6505 Winfield Blvd · Margate, FL 33063

$100,000

1 bd · 1.0 ba · 720 sqft · SingleFamily · 17 Days on market

Built 1972 Poor condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This is an Over 55 community. Apartment needs some work, and is a perfect for someone looking for a fixer-upper. Unit is being sold as is. The Condo Association allows the unit to be rented out. The monthly maintenance fee is: $391.00, this includes water. If rented out, the monthly potential net cash flow is approx. $800 after condo fees and taxes.

Key facts

• Built 1972
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.56% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.34%
• DSCR: 2.04
• GRM: 5.3

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: 15.2%
• Equity multiple: 1.60×
• Total profit: $16,860
• Equity at exit: $14,910

10-year hold

• IRR: 23.1%
• Equity multiple: 2.89×
• Total profit: $52,817
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $545

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 60%

Sensitivity live

Price	-10% $614	-5% $579	+0% $545	+5% $510	+10% $476
Rent	-10% $421	-5% $483	+0% $545	+5% $606	+10% $668
Rate	-1.0pp $595	-0.5pp $570	base $545	+0.5pp $519	+1.0pp $492

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	11d	2	0.02mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	21d	2	0.02mi
6505 Winfield Blvd Unit 53B Margate, FL	1.0	1.0	720	$1,500	$2.08	15d	1	0.03mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	13d	1	0.03mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	15d	1	0.03mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	18d	1	0.03mi
6501 Winfield Blvd Unit A53 Margate, FL	1.0	1.0	720	$1,550	$2.15	25d	1	0.03mi
6501 Winfield Blvd Unit A33 Margate, FL	1.0	1.0	720	$1,400	$1.94	25d	1	0.03mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	5d	1	0.03mi
6501 Winfield Blvd Unit A50 Margate, FL	1.0	1.0	720	$1,395	$1.94	14d	1	0.03mi
2698 NW 65th Ave Unit 2704 Margate, FL	1.0	1.0	700	$1,775	$2.54	25d	1	0.15mi
6650 Royal Palm Blvd Unit 110C Margate, FL	1.0	1.0	540	$1,450	$2.69	8d	1	0.47mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	5d	1	0.49mi
6550 Royal Palm Blvd Unit 105A Margate, FL	1.0	1.0	540	$1,500	$2.78	25d	1	0.49mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	3d	1	0.51mi
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.53mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	25d	1	0.54mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	3d	1	0.54mi
6670 Royal Palm Blvd Unit 205K Margate, FL	1.0	1.5	720	$1,300	$1.81	4d	1	0.54mi
3430 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,680	$2.01	23d	2	0.89mi
3430 Pinewalk Dr N #625 Margate, FL	1.0	1.0	712	$1,680	$2.36	3d	1	0.89mi
3390 Pinewalk Dr N #1016 Margate, FL	1.0	1.0	712	$1,750	$2.46	4d	1	0.90mi
6890 W Sample Rd #6890 Coral Springs, FL	1.0	1.0	716	$1,850	$2.58	19d	1	0.93mi
6838 W Sample Rd #6838 Coral Springs, FL	1.0	1.0	716	$1,680	$2.35	25d	1	0.93mi
6824 W Sample Rd #6824 Coral Springs, FL	1.0	1.0	716	$1,800	$2.51	25d	1	0.93mi
6812 W Sample Rd #6812 Coral Springs, FL	1.0	1.0	716	$1,700	$2.37	25d	1	0.93mi
6572 W Sample Rd #6572 Coral Springs, FL	1.0	1.0	716	$1,750	$2.44	25d	1	0.95mi
6650 W Sample Rd Coral Springs, FL	1.0	1.0	716	$1,750	$2.44	25d	1	0.95mi
6660 W Sample Rd #6660 Coral Springs, FL	1.0	1.0	716	$1,800	$2.51	25d	1	0.95mi
6674 W Sample Rd #6674 Coral Springs, FL	1.0	1.0	716	$1,700	$2.37	16d	1	0.95mi
6758 W Sample Rd #6758 Coral Springs, FL	1.0	1.0	716	$1,850	$2.58	25d	1	0.97mi
3350 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,650	$1.97	8d	3	1.02mi
3350 Pinewalk Dr N #1413 Margate, FL	1.0	1.0	712	$1,750	$2.46	11d	1	1.02mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,750	$2.46	12d	1	1.07mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,700	$2.39	6d	1	1.07mi
1251 W River Dr Unit 3 Margate, FL	1.0	1.0	500	$1,500	$3.00	15d	1	1.08mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	23d	2	1.14mi
3300 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	869	$1,945	$2.24	0d	2	1.14mi
3600 Terrapin Ln Coral Springs, FL	2.0	1.0–2.0	870	$2,143	$2.46	0d	19	1.17mi
3031 Holiday Springs Blvd Margate, FL	1.0	2.0	750	$1,525	$2.03	13d	1	1.20mi

