7887 Golf Cir Dr #106 · Margate, FL 33063

$65,000

1 bd · 1.0 ba · 710 sqft · Condo public records · 24 Days on market

Built 1972 $441/mo HOA · 29% of rent

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Why this score? — see what drove the B- 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 +28.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 light and bright 1/1 delivers where it counts. The big-ticket items- A/C, water heater, bathroom vanity, garbage disposal, and stove—are already done, so your wallet can breathe. Is it Instagram-perfect? Not yet. But it’s clean, solid, and move-in ready, with plenty of room to add your own style. The kitchen, shower, and other cosmetic updates are your playground, and the price reflects that opportunity. A smart buy for someone who wants good bones, low headaches, and instant upside. Enjoy low quarterly maintenance fees, peace of mind with the completed 50-year milestone inspection, and great amenities including a heated pool, gym, game room, and more. Association requires

Key facts

• Garbage disposal
• Bathroom vanity
• A/c

Tags

• A/C
• WATER HEATER
• BATHROOM VANITY
• GARBAGE DISPOSAL
• STOVE
• HEATED POOL

Property features AI

Finance

• Financial info: Pets allowed with restrictions (conditional or no); Association fee listed as quarterly
• HOA & community: Quarterly association fee; Association fee covers cable TV, insurance, internet, laundry, grounds maintenance, structure maintenance, pools, reserve fund, roof, sewer, trash, and water; Community amenities include billiard room, clubhouse, fitness center, library, barbecue, picnic area, pool, shuffleboard court, sauna, and storage; Senior community

Exterior

• Parking: Assigned parking; Guest parking available; One assigned space
• Security: Closed-circuit camera(s)
• Utilities: Cable available; Heated pool (community)
• Home design: Condominium/attached property; 3-story building; Entry on level 1; Resale property
• Construction: Block construction
• Exterior features: Located on a golf course; None listed for additional exterior features

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Impact glass windows; First floor entry; Bedroom on main level; Living/dining room; Main living area on entry level; Tub with shower

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $18k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; HOA is 29% of rent.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.33% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.29%
• DSCR: 1.64
• GRM: 3.6

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,024
• Equity at exit: $9,692

10-year hold

• IRR: 11.0%
• Equity multiple: 1.80×
• Total profit: $14,539
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$341
• Tax from tax record: −$170 /mo · $2,035/yr
• Insurance: −$27
• HOA: −$441
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $217

Break-even live

Break-even rent $1,239

Max offer price $65,000

Occupancy floor 81%

Sensitivity live

Price	-10% $254	-5% $235	+0% $217	+5% $198	+10% $180
Rent	-10% $97	-5% $157	+0% $217	+5% $277	+10% $336
Rate	-1.0pp $249	-0.5pp $233	base $217	+0.5pp $200	+1.0pp $183

