370 NW 76th Ave #104 · Margate, FL 33063

$65,000

1 bd · 2.0 ba · 960 sqft · Condo public records · 65 Days on market

Built 1980 $700/mo HOA · 41% 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

Very large one bedroom with a large Florida room that can be used as a 2nd bedroom or a den, room overlooks passive green area surrounding a lake. Kitchen is large with pantry & has a buyer's warranty on all appliances including A/C & hot water tank. 2 fu ll bathroom's, one is handicapped equipped. Condo needs upgrading & is priced accordingly..Close to mall & bus comes to front of condo Condo is vacant & on supra, no appointment nec show & sell.Over 55.

Key facts

• Carpet in main area
• Linoleum in kitchen
• Ground floor condo

Tags

• GROUND FLOOR CONDO
• CARPET IN MAIN AREA
• LINOLEUM IN KITCHEN
• QUALITY FAUCETS
• FRIDGE
• SHOWER DOORS

Property features AI

Finance

• Other: Senior community; Pets allowed (cats and dogs; number and size limits apply)
• Financial info: Not a land-lease property
• HOA & community: Association: PALM LAKES; Quarterly association fee (fee listed); Association amenities include pool, spa/hot tub, sauna, tennis courts, clubhouse, billiard room, community room, recreation facilities, elevator(s), laundry, bike storage, maintained community, parking, street lights, and maintenance; Association fee includes cable TV, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, recreation facility, and pool service

Exterior

• Parking: Assigned and common parking; Driveway and guest parking; Two open parking spaces (total 2)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; One-story / One level; First-floor entry (elevator access; mailbox and parking direct); Faces west
• Construction: Stucco construction; Spanish tile roof; Built as resale property
• Exterior features: Covered and screened patio; Open and screened porch; Patio and porch; Landscaped grounds; Sidewalks; Public maintained paved road frontage; Waterfront (features listed as none/other)

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile; Tile; Other
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heating (central, individual); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Walk-in closets; Accessible common areas and central living area; Accessible entrance, kitchen and approach with ramp; Grip-accessible features; Smoke detectors
• Laundry & utility: In-unit laundry with washer hookup; Laundry closet; Electric dryer hookup (inside, main level)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% 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.
• 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); 548 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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 $449 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask is 3724% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 41% 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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.61% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 3.2

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-4,016
• Equity at exit: $9,692

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $1,390
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$341
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$27
• HOA: −$700
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $123

Break-even live

Break-even rent $1,541

Max offer price $65,000

Occupancy floor 88%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
370 NW 76th Ave #202 Margate, FL	2.0	2.0	1100	$1,950	$1.77	11d	1	0.03mi
480 NW 76th Ave #105 Margate, FL	1.0	2.0	960	$1,500	$1.56	24d	1	0.04mi
260 NW 76th Ave #406 Margate, FL	2.0	2.0	1100	$1,700	$1.55	24d	1	0.09mi
260 NW 76th Ave #404 Margate, FL	1.0	2.0	960	$1,500	$1.56	24d	1	0.09mi
7300 Lake Circle Dr #107 Margate, FL	2.0	2.0	1100	$1,850	$1.68	14d	1	0.11mi
7600 NW 4th Pl #207 Margate, FL	2.0	2.0	990	$1,700	$1.72	24d	1	0.15mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	3d	1	0.15mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	24d	1	0.15mi
7431 NW 1st St Margate, FL	2.0	2.0	1100	$1,900	$1.73	24d	1	0.22mi
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	24d	1	0.22mi
7300 NW 4th Pl #101 Margate, FL	2.0	2.0	990	$1,400	$1.41	20d	1	0.23mi
7205 W Atlantic Blvd #101 Margate, FL	2.0	2.0	990	$1,500	$1.52	24d	1	0.24mi
7600 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,600	$1.62	24d	1	0.25mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	24d	1	0.25mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	16d	1	0.25mi
7561 NW 1st St #204 Margate, FL	1.0	2.0	960	$1,750	$1.82	4d	1	0.26mi
7605 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,500	$1.52	24d	1	0.27mi
357 N Rock Island Rd #207 Margate, FL	2.0	2.0	1100	$1,720	$1.56	10d	1	0.27mi
357 N Rock Island Rd #407 Margate, FL	2.0	2.0	1100	$1,700	$1.55	3d	1	0.27mi
357 N Rock Island Rd #207 Margate, FL	2.0	2.0	1100	$1,720	$1.56	24d	1	0.27mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	24d	1	0.29mi
7305 NW 5th Pl #206 Margate, FL	2.0	2.0	990	$1,650	$1.67	24d	1	0.32mi
7897 Golf Circle Dr #108 Margate, FL	1.0	1.5	775	$1,450	$1.87	16d	1	0.48mi
1010 Country Club Dr #206 Margate, FL	1.0	1.5	775	$1,450	$1.87	24d	1	0.51mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	22d	2	0.53mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,349	$1.78	4d	2	0.55mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,250	$2.12	17d	1	0.56mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,200	$2.07	7d	1	0.56mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	24d	1	0.58mi
1045 NW 73rd Ave Margate, FL	2.0	1.0	1036	$2,500	$2.41	24d	1	0.58mi
7901 Southgate Blvd Apt C5 North Lauderdale, FL	2.0	2.0	1010	$2,100	$2.08	3d	1	0.58mi
1030 Country Club Dr #309 Margate, FL	2.0	2.0	1038	$1,450	$1.40	24d	1	0.59mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	18d	1	0.59mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	4d	1	0.59mi
1035 Country Club Dr Margate, FL	1.0–2.0	1.0–2.0	925	$1,390	$1.50	24d	2	0.62mi
7797 Golf Circle Dr #310 Margate, FL	2.0	2.0	930	$1,800	$1.94	24d	1	0.68mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,450	$1.74	4d	2	0.68mi
8011 Southgate Blvd Unit L1 North Lauderdale, FL	2.0	2.0	1010	$2,100	$2.08	3d	1	0.68mi
8011 Southgate Blvd Unit L1 North Lauderdale, FL	2.0	2.0	1010	$2,099	$2.08	22d	1	0.68mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	12d	1	0.70mi

