unit! Fully furnished and equipped kitchen. Two screened patio's-front and back. Back patio looking out back over canal. Unit features extra windows- corner unit. Tile in kitchen & bathrooms, New AC unit, washer/dryer inside of the unit. Building well maintained. One owner - used seasonally. Active adult community w/ clubhouse & activities, 2 pools, tennis court and more! Elevator in building as well as storage unit. Association states 55+

Key facts

• Relaxing saunas
• Private lanais
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• PRIVATE LANAIS
• HEATED SWIMMING POOLS
• PICKLEBALL AND TENNIS COURTS
• FULLY EQUIPPED FITNESS CENTER
• RELAXING SAUNAS

Property features AI

Finance

• Other: Pets allowed with size limit; Senior community
• HOA & community: Royal Park Gardens association; Monthly HOA fee (paid monthly); Association covers maintenance of grounds, pest control, sewer, trash, water, common areas, and pool service; Community amenities include: pool, spa/hot tub, fitness center, clubhouse, billiard room, sauna, tennis courts, pickleball courts, shuffleboard, bocce ball, picnic area, sidewalks, recreation facilities, business center, community room, hobby room, storage, bike storage, manager on site, parking, trash chute, elevators, on-site management

Exterior

• Parking: Assigned parking plus guest parking (1 open parking space total)
• Security: Closed-circuit cameras; Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Three or more levels; Entry on 3rd level (elevator or walk-up); Faces northwest
• Construction: Block, stucco, CBS construction; Flat, mixed, and shingle roof
• Exterior features: Screened patio and screened porch; Patio; Porch; Has spa (above ground, heated); Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Electric cooktop; Microwave; Refrigerator; Trash compactor
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Other heating; Central air conditioning; Ceiling fans; Paddle fans
• Interior features: Entrance foyer; Walk-in closet(s); Split bedroom layout; Blinds on windows
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (20.5% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $103k (20.5% below list) — sets the bar for cash-flow.

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: Alphabet Land-Margate (8 students, 0% 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 at 50% FRL track the district average.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-23 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); 548 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $899 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 99 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $130k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• 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 $103,380 (20.5% 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 99 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 6.2

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: -26.5%
• Equity multiple: 0.12×
• Total profit: $-32,092
• Equity at exit: $19,383

10-year hold

• IRR: -29.7%
• Equity multiple: -0.26×
• Total profit: $-46,024
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$682
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$54
• HOA: −$750
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-151

Break-even live

Break-even rent $1,938

Max offer price $103,380

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.03mi
6850 Royal Palm Blvd Unit G211 Margate, FL	2.0	2.0	970	$1,700	$1.75	24d	1	0.03mi
6850 Royal Palm Blvd Unit 305G Margate, FL	2.0	2.0	970	$1,675	$1.73	16d	1	0.03mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	2d	1	0.10mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	3d	1	0.14mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	1d	1	0.16mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.16mi
6670 Royal Palm Blvd Unit 205K Margate, FL	1.0	1.5	720	$1,300	$1.81	2d	1	0.16mi
6650 Royal Palm Blvd Unit 315C Margate, FL	2.0	2.0	1100	$1,800	$1.64	24d	1	0.17mi
6570 Royal Palm Blvd Unit 206J Margate, FL	2.0	2.0	970	$1,800	$1.86	3d	1	0.24mi
7370 NW 18th St #107 Margate, FL	2.0	2.0	1000	$2,050	$2.05	21d	1	0.37mi
7380 NW 18th St Margate, FL	2.0	2.0	1000	$1,825	$1.82	4d	2	0.43mi
7310 NW 18th St #107 Margate, FL	2.0	2.0	1000	$1,900	$1.90	24d	1	0.46mi
6617 Winfield Blvd Unit 4-1 Margate, FL	1.0	1.5	1190	$1,350	$1.13	24d	1	0.49mi
7320 NW 18th St #204 Margate, FL	2.0	2.0	1000	$1,600	$1.60	24d	1	0.52mi
6621 Winfield Blvd #1 Margate, FL	2.0	2.5	1190	$2,250	$1.89	24d	1	0.53mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,680	$1.98	24d	1	0.53mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,600	$1.88	7d	1	0.53mi
1363 NW 66th Ave Margate, FL	3.0	1.5	1260	$2,500	$1.98	24d	1	0.54mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	10d	2	0.55mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	20d	2	0.55mi
6501 Winfield Blvd Unit A53 Margate, FL	1.0	1.0	720	$1,550	$2.15	24d	1	0.56mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	4d	1	0.56mi
6501 Winfield Blvd Unit A50 Margate, FL	1.0	1.0	720	$1,395	$1.94	13d	1	0.56mi
6501 Winfield Blvd Unit A33 Margate, FL	1.0	1.0	720	$1,400	$1.94	24d	1	0.56mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	17d	1	0.56mi
6505 Winfield Blvd Unit 53B Margate, FL	1.0	1.0	720	$1,500	$2.08	13d	1	0.56mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	12d	1	0.56mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	13d	1	0.56mi
7460 NW 18th St #201 Margate, FL	2.0	2.0	1000	$2,100	$2.10	24d	1	0.57mi
7420 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.59mi
6611 Winfield Blvd Unit 109B Margate, FL	2.0	1.5	850	$2,000	$2.35	24d	1	0.59mi
2541 NW 64th Ter Margate, FL	3.0	1.0	835	$2,200	$2.63	13d	1	0.60mi
6507 Winfield Blvd Unit 126C Margate, FL	1.0	1.5	800	$1,550	$1.94	5d	1	0.62mi
6631 Winfield Blvd Unit 3-6 Margate, FL	3.0	2.5	1190	$2,500	$2.10	10d	1	0.62mi
2601 NW 64th Ter Margate, FL	2.0	1.0	945	$1,850	$1.96	24d	1	0.63mi
6503 Winfield Blvd Margate, FL	2.0	2.0	1000	$1,800	$1.80	7d	1	0.64mi
6503 Winfield Blvd Unit 111D Margate, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.66mi
2701 N Rock Island Rd Margate, FL	2.0	2.0	1157	$2,334	$2.02	2d	1	0.68mi
2701 N Rock Island Rd Margate, FL	1.0	1.0	757	$1,865	$2.46	17d	1	0.68mi

