7500 NW 5th Ct #104 · Margate, FL 33063

$84,900

1 bd · 1.0 ba · 670 sqft · Condo public records · 99 Days on market

Built 1974 $336/mo HOA · 23% 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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great price for this first floor 1 bedroom unit .Close to the club house and pool.sold as is a must see for this price. hoa requirements 55+ community credit score of 675 no pets 35,000 minimum income 20% down purchases no renting first 3 years

Key facts

• $336 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Resale property; Senior community
• HOA & community: Community amenities include clubhouse, fitness center, pool, shuffleboard court, picnic area and storage; Monthly HOA fee; HOA covers insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, roof repairs, pool service and recreation facility

Exterior

• Parking: Assigned parking; Guest parking (one open space)
• Security: Security fence
• Utilities: Cable available
• Home design: Condominium; Two-story building; First-floor entry
• Construction: CBS construction
• Exterior features: Fenced; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Laminate; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Furnished; Glass-enclosed patio/porch

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Atlantic West Elementary School (math 28% / reading 42%, grade F, #1,697 of 2,144 statewide, top 80%, 622 students, 77% 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 average 76% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-20 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $587 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 99 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask is 5560% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $33k; list at $85k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.76% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 4.7

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-2,938
• Equity at exit: $12,659

10-year hold

• IRR: 4.8%
• Equity multiple: 1.33×
• Total profit: $7,826
• Equity at exit: $7,341

Cash invested: $23,772 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$445
• Tax from tax record: −$170 /mo · $2,045/yr
• Insurance: −$35
• HOA: −$336
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $190

Break-even live

Break-even rent $1,249

Max offer price $84,900

Occupancy floor 82%

Sensitivity live

Price	-10% $238	-5% $214	+0% $190	+5% $166	+10% $142
Rent	-10% $73	-5% $131	+0% $190	+5% $249	+10% $308
Rate	-1.0pp $233	-0.5pp $212	base $190	+0.5pp $168	+1.0pp $146

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	17d	1	0.05mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	25d	1	0.05mi
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	25d	1	0.08mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	25d	1	0.12mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,349	$1.78	5d	2	0.35mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,450	$1.74	5d	2	0.47mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	18d	2	0.55mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	757	$1,525	$2.01	21d	4	0.55mi
400 NW 65th Ave Margate, FL	1.0–3.0	1.0–2.0	706	$1,599	$2.26	22d	4	0.97mi
1251 W River Dr Unit 3 Margate, FL	1.0	1.0	500	$1,500	$3.00	14d	1	1.10mi
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	25d	1	1.16mi
6008 NW 10th St Unit 2 Margate, FL	1.0	1.0	624	$1,450	$2.32	8d	1	1.18mi
6670 Royal Palm Blvd Unit 205K Margate, FL	1.0	1.5	720	$1,300	$1.81	3d	1	1.18mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	2d	1	1.18mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	25d	1	1.18mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	3d	1	1.19mi
6000 NW 7th St Margate, FL	—	1.0	500	$1,395	$2.79	8d	1	1.19mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	4d	1	1.22mi
6650 Royal Palm Blvd Unit 110C Margate, FL	1.0	1.0	540	$1,450	$2.69	8d	1	1.24mi
5800 Margate Blvd Unit 411-4 Margate, FL	1.0	1.0	728	$1,650	$2.27	25d	1	1.25mi
6550 Royal Palm Blvd Unit 105A Margate, FL	1.0	1.0	540	$1,500	$2.78	25d	1	1.27mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$2,208	$2.97	25d	1	1.33mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$1,971	$2.65	4d	1	1.33mi

