6501 Winfield Blvd Unit A-50 · Margate, FL 33063

$128,900

1 bd · 1.0 ba · 720 sqft · Condo public records · 57 Days on market

Built 1972 $391/mo HOA · 25% of rent

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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).

• Cash flow +11.8/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• $391 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: No land lease; Pets not allowed; Community contains 244 units
• HOA & community: HOA with monthly fee (approximately $391) that includes structure maintenance, water, sewer and trash; Community amenities: clubhouse, pool, maintenance

Exterior

• Parking: 1 parking space; Guest parking available
• Utilities: Public water; Public sewer; Water connected; Sewer connected
• Home design: Condominium; One level; 2 total stories; Faces south
• Construction: Built with CBS construction materials; Flat roof
• Exterior features: Not waterfront; Second floor entry

Interior

• Kitchen: Disposal; Dishwasher; Electric range / Electric cooktop; Refrigerator
• Bedrooms: 1 bedroom on the main level (second floor entry)
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $-34 ($-413/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (4.7% below list).
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $123k (4.7% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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: Alphabet Land-Margate (8 students, 0% FRL); Margate Middle School (math 25% / reading 34%, grade F, #469 of 571 statewide, top 84%, 1,094 students, 77% FRL); Coral Springs High School (math 16% / reading 38%, grade F, #478 of 667 statewide, top 73%, 2,320 students, 59% FRL).
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-19 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); 560 active listings in the ZIP; 40 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 $891 of loan paydown is wiped out by about $4k 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 57 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 8820% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $16k; list at $129k implies a 706% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,822 (4.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.21% ✓
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 6.9

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: -19.6%
• Equity multiple: 0.32×
• Total profit: $-24,472
• Equity at exit: $19,219

10-year hold

• IRR: -15.5%
• Equity multiple: 0.18×
• Total profit: $-29,717
• Equity at exit: $11,145

Cash invested: $36,092 (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: 560
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$676
• Tax from tax record: −$148 /mo · $1,780/yr
• Insurance: −$54
• HOA: −$391
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-34

Break-even live

Break-even rent $1,606

Max offer price $122,822

Occupancy floor 97%

Sensitivity live

Price	-10% $39	-5% $2	+0% $-34	+5% $-71	+10% $-107
Rent	-10% $-158	-5% $-96	+0% $-34	+5% $27	+10% $89
Rate	-1.0pp $31	-0.5pp $-2	base $-34	+0.5pp $-68	+1.0pp $-102

