601 NW 80th Ave #207 · Margate, FL 33063

$120,000

2 bd · 2.0 ba · 990 sqft · Condo public records · 97 Days on market

Built 1974 $495/mo HOA · 28% 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 +14.9/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 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

This Margate condo offers 2 bedrooms and 2 bathrooms, ideal for retirees. Located in a peaceful 55+ community. It features a community pool, carpet ant tile flooring, and nearly new A/C unit. The home is low-maintenance and conveniently close to shopping on University Dr. New Publix across the street. A great opportunity for comfortable, relaxed living. Schedule a showing today! All measurements and listing information are approximate and deemed reliable but not guaranteed by the landlord or listing agent/brokers.

Key facts

• Community pool
• Low maintenance
• $495 HOA

Tags

• COMMUNITY POOL
• LOW MAINTENANCE
• CONVENIENTLY CLOSE TO SHOPPING

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly association fee of $495; Association covers common areas, laundry, building maintenance, parking, pool(s), roof, sewer, water, trash and reserve fund; Association amenities include billiard room, clubhouse, laundry, library and pool; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One designated space
• Home design: Attached property; 2-story building; Entry on second level
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Second-floor entry; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $35 ($422/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 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 34% 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 $830 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 97 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $25k; list at $120k implies a 380% 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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 1.48% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 5.6

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-18,718
• Equity at exit: $17,892

10-year hold

• IRR: -10.1%
• Equity multiple: 0.42×
• Total profit: $-19,480
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$629
• Tax from tax record: −$190 /mo · $2,278/yr
• Insurance: −$50
• HOA: −$495
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $35

Break-even live

Break-even rent $1,727

Max offer price $120,000

Occupancy floor 93%

Sensitivity live

Price	-10% $103	-5% $69	+0% $35	+5% $1	+10% $-33
Rent	-10% $-105	-5% $-35	+0% $35	+5% $105	+10% $175
Rate	-1.0pp $96	-0.5pp $66	base $35	+0.5pp $4	+1.0pp $-28

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: $30,000
• Closing costs: $3,600
• 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	$1,438	$1.55	0d	2	0.33mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	23d	2	0.33mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	26d	1	0.36mi
7895 Margate Blvd #203 Margate, FL	2.0	2.0	1000	$2,000	$2.00	0d	1	0.37mi
7600 NW 4th Pl #207 Margate, FL	2.0	2.0	990	$1,700	$1.72	26d	1	0.41mi
7605 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,500	$1.52	26d	1	0.41mi
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	26d	1	0.42mi
7600 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,600	$1.62	26d	1	0.42mi
1035 Country Club Dr Margate, FL	1.0–2.0	1.0–2.0	925	$1,499	$1.62	26d	2	0.43mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	4d	1	0.43mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.43mi
1010 Country Club Dr #206 Margate, FL	1.0	1.5	775	$1,450	$1.87	26d	1	0.44mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	20d	1	0.45mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	6d	1	0.45mi
1030 Country Club Dr #309 Margate, FL	2.0	2.0	1038	$1,450	$1.40	26d	1	0.45mi
480 NW 76th Ave #105 Margate, FL	1.0	2.0	960	$1,500	$1.56	26d	1	0.45mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	18d	1	0.47mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	26d	1	0.47mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	4d	1	0.47mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	26d	1	0.47mi
370 NW 76th Ave #202 Margate, FL	2.0	2.0	1100	$1,950	$1.77	13d	1	0.48mi
260 NW 76th Ave #406 Margate, FL	2.0	2.0	1100	$1,700	$1.55	26d	1	0.51mi
260 NW 76th Ave #404 Margate, FL	1.0	2.0	960	$1,500	$1.56	26d	1	0.51mi
7897 Golf Circle Dr #108 Margate, FL	1.0	1.5	775	$1,450	$1.87	18d	1	0.53mi
7901 Southgate Blvd Apt C5 North Lauderdale, FL	2.0	2.0	1010	$2,100	$2.08	4d	1	0.55mi
8011 Southgate Blvd Unit L1 North Lauderdale, FL	2.0	2.0	1010	$2,100	$2.08	4d	1	0.56mi
8011 Southgate Blvd Unit L1 North Lauderdale, FL	2.0	2.0	1010	$2,099	$2.08	23d	1	0.56mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,450	$1.92	6d	2	0.57mi
7300 Lake Circle Dr #107 Margate, FL	2.0	2.0	1100	$1,850	$1.68	15d	1	0.59mi
7305 NW 5th Pl #206 Margate, FL	2.0	2.0	990	$1,650	$1.67	26d	1	0.61mi
7300 NW 4th Pl #101 Margate, FL	2.0	2.0	990	$1,400	$1.41	21d	1	0.61mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	26d	1	0.62mi
755 Riverside Dr #1335 Coral Springs, FL	1.0	1.0	780	$1,800	$2.31	9d	1	0.64mi
755 Riverside Dr Coral Springs, FL	1.0	1.0	780	$1,700	$2.18	12d	2	0.65mi
7205 W Atlantic Blvd #101 Margate, FL	2.0	2.0	990	$1,500	$1.52	26d	1	0.65mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	9d	2	0.66mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	12d	2	0.66mi
777 Riverside Dr #1512 Coral Springs, FL	1.0	1.0	950	$1,750	$1.84	26d	1	0.66mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,800	$2.16	6d	2	0.67mi
7797 Golf Circle Dr #310 Margate, FL	2.0	2.0	930	$1,800	$1.94	26d	1	0.67mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-21
   days on market $120,000 Active 97 DOM
2. 2026-06-18
   days on market $120,000 Active 94 DOM
3. 2026-06-17
   days on market $120,000 Active 93 DOM
4. 2026-06-16
   days on market $120,000 Active 92 DOM
5. 2026-06-15
   days on market $120,000 Active 91 DOM
6. 2026-06-13
   days on market $120,000 Active 89 DOM
7. 2026-06-09
   days on market $120,000 Active 85 DOM
8. 2026-06-08
   days on market $120,000 Active 84 DOM
9. 2026-06-07
   days on market $120,000 Active 83 DOM
10. 2026-06-04
    days on market $120,000 Active 80 DOM
11. 2026-06-03
    days on market $120,000 Active 79 DOM
12. 2026-06-02
    days on market $120,000 Active 78 DOM
13. 2026-06-01
    days on market $120,000 Active 77 DOM
14. 2026-05-31
    days on market $120,000 Active 76 DOM
15. 2026-05-12
    price $120,000
16. 2026-03-16
    listed $110,000 Active
17. 2025-10-17
    historical
18. 2025-06-26
    listed $130,000 Active
19. 2011-02-14
    soldstatus $25,000
20. 1998-08-12
    soldstatus $19,000

ⓘ 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: $2,278 · $190/mo
• Projected year-2 tax: $2,278 · $190/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 · 25 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: $21,255
• − Mortgage interest: −$6,722
• − Property taxes: −$2,278
• − Insurance: −$600
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$5,940
• − Depreciation: −$3,491
• Taxable loss: −$1,176
• Est. tax savings @ 24.0%: +$282
• After-tax cash flow: $705/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

+531.6% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $120,000 MARMLS
• 2026-03-16 Listed $110,000 MARMLS
• 2025-10-17 Listing Removed — MARMLS
• 2025-06-26 Listed $130,000 MARMLS
• 2011-02-14 Sold (Public Records) $25,000 Public Records
• 1998-08-12 Sold (Public Records) $19,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,278 · +3.5% YoY. Source: county tax records.