1460 NW 80th Ave #104 · Margate, FL 33063

$95,000

1 bd · 2.0 ba · 850 sqft · Condo public records · 21 Days on market

Built 1977

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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 +22.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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

Welcome to this charming 1-bedroom, 2-bath first-floor condo in the beautifully maintained 55+ community of Palm Springs II. Enjoy peaceful lake and golf course views from the private screened patio, perfect for morning coffee or relaxing evenings. This spacious unit features ceramic tile and laminate flooring, a bright kitchen with ample cabinetry and breakfast area, in-unit laundry, a walk-in closet in the primary bedroom, and a versatile den that can be used as a small guest room, office, or hobby space. The guest bathroom features a recently installed walk-in tub with shower, offering added comfort and accessibility. Palm Springs II offers resort-style amenities, has passed its 40-year

Key facts

• Pool
• Built 1977

Property features AI

Finance

• HOA & community: Building fitness center; Building elevator

Exterior

• Home design: Condo; 4-story building; Building name: Palm Springs 2
• Exterior features: Community pool

Interior

• Bedrooms: 1 bedroom
• Heating & cooling: Air conditioning
• Interior features: One-room layout; Dishwasher

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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); 548 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $657 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 21 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.83% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 4.5

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: -7.2%
• Equity multiple: 0.74×
• Total profit: $-6,972
• Equity at exit: $14,165

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $790
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA est. from 1 same-building comp: −$565
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $155

Break-even live

Break-even rent $1,546

Max offer price $95,000

Occupancy floor 86%

Sensitivity live

Price	-10% $221	-5% $188	+0% $155	+5% $122	+10% $90
Rent	-10% $18	-5% $86	+0% $155	+5% $224	+10% $293
Rate	-1.0pp $203	-0.5pp $179	base $155	+0.5pp $131	+1.0pp $106

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1480 NW 80th Ave #402 Margate, FL	2.0	2.0	1000	$1,875	$1.88	8d	1	0.07mi
1700 NW 80th Ave #108 Margate, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.21mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	13d	1	0.28mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	3d	1	0.28mi
7620 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,650	$1.65	25d	1	0.30mi
1035 Country Club Dr Margate, FL	1.0–2.0	1.0–2.0	925	$1,390	$1.50	25d	2	0.35mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	19d	1	0.38mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	5d	1	0.38mi
1030 Country Club Dr #309 Margate, FL	2.0	2.0	1038	$1,450	$1.40	25d	1	0.38mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	25d	1	0.40mi
7420 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.41mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	757	$1,525	$2.01	21d	4	0.42mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	18d	2	0.42mi
7460 NW 18th St #201 Margate, FL	2.0	2.0	1000	$2,100	$2.10	25d	1	0.43mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	22d	2	0.45mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,600	$1.88	8d	1	0.46mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,680	$1.98	25d	1	0.46mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,450	$1.74	5d	2	0.46mi
7797 Golf Circle Dr #310 Margate, FL	2.0	2.0	930	$1,800	$1.94	25d	1	0.46mi
1010 Country Club Dr #206 Margate, FL	1.0	1.5	775	$1,450	$1.87	25d	1	0.48mi
7320 NW 18th St #204 Margate, FL	2.0	2.0	1000	$1,600	$1.60	25d	1	0.51mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,349	$1.78	5d	2	0.53mi
7310 NW 18th St #107 Margate, FL	2.0	2.0	1000	$1,900	$1.90	25d	1	0.55mi
7380 NW 18th St Margate, FL	2.0	2.0	1000	$1,825	$1.82	5d	2	0.56mi
7897 Golf Circle Dr #108 Margate, FL	1.0	1.5	775	$1,450	$1.87	17d	1	0.57mi
8720 Shadow Wood Blvd Coral Springs, FL	1.0–2.0	1.5–2.0	1050	$1,750	$1.67	4d	3	0.60mi
7370 NW 18th St #107 Margate, FL	2.0	2.0	1000	$2,050	$2.05	22d	1	0.62mi
1100 NW 87th Ave #208 Coral Springs, FL	2.0	2.0	1100	$1,700	$1.55	17d	1	0.63mi
1100 NW 87th Ave Coral Springs, FL	2.0	2.0	1045	$1,675	$1.60	14d	2	0.63mi
1075 Riverside Dr #306 Coral Springs, FL	2.0	2.0	990	$1,899	$1.92	25d	1	0.67mi
1045 NW 73rd Ave Margate, FL	2.0	1.0	1036	$2,500	$2.41	25d	1	0.68mi
7605 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,500	$1.52	25d	1	0.72mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	8d	2	0.73mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	11d	2	0.73mi
7600 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,600	$1.62	25d	1	0.74mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,200	$2.07	8d	1	0.74mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,250	$2.12	18d	1	0.74mi
799 Riverside Dr #1021 Coral Springs, FL	2.0	2.0	1060	$2,400	$2.26	19d	1	0.76mi
755 Riverside Dr #1335 Coral Springs, FL	1.0	1.0	780	$1,800	$2.31	8d	1	0.76mi
755 Riverside Dr Coral Springs, FL	1.0	1.0	780	$1,700	$2.18	11d	2	0.76mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $95,000 Coming Soon 21 DOM
2. 2026-06-17
   days on market $95,000 Coming Soon 20 DOM
3. 2026-06-16
   days on market $95,000 Coming Soon 19 DOM
4. 2026-06-15
   days on market $95,000 Coming Soon 18 DOM
5. 2026-06-13
   days on market $95,000 Coming Soon 16 DOM
6. 2026-06-09
   days on market $95,000 Coming Soon 12 DOM
7. 2026-06-08
   days on market $95,000 Coming Soon 11 DOM
8. 2026-06-07
   days on market $95,000 Coming Soon 10 DOM
9. 2026-06-04
   days on market $95,000 Coming Soon 7 DOM
10. 2026-06-03
    days on market $95,000 Coming Soon 6 DOM
11. 2026-06-02
    days on market $95,000 Coming Soon 5 DOM
12. 2026-06-01
    days on market $95,000 Coming Soon 4 DOM
13. 2026-05-31
    days on market $95,000 Coming Soon 3 DOM

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

Taxation est. · year 1

• Rental income: $20,913
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − HOA: −$6,780
• − Depreciation: −$2,764
• Taxable income: $802
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $1,671/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