551 NW 80th Ave #202 · Margate, FL 33063

$89,900

2 bd · 2.0 ba · 990 sqft · Condo public records · 36 Days on market

Built 1975 $495/mo HOA · 28% 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 +30.0/30.0
• 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

LOVELY TWO BEDROOM TWO BATH IN THE SENIOR COMMUNITY OF ORIOLE GARDENS SECTION TWO. HURRICANE IMPACT WINDOWS THROUGHOUT. BEAUTIFUL KITCHEN CABINETS, DINING LIVING COMBINATION, SECOND BEDROOM AND BATH LIKE ITS OWN SUITE. ENCLOSED BALCONY. COMPLEX HAS A GREAT CLUBHOUSE WITH AN AUDITORIUM, LIBRARY, BILLIARDS, PING PONG, CARD ROOM, EXERCISE ROOM, TWO POOLS. ASSOCIATION STATES 55+, 700+ CREDIT, $25000-$30000 INCOME, APPLICATION, IN PERSON INTERVIEW, SECURITY DEPOSIT, 20% DOWN IF FINANCING. ASSOCIATION IS CLOSE TO MALL, WALGREENS, PUBLIX, BANKS, RESTAURANTS AND MUCH MORE. SHORT DRIVE TO THE BEACH. THIS IS A GREAT BUY!!!

Key facts

• Great clubhouse
• Enclosed balcony
• Short drive to beach

Tags

• HURRICANE IMPACT WINDOWS
• ENCLOSED BALCONY
• GREAT CLUBHOUSE
• TWO POOLS
• SHORT DRIVE TO BEACH

Property features AI

Finance

• Financial info: Senior community; Pets not allowed; 560 units in the community
• HOA & community: Association: Oriole Gardens Two; Quarterly HOA fee; HOA covers cable TV, maintenance of grounds, pest control, sewer, trash, water, common areas, common real estate tax, roof repairs, recreation facility, and pool service; Community amenities include clubhouse, fitness center, game room, billiard room, community room, kitchen facilities, library, recreation facilities, parking, storage, manager on site, maintained community, and management

Exterior

• Parking: Assigned parking with guest spaces; Asphalt parking; Total of 1 parking space
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Condominium; One level (living on main level); East facing
• Construction: Concrete block with stucco construction; 2 total stories
• Exterior features: Shingle roof; Private asphalt road frontage; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $622 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $90k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 3→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1975 — 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: 1.99% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.29%
• DSCR: 1.77
• GRM: 4.2

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: 1.28×
• Total profit: $6,929
• Equity at exit: $13,404

10-year hold

• IRR: 15.3%
• Equity multiple: 2.17×
• Total profit: $29,368
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$471
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$37
• HOA: −$495
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $363

