201 NW 76th Ave #203 · Margate, FL 33063

$74,000

2 bd · 2.0 ba · 990 sqft · Condo public records · 61 Days on market

Built 1975 $530/mo HOA · 30% of rent

---

Why this score? — see what drove the B 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 +29.8/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Active 55+ Community. This property is Priced To Sell. Don't miss this opportunity to make this your own. Sold AS IS. Association states 700+ CS, $40k verifiable income, 20% down and security deposit equal to 6 months quarterly fees, held for 18 months. No Renting. See attachments in the MLS and Please use them when writing an offer.

Key facts

• $530 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Association: Oriole Gardens Three; Quarterly HOA fee; HOA covers cable TV, insurance, grounds and structure maintenance, pest control, sewer, trash, water, common areas, roof repairs, recreation facility and pool service; Association amenities include billiard room, clubhouse, fitness center, laundry, management, parking, pool (heated), shuffleboard court, storage, on-site manager, community room, library, maintained community, street lights, maintenance and recreation facilities; Senior community; Pets not allowed

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space total
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone connected; Underground utilities; Water connected
• Home design: Condominium; One level; Faces south; Resale property; 2-story building total
• Construction: CBS construction; Shingle roof; Built as part of an existing building (public records show 990 building area)
• Exterior features: Not waterfront

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Unfurnished
• Laundry & utility: Common area laundry; Laundry chute

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $74k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Morrow Elementary School (math 22% / reading 32%, grade F, #1,969 of 2,144 statewide, top 94%, 516 students, 83% FRL); Silver Lakes Middle School (math 21% / reading 30%, grade F, #512 of 571 statewide, top 90%, 782 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 77% FRL vs 51% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 48% district-wide (-24 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); 558 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $512 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $39k; list at $74k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.43% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 3.4

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: 4.8%
• Equity multiple: 1.18×
• Total profit: $3,765
• Equity at exit: $11,034

10-year hold

• IRR: 12.8%
• Equity multiple: 1.94×
• Total profit: $19,555
• Equity at exit: $6,398

Cash invested: $20,720 (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: 558
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$388
• Tax from tax record: −$199 /mo · $2,394/yr
• Insurance: −$31
• HOA: −$530
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $271

Break-even live

Break-even rent $1,454

Max offer price $74,000

Occupancy floor 80%

Sensitivity live

Price	-10% $312	-5% $292	+0% $271	+5% $250	+10% $229
Rent	-10% $129	-5% $200	+0% $271	+5% $342	+10% $412
Rate	-1.0pp $308	-0.5pp $289	base $271	+0.5pp $251	+1.0pp $232