HOA detail condo

• Monthly dues: $750 · $9,000/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $130,000 Active 99 DOM
2. 2026-06-17
   days on market $130,000 Active 98 DOM
3. 2026-06-16
   days on market $130,000 Active 97 DOM
4. 2026-06-15
   days on market $130,000 Active 96 DOM
5. 2026-06-13
   days on market $130,000 Active 94 DOM
6. 2026-06-09
   days on market $130,000 Active 90 DOM
7. 2026-06-07
   days on market $130,000 Active 88 DOM
8. 2026-06-04
   days on market $130,000 Active 85 DOM
9. 2026-06-03
   days on market $130,000 Active 84 DOM
10. 2026-06-02
    days on market $130,000 Active 83 DOM
11. 2026-06-01
    days on market $130,000 Active 82 DOM
12. 2026-05-31
    days on market $130,000 Active 81 DOM
13. 2026-05-11
    price $130,000
14. 2026-04-06
    price $145,000
15. 2026-03-17
    price $159,000
16. 2026-01-13
    listed $165,000 Active
17. 2016-05-27
    soldstatus $55,000
18. 2016-05-26
    soldstatus $55,000 Sold 519-char remark

    Show marketing remark (519 chars)

    Spectacular long view of the canal from this third floor Corner unit! Fully furnished and equipped kitchen. Two screened patio's-front and back. Back patio looking out back over canal. Unit features extra windows- corner unit. Tile in kitchen & bathrooms, New AC unit, washer/dryer inside of the unit. Building well maintained. One owner - used seasonally. Active adult community w/ clubhouse & activities, 2 pools, tennis court and more! Elevator in building as well as storage unit. Association states 55+

19. 2016-02-29
    status Backup Contract 519-char remark

    Show marketing remark (519 chars)

    Spectacular long view of the canal from this third floor Corner unit! Fully furnished and equipped kitchen. Two screened patio's-front and back. Back patio looking out back over canal. Unit features extra windows- corner unit. Tile in kitchen & bathrooms, New AC unit, washer/dryer inside of the unit. Building well maintained. One owner - used seasonally. Active adult community w/ clubhouse & activities, 2 pools, tennis court and more! Elevator in building as well as storage unit. Association states 55+

20. 2016-02-12
    listed $55,000 Active 519-char remark

    Show marketing remark (519 chars)

    Spectacular long view of the canal from this third floor Corner unit! Fully furnished and equipped kitchen. Two screened patio's-front and back. Back patio looking out back over canal. Unit features extra windows- corner unit. Tile in kitchen & bathrooms, New AC unit, washer/dryer inside of the unit. Building well maintained. One owner - used seasonally. Active adult community w/ clubhouse & activities, 2 pools, tennis court and more! Elevator in building as well as storage unit. Association states 55+

21. 1986-04-01
    soldstatus $50,000

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$541/yr (+$45/mo · 100.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,963
• − Mortgage interest: −$7,282
• − Property taxes: −$538
• − Insurance: −$650
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − HOA: −$9,000
• − Depreciation: −$3,782
• Taxable loss: −$3,643
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $-934/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

+160.0% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $130,000 Beaches MLS
• 2026-04-06 Price Changed $145,000 Beaches MLS
• 2026-03-17 Price Changed $159,000 Beaches MLS
• 2026-01-13 Listed $165,000 Beaches MLS
• 2016-05-27 Sold (Public Records) $55,000 Public Records
• 2016-05-26 Sold (MLS) $55,000 MARMLS
• 2016-02-29 Pending — MARMLS
• 2016-02-12 Listed $55,000 MARMLS
• 1986-04-01 Sold (Public Records) $50,000 Public Records

Property tax history

-3.4%/yr

Latest (2025): $538 · +1.9% YoY. Source: county tax records.