7897 Golf Cir Dr #307 · Margate, FL 33063

$97,250

1 bd · 1.0 ba · 710 sqft · Condo public records · 151 Days on market

Built 1975 $428/mo HOA · 28% of rent

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Why this score? — see what drove the C- 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 +17.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ENJOY TRUE FLORIDA RESORT STYLE LIVING IN THIS VERY SPACIOUS ONE BEDROOM CONDO WITH FULLY ENCLOSED AND TILED FLORIDA ROOM. REMODELLED KITCHEN FEATURES CUSTOM TILE COUNTERTOPS AND BACKSPLASH WITH BEAUTIFUL UPGRADED CABINETRY. HUGE WALK IN CLOSET IN BEDRO OM. STUNNING POOLSIDE VIEWS WITH JUST A FEW STEP TO CLUBHOUSE. GOLF, TENNIS AND FULL AMMENITIES WITH VERY LOW MAINTENANCE FEES. CONDO FULLY TILED IN GORGEOUS NEUTRAL COLOR. VERY LIGHT AND CHEERFUL HOME THAT IS MOVE IN READY!

Key facts

• Pool views
• Florida room
• Updated kitchen

Tags

• POOL VIEWS
• FLORIDA ROOM
• UPDATED KITCHEN
• AMENITIES INCLUDING A POOL
• SHUFFLEBOARD
• OUTDOOR GRILLING AREAS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, elevator(s), fitness center, golf course, laundry, barbecue, picnic area, pool, shuffleboard court, and tennis court(s); Association fee covers management, cable TV, insurance, grounds maintenance, structure maintenance, pest control, pool(s), reserve fund, sewer, security, trash, and water; Senior community; Golf course community

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Cable available
• Home design: 3-story building; Entry on third floor; Updated/remodeled; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Patio; On golf course

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Living/dining room; Closet cabinetry; Walk-in closet(s); Bedroom on main level; Third floor entry
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $97k.

Deal economics

• At list price, monthly cash flow is $75 ($906/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• 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); 562 active listings in the ZIP; 38 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $672 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 151 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $25k; list at $97k implies a 289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $85,580 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 5.4

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-12,250
• Equity at exit: $14,500

10-year hold

• IRR: -5.9%
• Equity multiple: 0.64×
• Total profit: $-9,680
• Equity at exit: $8,408

Cash invested: $27,230 (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: 562
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$510
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$41
• HOA: −$428
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $75

Break-even live

Break-even rent $1,418

Max offer price $97,250

Occupancy floor 90%

Sensitivity live

Price	-10% $131	-5% $103	+0% $75	+5% $48	+10% $20
Rent	-10% $-44	-5% $16	+0% $75	+5% $135	+10% $195
Rate	-1.0pp $124	-0.5pp $100	base $75	+0.5pp $50	+1.0pp $25

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: $24,312
• Closing costs: $2,918
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,349	$1.78	7d	2	0.07mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,450	$1.74	7d	2	0.20mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	19d	1	0.24mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	26d	1	0.24mi
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	26d	1	0.26mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	757	$1,525	$2.01	23d	4	0.27mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	20d	2	0.27mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	26d	1	0.32mi
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	26d	1	0.95mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	5d	1	1.00mi
6670 Royal Palm Blvd Unit 205K Margate, FL	1.0	1.5	720	$1,300	$1.81	5d	1	1.01mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	4d	1	1.01mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	26d	1	1.01mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	6d	1	1.04mi
6650 Royal Palm Blvd Unit 110C Margate, FL	1.0	1.0	540	$1,450	$2.69	10d	1	1.06mi
1251 W River Dr Unit 3 Margate, FL	1.0	1.0	500	$1,500	$3.00	16d	1	1.07mi
400 NW 65th Ave Margate, FL	1.0–3.0	1.0–2.0	706	$1,599	$2.26	1d	4	1.11mi
400 NW 65th Ave Margate, FL	1.0–3.0	1.0–2.0	706	$1,599	$2.26	24d	4	1.11mi
6550 Royal Palm Blvd Unit 105A Margate, FL	1.0	1.0	540	$1,500	$2.78	26d	1	1.11mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$2,208	$2.97	26d	1	1.21mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$1,971	$2.65	6d	1	1.21mi
6008 NW 10th St Unit 2 Margate, FL	1.0	1.0	624	$1,450	$2.32	10d	1	1.22mi
5800 Margate Blvd Unit 411-4 Margate, FL	1.0	1.0	728	$1,650	$2.27	26d	1	1.25mi
6000 NW 7th St Margate, FL	—	1.0	500	$1,395	$2.79	10d	1	1.28mi
2401 Riverside Dr Coral Springs, FL	1.0	1.0	469	$1,425	$3.04	6d	2	1.43mi
2401 Riverside Dr Unit 217B Coral Springs, FL	1.0	1.0	606	$1,450	$2.39	24d	1	1.43mi
2401 Riverside Dr Unit 203B Coral Springs, FL	1.0	1.0	606	$1,495	$2.47	1d	1	1.43mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	23d	2	1.48mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	13d	2	1.48mi
2501 Riverside Dr Unit 206A Coral Springs, FL	1.0	1.0	606	$1,500	$2.48	20d	1	1.49mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	7d	1	1.50mi
6501 Winfield Blvd Unit A50 Margate, FL	1.0	1.0	720	$1,395	$1.94	16d	1	1.50mi
6501 Winfield Blvd Unit A53 Margate, FL	1.0	1.0	720	$1,550	$2.15	26d	1	1.50mi
6501 Winfield Blvd Unit A33 Margate, FL	1.0	1.0	720	$1,400	$1.94	26d	1	1.50mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	20d	1	1.50mi
6505 Winfield Blvd Unit 53B Margate, FL	1.0	1.0	720	$1,500	$2.08	16d	1	1.50mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	15d	1	1.50mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	16d	1	1.50mi