HOA detail condo

• Monthly dues: $336 · $4,032/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $84,900 Active 99 DOM
2. 2026-06-17
   days on market $84,900 Active 98 DOM
3. 2026-06-16
   days on market $84,900 Active 97 DOM
4. 2026-06-15
   days on market $84,900 Active 96 DOM
5. 2026-06-13
   days on market $84,900 Active 94 DOM
6. 2026-06-09
   days on market $84,900 Active 90 DOM
7. 2026-06-07
   days on market $84,900 Active 88 DOM
8. 2026-06-04
   days on market $84,900 Active 85 DOM
9. 2026-06-03
   days on market $84,900 Active 84 DOM
10. 2026-06-02
    days on market $84,900 Active 83 DOM
11. 2026-06-01
    days on market $84,900 Active 82 DOM
12. 2026-05-31
    days on market $84,900 Active 81 DOM
13. 2026-05-16
    listed $1,500
14. 2026-03-12
    status Active
15. 2026-03-11
    listed Active Under Contract
16. 2026-02-06
    listed $84,900
17. 2025-06-18
    historical $1,500
18. 2025-05-14
    listed $1,500
19. 2019-03-01
    soldstatus $33,000
20. 2019-02-28
    soldstatus $33,000 Closed 254-char remark

    Show marketing remark (254 chars)

    Great price for this first floor 1 bedroom unit .Close to the club house and pool.sold as is a must see for this price. hoa requirements 55+ community credit score of 675 no pets 35,000 minimum income 20% down purchases no renting first 3 years

21. 2019-01-29
    status Pending 254-char remark

    Show marketing remark (254 chars)

    Great price for this first floor 1 bedroom unit .Close to the club house and pool.sold as is a must see for this price. hoa requirements 55+ community credit score of 675 no pets 35,000 minimum income 20% down purchases no renting first 3 years

22. 2019-01-17
    price $34,999 254-char remark

    Show marketing remark (254 chars)

    Great price for this first floor 1 bedroom unit .Close to the club house and pool.sold as is a must see for this price. hoa requirements 55+ community credit score of 675 no pets 35,000 minimum income 20% down purchases no renting first 3 years

23. 2019-01-17
    status Active 254-char remark

    Show marketing remark (254 chars)

    Great price for this first floor 1 bedroom unit .Close to the club house and pool.sold as is a must see for this price. hoa requirements 55+ community credit score of 675 no pets 35,000 minimum income 20% down purchases no renting first 3 years

24. 2019-01-07
    historical Active Under Contract 254-char remark

    Show marketing remark (254 chars)

    Great price for this first floor 1 bedroom unit .Close to the club house and pool.sold as is a must see for this price. hoa requirements 55+ community credit score of 675 no pets 35,000 minimum income 20% down purchases no renting first 3 years

25. 2018-12-28
    listed $37,500 Active 254-char remark

    Show marketing remark (254 chars)

    Great price for this first floor 1 bedroom unit .Close to the club house and pool.sold as is a must see for this price. hoa requirements 55+ community credit score of 675 no pets 35,000 minimum income 20% down purchases no renting first 3 years

26. 2005-01-12
    soldstatus $48,800
27. 2004-07-21
    soldstatus $44,900
28. 1996-05-24
    soldstatus $23,800

ⓘ 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: $2,045 · $170/mo
• Projected year-2 tax: $2,045 · $170/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: $17,885
• − Mortgage interest: −$4,756
• − Property taxes: −$2,045
• − Insurance: −$424
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − HOA: −$4,032
• − Depreciation: −$2,470
• Taxable income: $1,296
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $1,973/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

-93.7% since first listed

16 events — show timeline

• 2026-05-16 Listed for Rent $1,500 RMLSFL
• 2026-03-12 Relisted — Beaches MLS
• 2026-03-11 Listed — Beaches MLS
• 2026-02-06 Listed $84,900 Beaches MLS
• 2025-06-18 Rental Removed $1,500 GFLMLS
• 2025-05-14 Listed for Rent $1,500 GFLMLS
• 2019-03-01 Sold (Public Records) $33,000 Public Records
• 2019-02-28 Sold (MLS) $33,000 Beaches MLS
• 2019-01-29 Pending — Beaches MLS
• 2019-01-17 Price Changed $34,999 Beaches MLS
• 2019-01-17 Relisted — Beaches MLS
• 2019-01-07 Contingent — Beaches MLS
• 2018-12-28 Listed $37,500 Beaches MLS
• 2005-01-12 Sold (Public Records) $48,800 Public Records
• 2004-07-21 Sold (Public Records) $44,900 Public Records
• 1996-05-24 Sold (Public Records) $23,800 Public Records

Property tax history

+17.1%/yr

Latest (2025): $2,045 · +300.1% YoY. Source: county tax records.