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: $32,225
• Closing costs: $3,867
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6501 Winfield Blvd Unit A33 Margate, FL	1.0	1.0	720	$1,400	$1.94	26d	1	0.03mi
6501 Winfield Blvd Unit A53 Margate, FL	1.0	1.0	720	$1,550	$2.15	26d	1	0.03mi
6501 Winfield Blvd Unit A50 Margate, FL	1.0	1.0	720	$1,395	$1.94	15d	1	0.03mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	6d	1	0.03mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	19d	1	0.03mi
6505 Winfield Blvd Unit 53B Margate, FL	1.0	1.0	720	$1,500	$2.08	15d	1	0.08mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	15d	1	0.08mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	14d	1	0.08mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	22d	2	0.08mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	12d	2	0.08mi
2698 NW 65th Ave Unit 2704 Margate, FL	1.0	1.0	700	$1,775	$2.54	26d	1	0.12mi
6650 Royal Palm Blvd Unit 110C Margate, FL	1.0	1.0	540	$1,450	$2.69	9d	1	0.49mi
6550 Royal Palm Blvd Unit 105A Margate, FL	1.0	1.0	540	$1,500	$2.78	26d	1	0.49mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	5d	1	0.50mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	4d	1	0.53mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	26d	1	0.55mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	3d	1	0.55mi
6670 Royal Palm Blvd Unit 205K Margate, FL	1.0	1.5	720	$1,300	$1.81	4d	1	0.55mi
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	26d	1	0.56mi
6890 W Sample Rd #6890 Coral Springs, FL	1.0	1.0	716	$1,850	$2.58	20d	1	0.94mi
3430 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,680	$2.01	23d	2	0.94mi
3430 Pinewalk Dr N #625 Margate, FL	1.0	1.0	712	$1,680	$2.36	3d	1	0.94mi
6838 W Sample Rd #6838 Coral Springs, FL	1.0	1.0	716	$1,680	$2.35	26d	1	0.95mi
6824 W Sample Rd #6824 Coral Springs, FL	1.0	1.0	716	$1,800	$2.51	26d	1	0.95mi
6812 W Sample Rd #6812 Coral Springs, FL	1.0	1.0	716	$1,700	$2.37	26d	1	0.95mi
3390 Pinewalk Dr N #1016 Margate, FL	1.0	1.0	712	$1,750	$2.46	4d	1	0.95mi
6572 W Sample Rd #6572 Coral Springs, FL	1.0	1.0	716	$1,750	$2.44	26d	1	0.96mi
6650 W Sample Rd Coral Springs, FL	1.0	1.0	716	$1,750	$2.44	26d	1	0.96mi
6660 W Sample Rd #6660 Coral Springs, FL	1.0	1.0	716	$1,800	$2.51	26d	1	0.96mi
6674 W Sample Rd #6674 Coral Springs, FL	1.0	1.0	716	$1,700	$2.37	16d	1	0.96mi
6758 W Sample Rd #6758 Coral Springs, FL	1.0	1.0	716	$1,850	$2.58	26d	1	0.97mi
1251 W River Dr Unit 3 Margate, FL	1.0	1.0	500	$1,500	$3.00	15d	1	1.06mi
3350 Pinewalk Dr N Margate, FL	1.0–2.0	1.0–2.0	837	$1,650	$1.97	9d	3	1.08mi
3350 Pinewalk Dr N #1413 Margate, FL	1.0	1.0	712	$1,750	$2.46	12d	1	1.08mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,750	$2.46	13d	1	1.13mi
3330 Pinewalk Dr N #1623 Margate, FL	1.0	1.0	712	$1,700	$2.39	6d	1	1.13mi
3600 Terrapin Ln Coral Springs, FL	2.0	1.0–2.0	870	$2,143	$2.46	0d	19	1.16mi
5137 NW 28th St Margate, FL	1.0	1.0	400	$1,350	$3.38	26d	1	1.17mi
5137 NW 28th St Margate, FL	1.0	1.0	400	$1,350	$3.38	5d	1	1.17mi
5800 Margate Blvd Unit 411-4 Margate, FL	1.0	1.0	728	$1,650	$2.27	26d	1	1.19mi

HOA detail condo

• Monthly dues: $391 · $4,692/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-04
   days on market $128,900 Active 57 DOM
2. 2026-06-03
   days on market $128,900 Active 56 DOM
3. 2026-06-02
   days on market $128,900 Active 55 DOM
4. 2026-06-01
   days on market $128,900 Active 54 DOM
5. 2026-05-31
   days on market $128,900 Active 53 DOM
6. 2026-05-21
   price $128,900
7. 2026-05-09
   price $1,395
8. 2026-04-26
   listed $1,445
9. 2026-04-08
   listed $129,900 Active
10. 2001-04-09
    soldstatus $16,000
11. 1977-04-01
    soldstatus $17,000
12. 1974-05-01
    soldstatus $24,200

ⓘ 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: $1,780 · $148/mo
• Projected year-2 tax: $1,780 · $148/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,753
• − Mortgage interest: −$7,220
• − Property taxes: −$1,780
• − Insurance: −$644
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − HOA: −$4,692
• − Depreciation: −$3,750
• Taxable loss: −$2,334
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $147/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

+432.6% since first listed

7 events — show timeline

• 2026-05-21 Price Changed $128,900 Beaches MLS
• 2026-05-09 Price Changed $1,395 RMLSFL
• 2026-04-26 Listed for Rent $1,445 RMLSFL
• 2026-04-08 Listed $129,900 Beaches MLS
• 2001-04-09 Sold (Public Records) $16,000 Public Records
• 1977-04-01 Sold (Public Records) $17,000 Public Records
• 1974-05-01 Sold (Public Records) $24,200 Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,780 · +3.4% YoY. Source: county tax records.