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 NW 76th Ave #404 Margate, FL	1.0	2.0	960	$1,500	$1.56	25d	1	0.07mi
260 NW 76th Ave #406 Margate, FL	2.0	2.0	1100	$1,700	$1.55	25d	1	0.07mi
370 NW 76th Ave #202 Margate, FL	2.0	2.0	1100	$1,950	$1.77	12d	1	0.12mi
480 NW 76th Ave #105 Margate, FL	1.0	2.0	960	$1,500	$1.56	25d	1	0.17mi
7300 Lake Circle Dr #107 Margate, FL	2.0	2.0	1100	$1,850	$1.68	15d	1	0.18mi
7431 NW 1st St Margate, FL	2.0	2.0	1100	$1,900	$1.73	25d	1	0.21mi
7561 NW 1st St #204 Margate, FL	1.0	2.0	960	$1,750	$1.82	6d	1	0.25mi
7600 NW 4th Pl #207 Margate, FL	2.0	2.0	990	$1,700	$1.72	25d	1	0.29mi
357 N Rock Island Rd #207 Margate, FL	2.0	2.0	1100	$1,720	$1.56	25d	1	0.30mi
357 N Rock Island Rd #207 Margate, FL	2.0	2.0	1100	$1,720	$1.56	11d	1	0.30mi
357 N Rock Island Rd #407 Margate, FL	2.0	2.0	1100	$1,700	$1.55	4d	1	0.30mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	25d	1	0.30mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	4d	1	0.30mi
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	25d	1	0.36mi
7300 NW 4th Pl #101 Margate, FL	2.0	2.0	990	$1,400	$1.41	21d	1	0.37mi
7205 W Atlantic Blvd #101 Margate, FL	2.0	2.0	990	$1,500	$1.52	25d	1	0.37mi
7600 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,600	$1.62	25d	1	0.38mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	18d	1	0.39mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	25d	1	0.39mi
7605 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,500	$1.52	25d	1	0.40mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	25d	1	0.43mi
7901 Southgate Blvd Apt C5 North Lauderdale, FL	2.0	2.0	1010	$2,100	$2.08	4d	1	0.46mi
7305 NW 5th Pl #206 Margate, FL	2.0	2.0	990	$1,650	$1.67	25d	1	0.47mi
8011 Southgate Blvd Unit L1 North Lauderdale, FL	2.0	2.0	1010	$2,099	$2.08	23d	1	0.57mi
8011 Southgate Blvd Unit L1 North Lauderdale, FL	2.0	2.0	1010	$2,100	$2.08	4d	1	0.57mi
7897 Golf Circle Dr #108 Margate, FL	1.0	1.5	775	$1,450	$1.87	18d	1	0.63mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	23d	2	0.63mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,438	$1.55	0d	2	0.63mi
1010 Country Club Dr #206 Margate, FL	1.0	1.5	775	$1,450	$1.87	25d	1	0.64mi
7710 SW 6th St North Lauderdale, FL	2.0	1.0	1056	$2,475	$2.34	0d	1	0.65mi
551 Kathy Ct Margate, FL	2.0	1.0–2.0	851	$1,945	$2.29	4d	2	0.67mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	25d	1	0.68mi
563 Kathy Ct Margate, FL	2.0	2.0	875	$2,035	$2.33	25d	1	0.68mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,450	$1.92	6d	2	0.69mi
568 Kathy Ct Margate, FL	2.0	2.0	875	$1,995	$2.28	25d	1	0.71mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,250	$2.12	18d	1	0.71mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,200	$2.07	8d	1	0.71mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	5d	1	0.72mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	20d	1	0.72mi
1030 Country Club Dr #309 Margate, FL	2.0	2.0	1038	$1,450	$1.40	25d	1	0.72mi

HOA detail condo

• Monthly dues: $530 · $6,360/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $74,000 Active 61 DOM
2. 2026-06-18
   days on market $74,000 Active 58 DOM
3. 2026-06-17
   days on market $74,000 Active 57 DOM
4. 2026-06-16
   days on market $74,000 Active 56 DOM
5. 2026-06-15
   days on market $74,000 Active 55 DOM
6. 2026-06-13
   days on market $74,000 Active 53 DOM
7. 2026-06-09
   days on market $74,000 Active 49 DOM
8. 2026-06-08
   days on market $74,000 Active 48 DOM
9. 2026-06-07
   days on market $74,000 Active 47 DOM
10. 2026-06-04
    days on market $74,000 Active 44 DOM
11. 2026-06-03
    days on market $74,000 Active 43 DOM
12. 2026-06-02
    days on market $74,000 Active 42 DOM
13. 2026-06-01
    days on market $74,000 Active 41 DOM
14. 2026-05-31
    days on market $74,000 Active 40 DOM
15. 2026-05-19
    price $74,000
16. 2026-05-11
    price $77,000
17. 2026-04-21
    listed $79,000 Active
18. 2002-06-21
    soldstatus $39,000
19. 1975-04-01
    soldstatus $21,500

ⓘ 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: $2,394 · $199/mo
• Projected year-2 tax: $2,394 · $199/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 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: $21,554
• − Mortgage interest: −$4,145
• − Property taxes: −$2,394
• − Insurance: −$370
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − HOA: −$6,360
• − Depreciation: −$2,153
• Taxable income: $2,684
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $2,603/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

+244.2% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $74,000 Beaches MLS
• 2026-05-11 Price Changed $77,000 Beaches MLS
• 2026-04-21 Listed $79,000 Beaches MLS
• 2002-06-21 Sold (Public Records) $39,000 Public Records
• 1975-04-01 Sold (Public Records) $21,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,394 · +2.1% YoY. Source: county tax records.