6850 Royal Palm Blvd Unit G202 · Margate, FL 33063

$110,000

2 bd · 2.0 ba · 1,100 sqft · Condo · 112 Days on market

55+ age-restricted Built 1980 Good condition $100/sqft · 17% below area Est $133k · 17% under $810/mo HOA · 45% of rent ↓ 5% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• 1% rule +7.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

FANTASTIC OPPORTUNITY TO OWN AN EXCEPTIONALLY CLEAN, COMPLETELY FURNISHED 2/2 CONDO IN 55+ ROYAL PARK GARDENS. FEATURES INCLUDE LARGE ENCLOSED PATIO OVELOOKING THE POOL. THIS ROOM CAN BE USED FOR DEN, OFFICE OR SLEEPING QUARTERS. CARPET IN ALL LIVING AREAS AND TILE IN KITCHEN AND BATHROOMS. AMENITIES INCLUDE CLUBHOUSE, MULTIPLE POOLS, GYM, TENNIS, BOCCE BALL AND A RELAXING TIKI HUT. BUILDING FEATURES NEW ROOF, NEW ELEVATER AND NEW PAINTING. A GREAT RELOCATION OPPORTUNITY. ALL YOU NEED IS YOUR TOOTHBRUSH. MOTIVATED SELLER. THANKS FOR SHOWING. SELLERS WILL CONTRIBUTE ONE YEAR OF MAINTENANCE TO BUYER! THANKS FOR SHOWING.

Key facts

• New elevator
• New painting
• New roof

Tags

• MULTIPLE POOLS
• NEW ROOF
• NEW ELEVATOR
• NEW PAINTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (21.4% below list).
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $86k (21.4% below list) — sets the bar for cash-flow.

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: Margate Elementary School (math 35% / reading 43%, grade F, #1,560 of 2,144 statewide, top 73%, 1,023 students, 68% 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).
• Market conditions: Rents rising (+1.9%/yr); 840 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $761 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 112 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,414 (21.4% 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 112 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 1.62% ✓
• Cap rate: 4.51%
• Cash-on-cash: -6.35%
• DSCR: 0.72
• GRM: 5.1

CMA / ARV

• ARV (median comp): $132,519
• List price: $110,000
• Delta: -16.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6990 NW 17th St	0.29mi	2/1.0	1,061 (-4%)	1mo	$283,900	$268	76
6925 NW 11th St	0.60mi	2/1.5	1,141 (+4%)	0mo	$325,000	$285	64
5734 Coral Lake Dr #310	1.50mi	2/2.0	1,090 (-1%)	0mo	$170,000	$156	63
2640 NW 67th Ter	0.55mi	3/2.0 (+1)	1,162 (+6%)	0mo	$455,000	$392	60
1353 NW 62nd Way	0.73mi	3/2.0 (+1)	1,084 (-2%)	0mo	$410,000	$378	58
5800 NW 19th Ct	0.86mi	2/2.0	1,028 (-6%)	0mo	$399,900	$389	54
3390 N Pinewalk Dr N #1038	1.07mi	2/2.0	1,027 (-7%)	1mo	$180,000	$175	53
7610 NW 18th St #205	0.73mi	2/2.0	1,000 (-9%)	1mo	$152,500	$153	50
3091 Lighthouse Pl	0.97mi	3/2.0 (+1)	1,195 (+9%)	1mo	$458,000	$383	45
266 NW 60th Ave #266	1.50mi	2/2.0	825 (-25%)	0mo	$230,000	$279	40
1035 Country Club Dr #102	1.07mi	2/2.0	930 (-16%)	0mo	$68,000	$73	40
3251 Holiday Springs Blvd #206	1.45mi	1/1.5 (-1)	867 (-21%)	0mo	$79,000	$91	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -29.3%
• Equity multiple: 0.04×
• Total profit: $-29,561
• Equity at exit: $16,401

10-year hold

• IRR: -39.5%
• Equity multiple: -0.45×
• Total profit: $-44,529
• Equity at exit: $9,511

Cash invested: $30,800 (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 →

Active competition Active MLS

• For sale now: 4 active · 4 under contract
• Median asking: $147,500 ($141/sqft)
• Median days on market: 76 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -14.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33063

• Home prices YoY: -18.1%
• Rents YoY: 1.9%
• Active inventory: 840
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$810
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-163

Break-even live

Break-even rent $1,988

Max offer price $86,414

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-125	+0% $-163	+5% $-201	+10% $-239
Rent	-10% $-304	-5% $-233	+0% $-163	+5% $-93	+10% $-22
Rate	-1.0pp $-108	-0.5pp $-135	base $-163	+0.5pp $-192	+1.0pp $-220

