7817 Golf Cir Dr #301 · Margate, FL 33063

$129,000

2 bd · 2.0 ba · 920 sqft · Condo public records · 198 Days on market

Built 1974 $544/mo HOA · 30% of rent

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Why this score? — see what drove the D 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 +10.5/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful and bright corner unit with 2 bedrooms and 2 bathrooms directly on the Oriole's Golf Course. Featuring new vinyl floors, this one will sell all furnished and turnkey with everything, ready to move in. Enjoy the Florida room with large windows showcasing stunning golf course views—overlooking the tee-off at hole 17 and the green of hole 18. Freshly painted shower & bathtub to add a clean, modern touch. New 2025 AC install ensures year-round comfort. UPdated kitchen with new countertop, flat ceiling & tiled baksplash. A rare opportunity to live with unbeatable views and contemporary upgrades throughout. HOPA-verified community with a sparkling pool, shuffleboard, s

Key facts

• Fitness center
• New vinyl floors
• Florida room

Tags

• CORNER UNIT
• GOLF COURSE VIEWS
• FLORIDA ROOM
• NEW VINYL FLOORS
• UPDATED KITCHEN
• FITNESS CENTER

Property features AI

Finance

• Other: Association pool is heated
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, community kitchen, elevators, fitness center, golf course access, laundry, library, barbecue/picnic area, pool, shuffleboard court, and storage; Association covers management, cable TV, insurance, internet, grounds and structure maintenance, pest control, pool(s), reserve fund, sewer, trash, and water; Golf course community; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Cable available; Association-maintained sewer and water
• Home design: 3-story property; Entry on third floor; Attached property
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Patio; Screened patio

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Living/dining room; Pantry; Third-floor entry; 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 $129k.

Deal economics

• At list price, monthly cash flow is $-66 ($-791/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (9.0% below list).
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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: 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 26d 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 $892 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 198 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $129k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.39% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 6.0

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: -21.6%
• Equity multiple: 0.26×
• Total profit: $-26,602
• Equity at exit: $19,234

10-year hold

• IRR: -19.1%
• Equity multiple: 0.04×
• Total profit: $-34,582
• Equity at exit: $11,154

Cash invested: $36,120 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$676
• Tax from tax record: −$207 /mo · $2,483/yr
• Insurance: −$54
• HOA: −$544
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-66

Break-even live

Break-even rent $1,875

Max offer price $117,358

Occupancy floor 99%

Sensitivity live

Price	-10% $7	-5% $-29	+0% $-66	+5% $-102	+10% $-139
Rent	-10% $-207	-5% $-137	+0% $-66	+5% $5	+10% $76
Rate	-1.0pp $-1	-0.5pp $-33	base $-66	+0.5pp $-99	+1.0pp $-133

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	757	$1,525	$2.01	22d	4	0.03mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	19d	2	0.03mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,800	$2.16	6d	2	0.09mi
7797 Golf Circle Dr #310 Margate, FL	2.0	2.0	930	$1,800	$1.94	26d	1	0.09mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,450	$1.92	6d	2	0.21mi
7460 NW 18th St #201 Margate, FL	2.0	2.0	1000	$2,100	$2.10	26d	1	0.23mi
7320 NW 18th St #204 Margate, FL	2.0	2.0	1000	$1,600	$1.60	26d	1	0.23mi
7420 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,800	$1.80	26d	1	0.25mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	20d	1	0.25mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	6d	1	0.25mi
1030 Country Club Dr #309 Margate, FL	2.0	2.0	1038	$1,450	$1.40	26d	1	0.25mi
7897 Golf Circle Dr #108 Margate, FL	1.0	1.5	775	$1,450	$1.87	18d	1	0.28mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,680	$1.98	26d	1	0.28mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,600	$1.88	9d	1	0.28mi
1010 Country Club Dr #206 Margate, FL	1.0	1.5	775	$1,450	$1.87	26d	1	0.28mi
7310 NW 18th St #107 Margate, FL	2.0	2.0	1000	$1,900	$1.90	26d	1	0.28mi
1035 Country Club Dr Margate, FL	1.0–2.0	1.0–2.0	925	$1,499	$1.62	26d	2	0.29mi
7620 NW 18th St #203 Margate, FL	2.0	2.0	1000	$1,650	$1.65	26d	1	0.30mi
1045 NW 73rd Ave Margate, FL	2.0	1.0	1036	$2,500	$2.41	26d	1	0.30mi
1480 NW 80th Ave #402 Margate, FL	2.0	2.0	1000	$1,875	$1.88	9d	1	0.34mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	4d	1	0.35mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.35mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	26d	1	0.35mi
7380 NW 18th St Margate, FL	2.0	2.0	1000	$1,825	$1.82	6d	2	0.36mi
7895 Margate Blvd #203 Margate, FL	2.0	2.0	1000	$2,000	$2.00	0d	1	0.36mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,250	$2.12	19d	1	0.36mi
1010 NW 72nd Ter Margate, FL	2.0	1.5	1061	$2,200	$2.07	9d	1	0.36mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	23d	2	0.38mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,438	$1.55	0d	2	0.38mi
7370 NW 18th St #107 Margate, FL	2.0	2.0	1000	$2,050	$2.05	23d	1	0.40mi
1700 NW 80th Ave #108 Margate, FL	2.0	2.0	1000	$1,800	$1.80	26d	1	0.41mi
7605 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,500	$1.52	26d	1	0.49mi
7600 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,600	$1.62	26d	1	0.51mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	26d	1	0.51mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	18d	1	0.51mi
7305 NW 5th Pl #206 Margate, FL	2.0	2.0	990	$1,650	$1.67	26d	1	0.52mi
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	26d	1	0.54mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	26d	1	0.57mi
7600 NW 4th Pl #207 Margate, FL	2.0	2.0	990	$1,700	$1.72	26d	1	0.61mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	4d	1	0.61mi

HOA detail condo

• Monthly dues: $544 · $6,528/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $129,000 Active 198 DOM
2. 2026-06-18
   days on market $129,000 Active 195 DOM
3. 2026-06-17
   days on market $129,000 Active 194 DOM
4. 2026-06-16
   days on market $129,000 Active 193 DOM
5. 2026-06-15
   days on market $129,000 Active 192 DOM
6. 2026-06-13
   days on market $129,000 Active 190 DOM
7. 2026-06-09
   days on market $129,000 Active 186 DOM
8. 2026-06-07
   days on market $129,000 Active 184 DOM
9. 2026-06-04
   days on market $129,000 Active 181 DOM
10. 2026-06-03
    days on market $129,000 Active 180 DOM
11. 2026-06-02
    days on market $129,000 Active 179 DOM
12. 2026-06-01
    days on market $129,000 Active 178 DOM
13. 2026-05-31
    days on market $129,000 Active 177 DOM
14. 2025-12-05
    listed $129,000 Active
15. 2009-10-28
    soldstatus $46,000
16. 1974-02-01
    soldstatus $28,000

ⓘ 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: $2,483 · $207/mo
• Projected year-2 tax: $2,483 · $207/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 4 d/yr ≥106°F today · 16 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: $21,497
• − Mortgage interest: −$7,226
• − Property taxes: −$2,483
• − Insurance: −$645
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$6,528
• − Depreciation: −$3,753
• Taxable loss: −$2,577
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $-172/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

+360.7% since first listed

3 events — show timeline

• 2025-12-05 Listed $129,000 MARMLS
• 2009-10-28 Sold (Public Records) $46,000 Public Records
• 1974-02-01 Sold (Public Records) $28,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,483 · +7.1% YoY. Source: county tax records.