7664 NW 18th St #204 · Margate, FL 33063

$98,900

1 bd · 2.0 ba · 850 sqft · Condo public records · 42 Days on market

Built 1979 $560/mo HOA · 33% 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 +23.6/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• 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

EXCELLENT 2ND FLOOR UNIT IN THE VERY ACTIVE PALM SPRINGS 2 COMMUNITY! THIS UNIT OVERLOOKS THE ORIOLE GOLF COURSE FROM THE ENCLOSED FLORIDA ROOM (FOR ADDED LIVING SPACE). TWO FULL BATHROOMS, 1 YEAR OLD A/C SYSTEM, WASHER DRYER IN UNIT, FRESHLY PAINTED IN NEUTRAL COLOURS. PALM SPRINGS 2 IS AN ACTIVE HOPA COMMUNITY. NO LEASING THE 1ST 2 YEARS OF OWNERSHIP.

Key facts

• Enclosed balcony
• 2 clubhouses
• Washer and dryer

Tags

• ENCLOSED BALCONY
• IMPACT WINDOWS
• WASHER AND DRYER
• 2 CLUBHOUSES
• 2 HEATED POOLS
• EXERCISE ROOM

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, grounds and structure maintenance, parking, pest control, recreation facilities, reserve fund, roof, sewer, trash and water; Community amenities include clubhouse, fitness center, pool, billiard room, library, bike storage, storage, barbecue/picnic area, shuffleboard court, vehicle wash area and elevators; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One designated space
• Utilities: Cable available
• Home design: 4-story building; Resale property
• Construction: Block construction
• Exterior features: Association pool (heated); Entry on level 2; Property attached

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Flooring: Hardwood; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Unfurnished; Entrance foyer; Living/Dining room; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 25d 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 $684 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 42 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask is 6493% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $64k; list at $99k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $95,933 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.73% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 4.8

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-5,606
• Equity at exit: $14,746

10-year hold

• IRR: 2.4%
• Equity multiple: 1.16×
• Total profit: $4,496
• Equity at exit: $8,551

Cash invested: $27,692 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$519
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$41
• HOA: −$560
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $187

Break-even live

Break-even rent $1,477

Max offer price $98,900

Occupancy floor 84%

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7620 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,650	$1.65	24d	1	0.02mi
1700 NW 80th Ave #108 Margate, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.14mi
7420 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.15mi
7460 NW 18th St #201 Margate, FL	2.0	2.0	1000	$2,100	$2.10	24d	1	0.18mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,680	$1.98	24d	1	0.19mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,600	$1.88	8d	1	0.19mi
1480 NW 80th Ave #402 Margate, FL	2.0	2.0	1000	$1,875	$1.88	8d	1	0.22mi
7320 NW 18th St #204 Margate, FL	2.0	2.0	1000	$1,600	$1.60	24d	1	0.28mi
7380 NW 18th St Margate, FL	2.0	2.0	1000	$1,825	$1.82	5d	2	0.29mi
7310 NW 18th St #107 Margate, FL	2.0	2.0	1000	$1,900	$1.90	24d	1	0.30mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	17d	2	0.32mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	757	$1,525	$2.01	21d	4	0.32mi
7370 NW 18th St #107 Margate, FL	2.0	2.0	1000	$2,050	$2.05	22d	1	0.34mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,450	$1.74	4d	2	0.39mi
7797 Golf Circle Dr #310 Margate, FL	2.0	2.0	930	$1,800	$1.94	24d	1	0.39mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	2d	1	0.46mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	13d	1	0.46mi
1035 Country Club Dr Margate, FL	1.0–2.0	1.0–2.0	925	$1,390	$1.50	24d	2	0.46mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	4d	1	0.47mi
1030 Country Club Dr #309 Margate, FL	2.0	2.0	1038	$1,450	$1.40	24d	1	0.47mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	19d	1	0.47mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,349	$1.78	5d	2	0.51mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	24d	1	0.53mi
1010 Country Club Dr #206 Margate, FL	1.0	1.5	775	$1,450	$1.87	24d	1	0.54mi
7897 Golf Circle Dr #108 Margate, FL	1.0	1.5	775	$1,450	$1.87	17d	1	0.57mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	22d	2	0.58mi
1045 NW 73rd Ave Margate, FL	2.0	1.0	1036	$2,500	$2.41	24d	1	0.59mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,250	$2.12	17d	1	0.66mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,200	$2.07	8d	1	0.66mi
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.71mi
6850 Royal Palm Blvd Unit G211 Margate, FL	2.0	2.0	970	$1,700	$1.75	24d	1	0.74mi
6850 Royal Palm Blvd Unit 305G Margate, FL	2.0	2.0	970	$1,675	$1.73	17d	1	0.74mi
7605 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,500	$1.52	24d	1	0.77mi
7600 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,600	$1.62	24d	1	0.80mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	24d	1	0.80mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	17d	1	0.80mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	3d	1	0.81mi
7305 NW 5th Pl #206 Margate, FL	2.0	2.0	990	$1,650	$1.67	24d	1	0.82mi
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	24d	1	0.82mi
2701 N Rock Island Rd Margate, FL	1.0	1.0	757	$1,907	$2.52	2d	1	0.84mi