Break-even live

Break-even rent $1,330

Max offer price $89,900

Occupancy floor 75%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	22d	2	0.38mi
7600 NW 4th Pl #207 Margate, FL	2.0	2.0	990	$1,700	$1.72	24d	1	0.40mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	24d	1	0.42mi
7605 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,500	$1.52	24d	1	0.43mi
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	24d	1	0.43mi
480 NW 76th Ave #105 Margate, FL	1.0	2.0	960	$1,500	$1.56	24d	1	0.43mi
7600 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,600	$1.62	24d	1	0.43mi
370 NW 76th Ave #202 Margate, FL	2.0	2.0	1100	$1,950	$1.77	11d	1	0.45mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	24d	1	0.47mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	3d	1	0.47mi
260 NW 76th Ave #406 Margate, FL	2.0	2.0	1100	$1,700	$1.55	24d	1	0.47mi
260 NW 76th Ave #404 Margate, FL	1.0	2.0	960	$1,500	$1.56	24d	1	0.47mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	24d	1	0.48mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	16d	1	0.48mi
7901 Southgate Blvd Apt C5 North Lauderdale, FL	2.0	2.0	1010	$2,100	$2.08	3d	1	0.48mi
1010 Country Club Dr #206 Margate, FL	1.0	1.5	775	$1,450	$1.87	24d	1	0.48mi
1035 Country Club Dr Margate, FL	1.0–2.0	1.0–2.0	925	$1,499	$1.62	24d	2	0.49mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	2d	1	0.50mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	12d	1	0.50mi
8011 Southgate Blvd Unit L1 North Lauderdale, FL	2.0	2.0	1010	$2,099	$2.08	22d	1	0.50mi
8011 Southgate Blvd Unit L1 North Lauderdale, FL	2.0	2.0	1010	$2,100	$2.08	3d	1	0.50mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	18d	1	0.51mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	4d	1	0.51mi
1030 Country Club Dr #309 Margate, FL	2.0	2.0	1038	$1,450	$1.40	24d	1	0.51mi
7300 Lake Circle Dr #107 Margate, FL	2.0	2.0	1100	$1,850	$1.68	14d	1	0.57mi
7897 Golf Circle Dr #108 Margate, FL	1.0	1.5	775	$1,450	$1.87	16d	1	0.57mi
7300 NW 4th Pl #101 Margate, FL	2.0	2.0	990	$1,400	$1.41	20d	1	0.61mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,450	$1.92	5d	2	0.62mi
7305 NW 5th Pl #206 Margate, FL	2.0	2.0	990	$1,650	$1.67	24d	1	0.62mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	24d	1	0.62mi
7205 W Atlantic Blvd #101 Margate, FL	2.0	2.0	990	$1,500	$1.52	24d	1	0.64mi
7431 NW 1st St Margate, FL	2.0	2.0	1100	$1,900	$1.73	24d	1	0.65mi
755 Riverside Dr #1335 Coral Springs, FL	1.0	1.0	780	$1,800	$2.31	7d	1	0.67mi
755 Riverside Dr Coral Springs, FL	1.0	1.0	780	$1,700	$2.18	11d	2	0.68mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	7d	2	0.69mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	11d	2	0.69mi
777 Riverside Dr #1512 Coral Springs, FL	1.0	1.0	950	$1,750	$1.84	24d	1	0.69mi
7561 NW 1st St #204 Margate, FL	1.0	2.0	960	$1,750	$1.82	5d	1	0.70mi
799 Riverside Dr #1021 Coral Springs, FL	2.0	2.0	1060	$2,400	$2.26	18d	1	0.71mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,800	$2.16	4d	2	0.72mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $89,900 Active 36 DOM
2. 2026-06-17
   days on market $89,900 Active 35 DOM
3. 2026-06-16
   days on market $89,900 Active 34 DOM
4. 2026-06-15
   days on market $89,900 Active 33 DOM
5. 2026-06-13
   days on market $89,900 Active 31 DOM
6. 2026-06-09
   days on market $89,900 Active 27 DOM
7. 2026-06-08
   days on market $89,900 Active 26 DOM
8. 2026-06-07
   days on market $89,900 Active 25 DOM
9. 2026-06-04
   days on market $89,900 Active 22 DOM
10. 2026-06-03
    days on market $89,900 Active 21 DOM
11. 2026-06-02
    days on market $89,900 Active 20 DOM
12. 2026-06-01
    days on market $89,900 Active 19 DOM
13. 2026-05-31
    days on market $89,900 Active 18 DOM
14. 2026-05-13
    listed $89,900 Active
15. 2013-06-17
    soldstatus $35,000
16. 1975-02-01
    soldstatus $19,500

ⓘ 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: $563 · $47/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: +$183/yr (+$15/mo · 32.5%)

ⓘ 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 9/10 Extreme 3 d/yr ≥106°F today · 10 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: $21,470
• − Mortgage interest: −$5,036
• − Property taxes: −$563
• − Insurance: −$450
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − HOA: −$5,940
• − Depreciation: −$2,615
• Taxable income: $3,431
• Est. tax owed @ 24.0%: −$823
• After-tax cash flow: $3,528/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

+361.0% since first listed

3 events — show timeline

• 2026-05-13 Listed $89,900 Beaches MLS
• 2013-06-17 Sold (Public Records) $35,000 Public Records
• 1975-02-01 Sold (Public Records) $19,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $563 · +4.0% YoY. Source: county tax records.