7805 W Atlantic Blvd #202 · Margate, FL 33063

$99,900

2 bd · 2.0 ba · 990 sqft · Condo public records · 58 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 +20.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 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 MLS

DESIRABLE ORIOLE GARDENS TWO. SPACIOUS TWO BEDROOM TWO BATH PRICED TO SELL. FOYER ENTRY, EAT IN KITCHEN WITH PASS THROUGH OPENING TO DINING AREA. LARGE PRIMARY BEDROOM WITH WALK IN CLOSET. PRIVATE SECOND BEDROOM AND BATHROOM. SCREENED PATIO. BEAUTIFUL CLUBHOUSE WITH TWO POOLS, BILLIARDS, EXERCISE ROOM, CARD ROOM, LIBRARY, FULL KITCHEN, LARGE AUDITORIUM WITH EVENTS AND SHOWS THROUGHOUT THE YEAR. CLOSE TO NEW PUBLIX SHOPPING CENTER, WALGREENS, MALL, BANKS, RESTAURANTS. SHORT DRIVE TO THE BEACH. ASSOCIATION STATES 55+, REQUIRES 700+ CREDIT SCORE, $25000-$30000 INCOME IF FINANCING, MINIMUM 20% DOWN.

Key facts

• Large auditorium
• New flooring
• Beautiful clubhouse

Tags

• GRANITE COUNTERTOP
• HIGH HAT LIGHTING
• NEW FLOORING
• TWO POOLS
• BEAUTIFUL CLUBHOUSE
• LARGE AUDITORIUM

Property features AI

Finance

• HOA & community: Association: Oriole Gardens Two; Quarterly HOA dues; Association amenities include heated pool, clubhouse, fitness center, billiard room, shuffleboard court, community room, library, manager on site, storage, parking, sidewalks, kitchen facilities; HOA fee covers cable TV, grounds maintenance, pest control, sewer, trash, water, common areas, reserve funds, roof repairs, recreation facility, and pool service; Community is a senior community; 560 units in the community; Pets not allowed

Exterior

• Parking: Assigned parking; Guest parking; Asphalt parking surface; 1 open parking space (total 1)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; One level; South-facing; Resale unit
• Construction: CBS construction; Shingle roof; 2-story building (unit in a 2-story building)
• Exterior features: Private maintained asphalt road; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Entrance foyer; Walk-in closets
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Atlantic West Elementary School (math 28% / reading 42%, grade F, #1,697 of 2,144 statewide, top 80%, 622 students, 77% FRL); Margate Middle School (math 25% / reading 34%, grade F, #469 of 571 statewide, top 84%, 1,094 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 76% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-20 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); 558 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 33% 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 $691 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 58 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.76% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 4.7

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: -9.0%
• Equity multiple: 0.68×
• Total profit: $-9,068
• Equity at exit: $14,895

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-2,751
• Equity at exit: $8,638

Cash invested: $27,972 (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: 558
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$524
• Tax from tax record: −$190 /mo · $2,278/yr
• Insurance: −$42
• HOA: −$495
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $135

Break-even live

Break-even rent $1,583

Max offer price $99,900

Occupancy floor 87%

Sensitivity live

Price	-10% $192	-5% $163	+0% $135	+5% $107	+10% $78
Rent	-10% $-4	-5% $66	+0% $135	+5% $204	+10% $274
Rate	-1.0pp $185	-0.5pp $160	base $135	+0.5pp $109	+1.0pp $83