HOA detail condo

• Monthly dues: $560 · $6,720/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-04
   days on market $98,900 Active 42 DOM
2. 2026-06-03
   days on market $98,900 Active 41 DOM
3. 2026-06-02
   days on market $98,900 Active 40 DOM
4. 2026-06-01
   days on market $98,900 Active 39 DOM
5. 2026-05-31
   days on market $98,900 Active 38 DOM
6. 2026-04-30
   historical $1,500
7. 2026-04-29
   status Active
8. 2026-04-19
   listed $1,500
9. 2026-04-10
   historical $1,500
10. 2026-04-09
    listed $98,900 Active
11. 2026-04-01
    listed $1,500
12. 2018-08-24
    soldstatus $63,600
13. 2018-06-14
    soldstatus $63,600 Sold 355-char remark

    Show marketing remark (355 chars)

    EXCELLENT 2ND FLOOR UNIT IN THE VERY ACTIVE PALM SPRINGS 2 COMMUNITY! THIS UNIT OVERLOOKS THE ORIOLE GOLF COURSE FROM THE ENCLOSED FLORIDA ROOM (FOR ADDED LIVING SPACE). TWO FULL BATHROOMS, 1 YEAR OLD A/C SYSTEM, WASHER DRYER IN UNIT, FRESHLY PAINTED IN NEUTRAL COLOURS. PALM SPRINGS 2 IS AN ACTIVE HOPA COMMUNITY. NO LEASING THE 1ST 2 YEARS OF OWNERSHIP.

14. 2018-05-31
    status Pending 355-char remark

    Show marketing remark (355 chars)

    EXCELLENT 2ND FLOOR UNIT IN THE VERY ACTIVE PALM SPRINGS 2 COMMUNITY! THIS UNIT OVERLOOKS THE ORIOLE GOLF COURSE FROM THE ENCLOSED FLORIDA ROOM (FOR ADDED LIVING SPACE). TWO FULL BATHROOMS, 1 YEAR OLD A/C SYSTEM, WASHER DRYER IN UNIT, FRESHLY PAINTED IN NEUTRAL COLOURS. PALM SPRINGS 2 IS AN ACTIVE HOPA COMMUNITY. NO LEASING THE 1ST 2 YEARS OF OWNERSHIP.

15. 2018-05-17
    status Backup Contract 355-char remark

    Show marketing remark (355 chars)

    EXCELLENT 2ND FLOOR UNIT IN THE VERY ACTIVE PALM SPRINGS 2 COMMUNITY! THIS UNIT OVERLOOKS THE ORIOLE GOLF COURSE FROM THE ENCLOSED FLORIDA ROOM (FOR ADDED LIVING SPACE). TWO FULL BATHROOMS, 1 YEAR OLD A/C SYSTEM, WASHER DRYER IN UNIT, FRESHLY PAINTED IN NEUTRAL COLOURS. PALM SPRINGS 2 IS AN ACTIVE HOPA COMMUNITY. NO LEASING THE 1ST 2 YEARS OF OWNERSHIP.

16. 2018-02-28
    listed $66,900 Active 355-char remark

    Show marketing remark (355 chars)

    EXCELLENT 2ND FLOOR UNIT IN THE VERY ACTIVE PALM SPRINGS 2 COMMUNITY! THIS UNIT OVERLOOKS THE ORIOLE GOLF COURSE FROM THE ENCLOSED FLORIDA ROOM (FOR ADDED LIVING SPACE). TWO FULL BATHROOMS, 1 YEAR OLD A/C SYSTEM, WASHER DRYER IN UNIT, FRESHLY PAINTED IN NEUTRAL COLOURS. PALM SPRINGS 2 IS AN ACTIVE HOPA COMMUNITY. NO LEASING THE 1ST 2 YEARS OF OWNERSHIP.

17. 2003-10-07
    soldstatus $51,000
18. 2000-05-26
    soldstatus $35,500
19. 1990-10-23
    soldstatus $33,000

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $821 · $68/mo
• Expected delta: +$257/yr (+$21/mo · 45.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,563
• − Mortgage interest: −$5,540
• − Property taxes: −$564
• − Insurance: −$494
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − HOA: −$6,720
• − Depreciation: −$2,877
• Taxable income: $1,078
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $1,984/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

-95.5% since first listed

14 events — show timeline

• 2026-04-30 Rental Removed $1,500 MARMLS
• 2026-04-29 Relisted — MARMLS
• 2026-04-19 Listed for Rent $1,500 MARMLS
• 2026-04-10 Rental Removed $1,500 MARMLS
• 2026-04-09 Listed $98,900 MARMLS
• 2026-04-01 Listed for Rent $1,500 MARMLS
• 2018-08-24 Sold (Public Records) $63,600 Public Records
• 2018-06-14 Sold (MLS) $63,600 MARMLS
• 2018-05-31 Pending — MARMLS
• 2018-05-17 Pending — MARMLS
• 2018-02-28 Listed $66,900 MARMLS
• 2003-10-07 Sold (Public Records) $51,000 Public Records
• 2000-05-26 Sold (Public Records) $35,500 Public Records
• 1990-10-23 Sold (Public Records) $33,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $564 · +1.6% YoY. Source: county tax records.