6570 Royal Palm Blvd Unit 107J · Margate, FL 33063

$94,500

1 bd · 2.0 ba · 800 sqft · Condo public records · 579 Days on market

Built 1978 $486/mo HOA · 31% 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 +16.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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 MLS

No Short Sale or REO property, the property is free and clear. Can no be rented the firt year. The owner will no put the utilities on for the inspections.

Key facts

• Water views
• Common laundry area
• Spacious sunroom

Tags

• SPACIOUS SUNROOM
• WATER VIEWS
• COMMON LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $94k.

Deal economics

• At list price, monthly cash flow is $58 ($695/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• 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 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).
• This rent runs 30% 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 $653 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.

Negotiation context

• It's been on market 579 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $94k implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $83,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 579 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 1.68% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 5.0

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: -13.8%
• Equity multiple: 0.51×
• Total profit: $-12,946
• Equity at exit: $14,090

10-year hold

• IRR: -7.6%
• Equity multiple: 0.55×
• Total profit: $-11,810
• Equity at exit: $8,171

Cash invested: $26,460 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$496
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$39
• HOA: −$486
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $58

Break-even live

Break-even rent $1,517

Max offer price $94,500

Occupancy floor 91%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6570 Royal Palm Blvd Unit 206J Margate, FL	2.0	2.0	970	$1,800	$1.86	4d	1	0.03mi
6550 Royal Palm Blvd Unit 105A Margate, FL	1.0	1.0	540	$1,500	$2.78	24d	1	0.06mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	2d	1	0.10mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.10mi
6670 Royal Palm Blvd Unit 205K Margate, FL	1.0	1.5	720	$1,300	$1.81	3d	1	0.10mi
6650 Royal Palm Blvd Unit 110C Margate, FL	1.0	1.0	540	$1,450	$2.69	8d	1	0.12mi
6650 Royal Palm Blvd Unit 315C Margate, FL	2.0	2.0	1100	$1,800	$1.64	24d	1	0.12mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	4d	1	0.13mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	3d	1	0.16mi
6850 Royal Palm Blvd Unit 305G Margate, FL	2.0	2.0	970	$1,675	$1.73	17d	1	0.24mi
6850 Royal Palm Blvd Unit G211 Margate, FL	2.0	2.0	970	$1,700	$1.75	24d	1	0.24mi
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	24d	1	0.28mi
6501 Winfield Blvd Unit A33 Margate, FL	1.0	1.0	720	$1,400	$1.94	24d	1	0.55mi
6501 Winfield Blvd Unit A50 Margate, FL	1.0	1.0	720	$1,395	$1.94	14d	1	0.55mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	18d	1	0.55mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	5d	1	0.55mi
6501 Winfield Blvd Unit A53 Margate, FL	1.0	1.0	720	$1,550	$2.15	24d	1	0.55mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	21d	2	0.57mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	11d	2	0.57mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	13d	1	0.58mi
6505 Winfield Blvd Unit 53B Margate, FL	1.0	1.0	720	$1,500	$2.08	14d	1	0.58mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	14d	1	0.58mi
2601 NW 64th Ter Margate, FL	2.0	1.0	945	$1,850	$1.96	24d	1	0.60mi
7370 NW 18th St #107 Margate, FL	2.0	2.0	1000	$2,050	$2.05	22d	1	0.60mi
6611 Winfield Blvd Unit 109B Margate, FL	2.0	1.5	850	$2,000	$2.35	24d	1	0.63mi
6507 Winfield Blvd Unit 126C Margate, FL	1.0	1.5	800	$1,550	$1.94	5d	1	0.64mi
6503 Winfield Blvd Margate, FL	2.0	2.0	1000	$1,800	$1.80	8d	1	0.65mi
1141 W River Dr Margate, FL	2.0	2.0	1100	$1,800	$1.64	22d	1	0.65mi
7380 NW 18th St Margate, FL	2.0	2.0	1000	$1,825	$1.82	5d	2	0.65mi
7310 NW 18th St #107 Margate, FL	2.0	2.0	1000	$1,900	$1.90	24d	1	0.66mi
6503 Winfield Blvd Unit 111D Margate, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.66mi
2698 NW 65th Ave Unit 2704 Margate, FL	1.0	1.0	700	$1,775	$2.54	24d	1	0.67mi
7320 NW 18th St #204 Margate, FL	2.0	2.0	1000	$1,600	$1.60	24d	1	0.71mi
5800 Margate Blvd Unit 411-4 Margate, FL	1.0	1.0	728	$1,650	$2.27	24d	1	0.73mi
5800 Margate Blvd Unit 521-5 Margate, FL	1.0	1.0	800	$1,700	$2.12	24d	1	0.73mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,600	$1.88	8d	1	0.75mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,680	$1.98	24d	1	0.75mi
7460 NW 18th St #201 Margate, FL	2.0	2.0	1000	$2,100	$2.10	24d	1	0.78mi
7420 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.80mi
6008 NW 10th St Unit 2 Margate, FL	1.0	1.0	624	$1,450	$2.32	8d	1	0.83mi