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7600 NW 4th Pl #207 Margate, FL	2.0	2.0	990	$1,700	$1.72	25d	1	0.28mi
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	25d	1	0.31mi
7605 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,500	$1.52	25d	1	0.31mi
480 NW 76th Ave #105 Margate, FL	1.0	2.0	960	$1,500	$1.56	25d	1	0.31mi
7600 NW 5th Pl #106 Margate, FL	2.0	2.0	990	$1,600	$1.62	25d	1	0.31mi
370 NW 76th Ave #202 Margate, FL	2.0	2.0	1100	$1,950	$1.77	12d	1	0.33mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,475	$1.59	23d	2	0.34mi
1005 Country Club Dr Margate, FL	2.0	2.0	925	$1,438	$1.55	0d	2	0.34mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	4d	1	0.34mi
7500 NW 4th Pl Margate, FL	2.0	2.0	990	$1,850	$1.87	25d	1	0.34mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	25d	1	0.36mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	17d	1	0.36mi
260 NW 76th Ave #404 Margate, FL	1.0	2.0	960	$1,500	$1.56	25d	1	0.37mi
260 NW 76th Ave #406 Margate, FL	2.0	2.0	1100	$1,700	$1.55	25d	1	0.37mi
1025 Country Club Dr #302 Margate, FL	2.0	2.0	920	$1,475	$1.60	25d	1	0.38mi
1010 Country Club Dr #206 Margate, FL	1.0	1.5	775	$1,450	$1.87	25d	1	0.41mi
7895 Margate Blvd #203 Margate, FL	2.0	2.0	1000	$2,000	$2.00	0d	1	0.42mi
1035 Country Club Dr Margate, FL	1.0–2.0	1.0–2.0	925	$1,499	$1.62	25d	2	0.45mi
7300 Lake Circle Dr #107 Margate, FL	2.0	2.0	1100	$1,850	$1.68	15d	1	0.45mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	19d	1	0.45mi
1030 Country Club Dr #401 Margate, FL	2.0	2.0	930	$1,450	$1.56	5d	1	0.45mi
1030 Country Club Dr #309 Margate, FL	2.0	2.0	1038	$1,450	$1.40	25d	1	0.45mi
7897 Golf Circle Dr #108 Margate, FL	1.0	1.5	775	$1,450	$1.87	17d	1	0.48mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	3d	1	0.48mi
1020 NW 80th Ave #203 Margate, FL	2.0	2.0	1000	$1,900	$1.90	13d	1	0.48mi
7300 NW 4th Pl #101 Margate, FL	2.0	2.0	990	$1,400	$1.41	21d	1	0.48mi
7305 NW 5th Pl #206 Margate, FL	2.0	2.0	990	$1,650	$1.67	25d	1	0.50mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	25d	1	0.50mi
7901 Southgate Blvd Apt C5 North Lauderdale, FL	2.0	2.0	1010	$2,100	$2.08	4d	1	0.51mi
7205 W Atlantic Blvd #101 Margate, FL	2.0	2.0	990	$1,500	$1.52	25d	1	0.52mi
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,450	$1.92	6d	2	0.53mi
7431 NW 1st St Margate, FL	2.0	2.0	1100	$1,900	$1.73	25d	1	0.54mi
8011 Southgate Blvd Unit L1 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	$2,099	$2.08	23d	1	0.55mi
7561 NW 1st St #204 Margate, FL	1.0	2.0	960	$1,750	$1.82	6d	1	0.59mi
357 N Rock Island Rd #207 Margate, FL	2.0	2.0	1100	$1,720	$1.56	11d	1	0.61mi
357 N Rock Island Rd #407 Margate, FL	2.0	2.0	1100	$1,700	$1.55	4d	1	0.61mi
357 N Rock Island Rd #207 Margate, FL	2.0	2.0	1100	$1,720	$1.56	25d	1	0.61mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,800	$2.16	5d	2	0.64mi
7797 Golf Circle Dr #310 Margate, FL	2.0	2.0	930	$1,800	$1.94	25d	1	0.64mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-21
   days on market $99,900 Active 58 DOM
2. 2026-06-18
   days on market $99,900 Active 55 DOM
3. 2026-06-17
   days on market $99,900 Active 54 DOM
4. 2026-06-16
   days on market $99,900 Active 53 DOM
5. 2026-06-15
   days on market $99,900 Active 52 DOM
6. 2026-06-13
   days on market $99,900 Active 50 DOM
7. 2026-06-09
   days on market $99,900 Active 46 DOM
8. 2026-06-08
   days on market $99,900 Active 45 DOM
9. 2026-06-07
   days on market $99,900 Active 44 DOM
10. 2026-06-04
    days on market $99,900 Active 41 DOM
11. 2026-06-03
    days on market $99,900 Active 40 DOM
12. 2026-06-02
    days on market $99,900 Active 39 DOM
13. 2026-06-01
    days on market $99,900 Active 38 DOM
14. 2026-05-31
    days on market $99,900 Active 37 DOM
15. 2026-05-22
    price $99,900
16. 2026-04-23
    listed $108,900 Active
17. 2026-04-13
    soldstatus $70,000
18. 2026-04-02
    soldstatus $70,000 Closed 602-char remark