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6890 Royal Palm Blvd Unit 312H Margate, FL	2.0	2.0	970	$1,800	$1.86	56d	1	0.03mi
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,300	$1.81	20d	1	0.03mi
6890 Royal Palm Blvd Unit 312H Margate, FL	2.0	2.0	970	$1,750	$1.80	0d	1	0.03mi
6870 Royal Palm Blvd Unit 111M Margate, FL	1.0	1.5	720	$1,500	$2.08	64d	1	0.03mi
6850 Royal Palm Blvd Unit 305G Margate, FL	2.0	2.0	970	$1,700	$1.75	47d	1	0.03mi
6850 Royal Palm Blvd Unit G211 Margate, FL	2.0	2.0	970	$1,700	$1.75	120d	1	0.03mi
6750 Royal Palm Blvd Margate, FL	1.0	1.5–2.0	720	$1,250	$1.74	32d	2	0.10mi
6750 Royal Palm Blvd Margate, FL	1.0	2.0	720	$1,500	$2.08	24d	1	0.10mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	98d	1	0.10mi
1806 NW 68th Ave Margate, FL	3.0	1.0	1493	$3,100	$2.08	3d	1	0.13mi
6670 Royal Palm Blvd Margate, FL	1.0	1.5	720	$1,325	$1.84	76d	2	0.14mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	100d	1	0.14mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	120d	1	0.16mi
6670 Royal Palm Blvd Unit 205K Margate, FL	1.0	1.5	720	$1,250	$1.74	75d	1	0.16mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,300	$1.81	6d	1	0.16mi
6650 Royal Palm Blvd Unit 315C Margate, FL	2.0	2.0	1100	$1,700	$1.55	81d	1	0.17mi
6570 Royal Palm Blvd Unit 206J Margate, FL	2.0	2.0	970	$1,800	$1.86	99d	1	0.24mi
1620 NW 68th Ter Margate, FL	2.0	2.0	1400	$2,000	$1.43	49d	1	0.25mi
6550 Royal Palm Blvd Unit 304A Margate, FL	1.0	1.5	720	$1,500	$2.08	38d	1	0.25mi
6990 NW 17th St Margate, FL	2.0	1.0	1061	$2,295	$2.16	55d	1	0.26mi
7336 Granada Way Margate, FL	3.0	2.0	1304	$3,000	$2.30	35d	1	0.34mi
7370 NW 18th St #107 Margate, FL	2.0	2.0	1000	$2,050	$2.05	118d	1	0.37mi
6447 NW 22nd St Margate, FL	1.0	1.0	1477	$1,050	$0.71	45d	1	0.40mi
7380 NW 18th St #204 Margate, FL	2.0	2.0	1000	$2,000	$2.00	1d	1	0.43mi
7380 NW 18th St #204 Margate, FL	2.0	2.0	1000	$1,800	$1.80	90d	1	0.43mi
7310 NW 18th St #107 Margate, FL	2.0	2.0	1000	$1,900	$1.90	120d	1	0.46mi
6617 Winfield Blvd Unit 4-1 Margate, FL	1.0	1.5	1190	$1,350	$1.13	120d	1	0.49mi
7355 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,500	$1.76	64d	1	0.50mi
7320 NW 18th St #204 Margate, FL	2.0	2.0	1000	$1,600	$1.60	120d	1	0.52mi
6621 Winfield Blvd #1 Margate, FL	2.0	2.5	1190	$2,250	$1.89	120d	1	0.53mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,580	$1.86	90d	1	0.53mi
7396 NW 18th St #104 Margate, FL	1.0	2.0	850	$1,680	$1.98	120d	1	0.53mi
1363 NW 66th Ave Margate, FL	3.0	1.5	1260	$2,500	$1.98	120d	1	0.54mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	116d	2	0.55mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	106d	2	0.55mi
6505 Winfield Blvd Margate, FL	1.0–2.0	1.0–2.0	860	$1,950	$2.27	12d	3	0.55mi
6501 Winfield Blvd Unit 2A Margate, FL	2.0	2.0	1000	$1,700	$1.70	12d	1	0.56mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,500	$2.08	61d	1	0.56mi
6501 Winfield Blvd Unit A53 Margate, FL	1.0	1.0	720	$1,550	$2.15	120d	1	0.56mi
6501 Winfield Blvd Unit A53 Margate, FL	1.0	1.0	720	$1,550	$2.15	77d	1	0.56mi