HOA detail condo

• Monthly dues: $428 · $5,136/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   pricedays on market $97,250 Active 151 DOM
2. 2026-06-18
   days on market $97,500 Active 148 DOM
3. 2026-06-17
   days on market $97,500 Active 147 DOM
4. 2026-06-16
   days on market $97,500 Active 146 DOM
5. 2026-06-15
   days on market $97,500 Active 145 DOM
6. 2026-06-13
   days on market $97,500 Active 143 DOM
7. 2026-06-09
   days on market $97,500 Active 139 DOM
8. 2026-06-07
   days on market $97,500 Active 137 DOM
9. 2026-06-04
   days on market $97,500 Active 134 DOM
10. 2026-06-03
    days on market $97,500 Active 133 DOM
11. 2026-06-02
    days on market $97,500 Active 132 DOM
12. 2026-06-01
    days on market $97,500 Active 131 DOM
13. 2026-05-31
    days on market $97,500 Active 130 DOM
14. 2026-05-09
    status Active
15. 2026-05-09
    price $97,500
16. 2026-04-25
    historical Active Under Contract
17. 2026-02-19
    price $96,500
18. 2026-01-21
    listed $97,500 Active
19. 2025-09-04
    historical $1,500
20. 2025-07-31
    listed $1,500
21. 2025-07-10
    historical $1,500
22. 2025-03-07
    listed $1,500
23. 2012-10-31
    soldstatus $25,000
24. 2012-10-30
    soldstatus $25,000 478-char remark

    Show marketing remark (478 chars)

    ENJOY TRUE FLORIDA RESORT STYLE LIVING IN THIS VERY SPACIOUS ONE BEDROOM CONDO WITH FULLY ENCLOSED AND TILED FLORIDA ROOM. REMODELLED KITCHEN FEATURES CUSTOM TILE COUNTERTOPS AND BACKSPLASH WITH BEAUTIFUL UPGRADED CABINETRY. HUGE WALK IN CLOSET IN BEDRO OM. STUNNING POOLSIDE VIEWS WITH JUST A FEW STEP TO CLUBHOUSE. GOLF, TENNIS AND FULL AMMENITIES WITH VERY LOW MAINTENANCE FEES. CONDO FULLY TILED IN GORGEOUS NEUTRAL COLOR. VERY LIGHT AND CHEERFUL HOME THAT IS MOVE IN READY!

25. 2005-07-05
    soldstatus $58,500
26. 2001-01-08
    soldstatus $21,000
27. 1997-04-26
    soldstatus $25,000

ⓘ 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: $1,696 · $141/mo
• Projected year-2 tax: $1,696 · $141/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: $18,157
• − Mortgage interest: −$5,448
• − Property taxes: −$1,696
• − Insurance: −$486
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − HOA: −$5,136
• − Depreciation: −$2,829
• Taxable loss: −$343
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $988/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

+290.0% since first listed

14 events — show timeline

• 2026-05-09 Relisted — MARMLS
• 2026-05-09 Price Changed $97,500 MARMLS
• 2026-04-25 Contingent — MARMLS
• 2026-02-19 Price Changed $96,500 MARMLS
• 2026-01-21 Listed $97,500 MARMLS
• 2025-09-04 Rental Removed $1,500 GFLMLS
• 2025-07-31 Listed for Rent $1,500 GFLMLS
• 2025-07-10 Rental Removed $1,500 GFLMLS
• 2025-03-07 Listed for Rent $1,500 GFLMLS
• 2012-10-31 Sold (Public Records) $25,000 Public Records
• 2012-10-30 Sold (MLS) $25,000 MARMLS
• 2005-07-05 Sold (Public Records) $58,500 Public Records
• 2001-01-08 Sold (Public Records) $21,000 Public Records
• 1997-04-26 Sold (Public Records) $25,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,696 · +5.1% YoY. Source: county tax records.