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $65,000 Active 65 DOM
2. 2026-06-17
   days on market $65,000 Active 64 DOM
3. 2026-06-16
   days on market $65,000 Active 63 DOM
4. 2026-06-15
   days on market $65,000 Active 62 DOM
5. 2026-06-13
   pricedays on market $65,000 Active 60 DOM
6. 2026-06-09
   days on market $85,000 Active 57 DOM
7. 2026-06-08
   days on market $85,000 Active 56 DOM
8. 2026-06-07
   pricedays on market $85,000 Active 55 DOM
9. 2026-06-04
   days on market $99,500 Active 52 DOM
10. 2026-06-03
    days on market $99,500 Active 51 DOM
11. 2026-06-02
    days on market $99,500 Active 50 DOM
12. 2026-06-01
    days on market $99,500 Active 49 DOM
13. 2026-05-31
    days on market $99,500 Active 48 DOM
14. 2026-05-06
    price $125,000
15. 2026-05-01
    listed $1,700
16. 2026-05-01
    historical $1,700
17. 2026-04-30
    listed $1,700
18. 2026-04-24
    price $105,000
19. 2026-04-19
    historical $1,600
20. 2026-04-11
    listed $1,600
21. 2026-04-11
    historical $1,600
22. 2026-04-10
    listed $125,000 Active
23. 2026-04-01
    price $1,600
24. 2026-03-24
    listed $1,500
25. 2026-03-24
    historical $1,500
26. 2026-02-25
    listed $1,500
27. 2026-02-24
    historical $1,800
28. 2026-02-18
    price $1,800
29. 2026-02-10
    listed $1,500
30. 2007-03-22
    soldstatus $97,500
31. 2006-12-21
    soldstatus $92,500 482-char remark

    Show marketing remark (482 chars)

    Very large one bedroom with a large Florida room that can be used as a 2nd bedroom or a den, room overlooks passive green area surrounding a lake. Kitchen is large with pantry & has a buyer's warranty on all appliances including A/C & hot water tank. 2 fu ll bathroom's, one is handicapped equipped. Condo needs upgrading & is priced accordingly..Close to mall & bus comes to front of condo Condo is vacant & on supra, no appointment nec show & sell.Over 55.

32. 2006-10-03
    listed $96,500 482-char remark

    Show marketing remark (482 chars)

    Very large one bedroom with a large Florida room that can be used as a 2nd bedroom or a den, room overlooks passive green area surrounding a lake. Kitchen is large with pantry & has a buyer's warranty on all appliances including A/C & hot water tank. 2 fu ll bathroom's, one is handicapped equipped. Condo needs upgrading & is priced accordingly..Close to mall & bus comes to front of condo Condo is vacant & on supra, no appointment nec show & sell.Over 55.

33. 2002-11-07
    soldstatus $50,000
34. 1996-10-03
    soldstatus $41,300

ⓘ 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: $1,792 · $149/mo
• Projected year-2 tax: $1,792 · $149/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 9/10 Extreme 7 d/yr ≥106°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: $20,353
• − Mortgage interest: −$3,641
• − Property taxes: −$1,792
• − Insurance: −$325
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − HOA: −$8,400
• − Depreciation: −$1,891
• Taxable income: $1,048
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $1,220/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

+202.7% since first listed

21 events — show timeline

• 2026-05-06 Price Changed $125,000 Beaches MLS
• 2026-05-01 Listed for Rent $1,700 RMLSFL
• 2026-05-01 Rental Removed $1,700 Avail
• 2026-04-30 Listed for Rent $1,700 Avail
• 2026-04-24 Price Changed $105,000 Beaches MLS
• 2026-04-19 Rental Removed $1,600 TURBOTENANT
• 2026-04-11 Listed for Rent $1,600 TURBOTENANT
• 2026-04-11 Rental Removed $1,600 RMLSFL
• 2026-04-10 Listed $125,000 Beaches MLS
• 2026-04-01 Price Changed $1,600 RMLSFL
• 2026-03-24 Listed for Rent $1,500 RMLSFL
• 2026-03-24 Rental Removed $1,500 GFLMLS
• 2026-02-25 Listed for Rent $1,500 GFLMLS
• 2026-02-24 Rental Removed $1,800 TURBOTENANT
• 2026-02-18 Price Changed $1,800 TURBOTENANT
• 2026-02-10 Listed for Rent $1,500 TURBOTENANT
• 2007-03-22 Sold (Public Records) $97,500 Public Records
• 2006-12-21 Sold (MLS) $92,500 Beaches MLS
• 2006-10-03 Listed $96,500 Beaches MLS
• 2002-11-07 Sold (Public Records) $50,000 Public Records
• 1996-10-03 Sold (Public Records) $41,300 Public Records

Property tax history

+14.4%/yr

Latest (2025): $1,792 · -5.9% YoY. Source: county tax records.