Property features AI

Finance

• HOA & community: Has associationMonthly HOA fee of 810Community amenities: Clubhouse, PoolSenior community

Exterior

• Parking: Assigned parkingGuest parking
• Security: Smoke detector(s)Other security features
• Utilities: Water included in association feesInsurance included in association feesReserve funds included in association fees
• Home design: CondominiumResale conditionSecond-floor entry3-story buildingEntry level: 2
• Construction: CBS construction
• Exterior features: PatioNot waterfront

Interior

• Kitchen: DishwasherElectric range
• Bedrooms: 2 bedrooms (main level)
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heatingCentral airAdditional cooling system
• Interior features: Smoke detector(s)Other security features
• Laundry & utility: Electric water heater

HOA detail $810/mo · $9,720/yr condo

• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-07-01
   days on market $110,000 Active 112 DOM
2. 2026-06-30
   price $110,000 Active 111 DOM
3. 2026-06-30
   days on market $114,900 Active 111 DOM
4. 2026-06-29
   days on market $114,900 Active 110 DOM
5. 2026-06-28
   days on market $114,900 Active 109 DOM
6. 2026-06-27
   days on market $114,900 Active 108 DOM
7. 2026-06-26
   days on market $114,900 Active 107 DOM
8. 2026-06-24
   days on market $114,900 Active 105 DOM
9. 2026-06-22
   days on market $114,900 Active 103 DOM
10. 2026-06-21
    days on market $114,900 Active 102 DOM
11. 2026-06-18
    days on market $114,900 Active 99 DOM
12. 2026-06-17
    days on market $114,900 Active 98 DOM
13. 2026-06-16
    days on market $114,900 Active 97 DOM
14. 2026-06-15
    days on market $114,900 Active 96 DOM
15. 2026-06-13
    days on market $114,900 Active 94 DOM
16. 2026-06-09
    days on market $114,900 Active 90 DOM
17. 2026-06-07
    days on market $114,900 Active 88 DOM
18. 2026-06-04
    days on market $114,900 Active 85 DOM
19. 2026-06-03
    days on market $114,900 Active 84 DOM
20. 2026-06-02
    days on market $114,900 Active 83 DOM
21. 2026-06-02
    price $114,900 Active 82 DOM
22. 2026-06-01
    days on market $125,900 Active 82 DOM
23. 2026-05-31
    days on market $125,900 Active 81 DOM
24. 2026-03-20
    price $125,900
25. 2026-02-02
    listed $131,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,375
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − HOA: −$9,720
• − Depreciation: −$3,200
• Taxable loss: −$3,327
• Est. tax savings @ 24.0%: +$798
• After-tax cash flow: $-1,158/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $5,500–$16,500 screening

This 2/2 condo is in good condition with a good roof and exterior. It has a large enclosed patio overlooking the pool, which can be used as a den, office, or sleeping quarters. The interior walls could use a fresh coat of paint to make the space more modern and appealing.

Value-add opportunities

• Resale Paint the interior walls — Fresh paint can make the interior look more modern and appealing ↑
• Both Replace the carpet with hardwood or tile — Hardwood or tile flooring can increase both resale and rental value ↑
• Both Upgrade the kitchen appliances — Modern appliances can make the kitchen more functional and attractive ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Margate Elementary School F FL #1,560/2,144 Nat'l #20,819/41,679 Middle Margate Middle School F FL #469/571 Nat'l #9,020/14,009 High Coconut Creek High School F FL #562/667 Nat'l #14,491/17,239

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

A Composite livability gradescore 81/100

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 · 2,207,033 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: 20% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Has associationMonthly HOA fee of 810Community amenities: Clubhouse, PoolSenior community

Exterior

• Parking: Assigned parkingGuest parking
• Security: Smoke detector(s)Other security features
• Utilities: Water included in association feesInsurance included in association feesReserve funds included in association fees
• Home design: CondominiumResale conditionSecond-floor entry3-story buildingEntry level: 2
• Construction: CBS construction
• Exterior features: PatioNot waterfront

Interior

• Kitchen: DishwasherElectric range
• Bedrooms: 2 bedrooms (main level)
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heatingCentral airAdditional cooling system
• Interior features: Smoke detector(s)Other security features
• Laundry & utility: Electric water heater

Price history

-4.5% since first listed

2 events — show timeline

• 2026-03-20 Price Changed $125,900 Beaches MLS
• 2026-02-02 Listed $131,900 Beaches MLS