    Show marketing remark (602 chars)

    DESIRABLE ORIOLE GARDENS TWO. SPACIOUS TWO BEDROOM TWO BATH PRICED TO SELL. FOYER ENTRY, EAT IN KITCHEN WITH PASS THROUGH OPENING TO DINING AREA. LARGE PRIMARY BEDROOM WITH WALK IN CLOSET. PRIVATE SECOND BEDROOM AND BATHROOM. SCREENED PATIO. BEAUTIFUL CLUBHOUSE WITH TWO POOLS, BILLIARDS, EXERCISE ROOM, CARD ROOM, LIBRARY, FULL KITCHEN, LARGE AUDITORIUM WITH EVENTS AND SHOWS THROUGHOUT THE YEAR. CLOSE TO NEW PUBLIX SHOPPING CENTER, WALGREENS, MALL, BANKS, RESTAURANTS. SHORT DRIVE TO THE BEACH. ASSOCIATION STATES 55+, REQUIRES 700+ CREDIT SCORE, $25000-$30000 INCOME IF FINANCING, MINIMUM 20% DOWN.

19. 2026-03-03
    historical 602-char remark

    Show marketing remark (602 chars)

    DESIRABLE ORIOLE GARDENS TWO. SPACIOUS TWO BEDROOM TWO BATH PRICED TO SELL. FOYER ENTRY, EAT IN KITCHEN WITH PASS THROUGH OPENING TO DINING AREA. LARGE PRIMARY BEDROOM WITH WALK IN CLOSET. PRIVATE SECOND BEDROOM AND BATHROOM. SCREENED PATIO. BEAUTIFUL CLUBHOUSE WITH TWO POOLS, BILLIARDS, EXERCISE ROOM, CARD ROOM, LIBRARY, FULL KITCHEN, LARGE AUDITORIUM WITH EVENTS AND SHOWS THROUGHOUT THE YEAR. CLOSE TO NEW PUBLIX SHOPPING CENTER, WALGREENS, MALL, BANKS, RESTAURANTS. SHORT DRIVE TO THE BEACH. ASSOCIATION STATES 55+, REQUIRES 700+ CREDIT SCORE, $25000-$30000 INCOME IF FINANCING, MINIMUM 20% DOWN.

20. 2025-03-24
    listed $79,000 602-char remark

    Show marketing remark (602 chars)

    DESIRABLE ORIOLE GARDENS TWO. SPACIOUS TWO BEDROOM TWO BATH PRICED TO SELL. FOYER ENTRY, EAT IN KITCHEN WITH PASS THROUGH OPENING TO DINING AREA. LARGE PRIMARY BEDROOM WITH WALK IN CLOSET. PRIVATE SECOND BEDROOM AND BATHROOM. SCREENED PATIO. BEAUTIFUL CLUBHOUSE WITH TWO POOLS, BILLIARDS, EXERCISE ROOM, CARD ROOM, LIBRARY, FULL KITCHEN, LARGE AUDITORIUM WITH EVENTS AND SHOWS THROUGHOUT THE YEAR. CLOSE TO NEW PUBLIX SHOPPING CENTER, WALGREENS, MALL, BANKS, RESTAURANTS. SHORT DRIVE TO THE BEACH. ASSOCIATION STATES 55+, REQUIRES 700+ CREDIT SCORE, $25000-$30000 INCOME IF FINANCING, MINIMUM 20% DOWN.

21. 1974-10-01
    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.

Taxation est. · year 1

• Rental income: $21,043
• − Mortgage interest: −$5,596
• − Property taxes: −$2,278
• − Insurance: −$500
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − HOA: −$5,940
• − Depreciation: −$2,906
• Taxable income: $457
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $1,511/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

+425.8% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $99,900 Beaches MLS
• 2026-04-23 Listed $108,900 Beaches MLS
• 2026-04-13 Sold (Public Records) $70,000 Public Records
• 2026-04-02 Sold (MLS) $70,000 Beaches MLS
• 2026-03-03 Listing Removed — Beaches MLS
• 2025-03-24 Listed $79,000 Beaches MLS
• 1974-10-01 Sold (Public Records) $19,000 Public Records

Property tax history

+8.0%/yr

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