HOA detail condo

• Monthly dues: $486 · $5,832/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $94,500 Active 579 DOM
2. 2026-06-17
   days on market $94,500 Active 578 DOM
3. 2026-06-16
   days on market $94,500 Active 577 DOM
4. 2026-06-15
   days on market $94,500 Active 576 DOM
5. 2026-06-13
   days on market $94,500 Active 574 DOM
6. 2026-06-09
   days on market $94,500 Active 570 DOM
7. 2026-06-07
   days on market $94,500 Active 568 DOM
8. 2026-06-04
   days on market $94,500 Active 565 DOM
9. 2026-06-03
   days on market $94,500 Active 564 DOM
10. 2026-06-02
    days on market $94,500 Active 563 DOM
11. 2026-06-01
    days on market $94,500 Active 562 DOM
12. 2026-05-31
    days on market $94,500 Active 561 DOM
13. 2026-04-28
    status Pending
14. 2026-01-21
    price $94,500
15. 2025-10-06
    price $96,500
16. 2025-04-10
    price $98,000
17. 2025-03-24
    price $108,000
18. 2024-10-17
    listed $117,000 Active
19. 2012-07-26
    soldstatus $20,000 154-char remark

    Show marketing remark (154 chars)

    No Short Sale or REO property, the property is free and clear. Can no be rented the firt year. The owner will no put the utilities on for the inspections.

20. 2012-07-06
    soldstatus $20,000
21. 2010-03-25
    soldstatus $15,000 389-char remark

    Show marketing remark (389 chars)

    Property is now committed to an Auction and all Auction terms apply, Please visit www. auction.com for details. LOCKBOX, PRICED TO SELL VERY FAST, >>CALL LA# FOR SHOWING INSTRUCTIONS>> SOLD AS IS WHERE IS WITH ALL FAULTS, NO WARRANTIES EXPRESSED OR IMPLI ED, INFORMATION IN MLS DEEMED ACCURATE BUT BUYERS RESPONSIBILITY TO VERIFY, SELLERS CHOICE OF ESCROW AND CLOSING AGENT.

22. 2010-03-18
    soldstatus $17,500
23. 2005-02-09
    soldstatus $54,000
24. 1994-04-13
    soldstatus $21,000
25. 1994-01-01
    soldstatus $21,000

ⓘ 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: $2,134 · $178/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,088
• − Mortgage interest: −$5,293
• − Property taxes: −$2,134
• − Insurance: −$472
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − HOA: −$5,832
• − Depreciation: −$2,749
• Taxable loss: −$447
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $802/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

+350.0% since first listed

13 events — show timeline

• 2026-04-28 Pending — MARMLS
• 2026-01-21 Price Changed $94,500 MARMLS
• 2025-10-06 Price Changed $96,500 MARMLS
• 2025-04-10 Price Changed $98,000 MARMLS
• 2025-03-24 Price Changed $108,000 MARMLS
• 2024-10-17 Listed $117,000 MARMLS
• 2012-07-26 Sold (MLS) $20,000 MARMLS
• 2012-07-06 Sold (Public Records) $20,000 Public Records
• 2010-03-25 Sold (MLS) $15,000 MARMLS
• 2010-03-18 Sold (Public Records) $17,500 Public Records
• 2005-02-09 Sold (Public Records) $54,000 Public Records
• 1994-04-13 Sold (Public Records) $21,000 Public Records
• 1994-01-01 Sold (Public Records) $21,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,134 · +5.2% YoY. Source: county tax records.