Listing history 18 events

1. 2026-06-21
   days on market $100,000 Active 17 DOM
2. 2026-06-18
   days on market $100,000 Active 14 DOM
3. 2026-06-17
   days on market $100,000 Active 13 DOM
4. 2026-06-16
   days on market $100,000 Active 12 DOM
5. 2026-06-16
   remarks 351-char remark
6. 2026-06-16
   pricedays on marketlisting id $100,000 Active 11 DOM
7. 2026-06-15
   days on market $120,000 Active 22 DOM
8. 2026-06-13
   days on market $120,000 Active 20 DOM
9. 2026-06-09
   days on market $120,000 Active 16 DOM
10. 2026-06-07
    days on market $120,000 Active 14 DOM
11. 2026-06-04
    days on market $120,000 Active 11 DOM
12. 2026-06-03
    days on market $120,000 Active 10 DOM
13. 2026-06-02
    days on market $120,000 Active 9 DOM
14. 2026-06-01
    days on market $120,000 Active 8 DOM
15. 2026-05-31
    days on market $120,000 Active 7 DOM
16. 2026-05-25
    listed $120,000 Active
17. 2024-05-15
    historical $1,500
18. 2024-04-25
    listed $1,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 21 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: $18,771
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$2,909
• Taxable income: $5,257
• Est. tax owed @ 24.0%: −$1,262
• After-tax cash flow: $5,275/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property is a vacant lot with no visible structures or interior, requiring extensive repairs and improvements for both resale and rental value.

Repairs flagged

• Major Structural assessment — No visible structures to assess condition.
• Major Roof inspection — No roof visible to assess condition.
• Major Interior inspection — No interior visible to assess condition.
• Major Exterior inspection — No exterior visible to assess condition.
• Major Landscaping and curb appeal — No landscaping or curb appeal visible to assess condition.

Value-add opportunities

• Both Structural assessment and repairs — Identifying and addressing structural issues is critical for both resale and rental value.
• Both Roof inspection and repair — A sound roof is essential for both resale and rental value.
• Both Interior inspection and repairs — A habitable interior is crucial for both resale and rental value.
• Both Exterior inspection and landscaping — A well-maintained exterior and landscaping significantly enhance both resale and rental value.
• Both HVAC and mechanicals inspection and repair — A functional HVAC system and mechanicals are important for both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Structural assessment · No visible structures to assess condition.	Major	$15,000–50,000
Roof inspection · No roof visible to assess condition.	Major	$15,000–50,000
Interior inspection · No interior visible to assess condition.	Major	$15,000–50,000
Exterior inspection · No exterior visible to assess condition.	Major	$15,000–50,000
Landscaping and curb appeal · No landscaping or curb appeal visible to assess condition.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Structural assessment and repairs — Identifying and addressing structural issues is critical for both resale and rental value. ↑
• Both Roof inspection and repair — A sound roof is essential for both resale and rental value. ↑
• Both Interior inspection and repairs — A habitable interior is crucial for both resale and rental value. ↑
• Both Exterior inspection and landscaping — A well-maintained exterior and landscaping significantly enhance both resale and rental value. ↑
• Both HVAC and mechanicals inspection and repair — A functional HVAC system and mechanicals are important for both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+7900.0% since first listed

3 events — show timeline

• 2026-05-25 Listed $120,000 FSBO.com
• 2024-05-15 Rental Removed $1,500 RENTALBEAST
• 2024-04-25 Listed for Rent $1,500 RENTALBEAST