6103 Southgate Blvd · Margate, FL 33068

$460,000

3 bd · 3.0 ba · 2,312 sqft · SingleFamily public records · 79 Days on market

Built 1960 7,733 sqft lot Est $714k · 36% under

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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
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Single-story residence nestled in the desirable neighborhood of Margate. This spacious home features, home in the heart of Margate! A lot 7733 sq. ft. , it features. with opportunity for minor updates to enhance its value. The property includes a generously sized backyard, ideal for a variety of uses. With solid bones and a practical layout, this home presents a great opportunity in a well-established neighborhood. ASet in a peaceful neighborhood, this home offers excellent accessibility: just minutes from the Florida Turnpike and I 95, and close to Pompano Beach, Fort Lauderdale Airport, shopping, dining, and entertainment. Local amenities include Calypso Cove aquatic park, Butterfly World

Key facts

• In-ground pool
• 7,733 sq ft lot
• Built 1960

Tags

• GENEROUSLY SIZED BACKYARD
• EXCELLENT ACCESSIBILITY
• IN-GROUND POOL
• SEPARATE STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $14 ($164/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 $343k (25.4% below list).
• Recommended offer: $343k (25.4% 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 soft (-0.7%/yr); 298 active listings in the ZIP; 17 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).
• At $3,431/mo this rent would consume 64% of the median local household income ($64k/yr) (locally 3073% 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 $3k of loan paydown is wiped out by about $14k 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 79 days — a 6% lower offer ($432k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $460k implies a 736% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $343,053 (25.4% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $714,408
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Martin Rd	0.63mi	4/2.0 (+1)	1,971 (-15%)	9mo	$610,000	$309	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.35×
• Total profit: $-83,966
• Equity at exit: $68,587

10-year hold

• IRR: -18.1%
• Equity multiple: 0.13×
• Total profit: $-111,841
• Equity at exit: $39,772

Cash invested: $128,800 (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 33068

• Rents YoY: -0.7%
• Active inventory: 298
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,431 high
• Mortgage (P&I): −$2,412
• Tax from tax record: −$92 /mo · $1,110/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $14

Break-even live

Break-even rent $3,413

Max offer price $460,000

Occupancy floor 95%

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6230 SW 4th Pl Margate, FL	4.0	2.0	1850	$3,500	$1.89	3d	1	0.17mi
521 Princess Dr Margate, FL	3.0	2.5	1592	$2,650	$1.66	24d	1	0.38mi
290 NW 65th Ave Margate, FL	4.0	2.0	2116	$4,250	$2.01	24d	1	0.41mi
6515 SW 8th Pl North Lauderdale, FL	4.0	2.0	1677	$3,875	$2.31	11d	1	0.78mi
6481 Kimberly Blvd North Lauderdale, FL	3.0	2.0	1728	$3,650	$2.11	24d	1	0.80mi
842 SW 68th Ave North Lauderdale, FL	4.0	2.0	1877	$3,850	$2.05	24d	1	0.87mi
1013 SW 49th Ave Margate, FL	3.0	2.0	1954	$2,956	$1.51	14d	1	1.16mi
801 NW 49th Way Coconut Creek, FL	3.0	2.0	2013	$5,200	$2.58	4d	1	1.17mi
801 NW 49th Way Coconut Creek, FL	3.0	2.0	2013	$5,200	$2.58	24d	1	1.17mi
6903 Rio Pinar North Lauderdale, FL	4.0	2.0	1800	$3,300	$1.83	24d	1	1.27mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	22d	1	1.27mi
6812 Rio Pinar North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	11d	1	1.27mi
6812 Rio Pinar Unit 1 North Lauderdale, FL	3.0	2.0	1610	$3,500	$2.17	17d	1	1.27mi
7000 NW 11th St Margate, FL	2.0	2.0	1587	$2,650	$1.67	8d	1	1.34mi
4261 W Palm Aire Dr Pompano Beach, FL	3.0	3.0	1620	$2,775	$1.71	11d	2	1.45mi
4261 W Palm Aire Dr Pompano Beach, FL	3.0	3.0	1620	$2,775	$1.71	8d	2	1.45mi
4261 W Palm Aire Dr #204 Pompano Beach, FL	3.0	3.0	1620	$2,800	$1.73	24d	1	1.46mi

Listing history 3 events

1. 2026-04-22
   status Pending
2. 2026-01-30
   listed $460,000 Active
3. 1990-04-02
   soldstatus $55,000

ⓘ 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: $1,110 · $92/mo
• Projected year-2 tax: $3,818 · $318/mo
• Expected delta: +$2,708/yr (+$226/mo · 244.1%)

ⓘ 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 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $41,166
• − Mortgage interest: −$25,767
• − Property taxes: −$1,110
• − Insurance: −$2,300
• − Repairs & maintenance: −$3,293
• − Management: −$3,293
• − Depreciation: −$13,382
• Taxable loss: −$7,979
• Est. tax savings @ 24.0%: +$1,915
• After-tax cash flow: $2,079/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): 54,439
• Household income: $64,051
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 3073.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 58% Hispanic / Latino 21% Two or more races 13% White 11% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 17% Estonian 1% Lithuanian 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 59% English-only · Spanish 19% French/Haitian/Cajun 15% Other Indo-European 2%

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: ▼ -317.60%
• Current HPI: 426.2972
• Rent YoY: ▼ -0.74%
• 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

+736.4% since first listed

3 events — show timeline

• 2026-04-22 Pending — MARMLS
• 2026-01-30 Listed $460,000 MARMLS
• 1990-04-02 Sold (Public Records) $55,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,110 · +3.6% YoY. Source: county tax records.