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7897 Golf Circle Dr Margate, FL	1.0–2.0	1.0–1.5	757	$1,349	$1.78	6d	2	0.07mi
7797 Golf Circle Dr Margate, FL	1.0–2.0	1.0–2.0	834	$1,450	$1.74	6d	2	0.20mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	18d	1	0.24mi
7500 NW 5th Pl #204 Margate, FL	1.0	1.0	670	$1,400	$2.09	26d	1	0.24mi
7605 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,350	$2.01	26d	1	0.26mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	757	$1,525	$2.01	22d	4	0.27mi
7807 Golf Circle Dr Margate, FL	1.0	1.0–1.5	749	$1,575	$2.10	19d	2	0.27mi
7305 NW 5th Ct #204 Margate, FL	1.0	1.0	670	$1,375	$2.05	26d	1	0.32mi
6890 Royal Palm Blvd Unit 209H Margate, FL	1.0	1.5	720	$1,450	$2.01	26d	1	0.95mi
6750 Royal Palm Blvd Unit 209E Margate, FL	1.0	1.5	720	$1,000	$1.39	4d	1	1.00mi
6670 Royal Palm Blvd Unit 205K Margate, FL	1.0	1.5	720	$1,300	$1.81	4d	1	1.01mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	3d	1	1.01mi
6670 Royal Palm Blvd Unit 206K Margate, FL	1.0	1.5	720	$1,450	$2.01	26d	1	1.01mi
6700 Royal Palm Blvd Unit 210D Margate, FL	1.0	1.5	720	$1,450	$2.01	5d	1	1.04mi
6650 Royal Palm Blvd Unit 110C Margate, FL	1.0	1.0	540	$1,450	$2.69	9d	1	1.06mi
1251 W River Dr Unit 3 Margate, FL	1.0	1.0	500	$1,500	$3.00	15d	1	1.07mi
400 NW 65th Ave Margate, FL	1.0–3.0	1.0–2.0	706	$1,599	$2.26	0d	4	1.11mi
400 NW 65th Ave Margate, FL	1.0–3.0	1.0–2.0	706	$1,599	$2.26	23d	4	1.11mi
6550 Royal Palm Blvd Unit 105A Margate, FL	1.0	1.0	540	$1,500	$2.78	26d	1	1.11mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$2,208	$2.97	26d	1	1.21mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$1,971	$2.65	5d	1	1.21mi
6008 NW 10th St Unit 2 Margate, FL	1.0	1.0	624	$1,450	$2.32	9d	1	1.22mi
5800 Margate Blvd Unit 411-4 Margate, FL	1.0	1.0	728	$1,650	$2.27	26d	1	1.25mi
6000 NW 7th St Margate, FL	—	1.0	500	$1,395	$2.79	9d	1	1.28mi
2401 Riverside Dr Coral Springs, FL	1.0	1.0	469	$1,425	$3.04	5d	2	1.43mi
2401 Riverside Dr Unit 217B Coral Springs, FL	1.0	1.0	606	$1,450	$2.39	23d	1	1.43mi
2401 Riverside Dr Unit 203B Coral Springs, FL	1.0	1.0	606	$1,495	$2.47	0d	1	1.43mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	22d	2	1.48mi
6505 Winfield Blvd Margate, FL	1.0	1.0	720	$1,450	$2.01	12d	2	1.48mi
2501 Riverside Dr Unit 206A Coral Springs, FL	1.0	1.0	606	$1,500	$2.48	20d	1	1.49mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	6d	1	1.50mi
6501 Winfield Blvd Unit A50 Margate, FL	1.0	1.0	720	$1,395	$1.94	15d	1	1.50mi
6501 Winfield Blvd Unit A53 Margate, FL	1.0	1.0	720	$1,550	$2.15	26d	1	1.50mi
6501 Winfield Blvd Unit A33 Margate, FL	1.0	1.0	720	$1,400	$1.94	26d	1	1.50mi
6501 Winfield Blvd Unit A26 Margate, FL	1.0	1.0	720	$1,550	$2.15	19d	1	1.50mi
6505 Winfield Blvd Unit 53B Margate, FL	1.0	1.0	720	$1,500	$2.08	15d	1	1.50mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	14d	1	1.50mi
6505 Winfield Blvd Unit B45 Margate, FL	1.0	1.0	720	$1,400	$1.94	15d	1	1.50mi

HOA detail condo

• Monthly dues: $441 · $5,292/yr
• Likely covers: watertrashpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $65,000 Active 24 DOM
2. 2026-06-18
   days on market $65,000 Active 21 DOM
3. 2026-06-17
   days on market $65,000 Active 20 DOM
4. 2026-06-16
   days on market $65,000 Active 19 DOM
5. 2026-06-15
   days on market $65,000 Active 18 DOM
6. 2026-06-13
   days on market $65,000 Active 16 DOM
7. 2026-06-09
   days on market $65,000 Active 12 DOM
8. 2026-06-08
   days on market $65,000 Active 11 DOM
9. 2026-06-07
   days on market $65,000 Active 10 DOM
10. 2026-06-04
    days on market $65,000 Active 7 DOM
11. 2026-06-03
    days on market $65,000 Active 6 DOM
12. 2026-06-02
    days on market $65,000 Active 5 DOM
13. 2026-06-02
    status $65,000 Active 4 DOM
14. 2026-06-01
    days on market $65,000 Active Under Contract 4 DOM
15. 2026-05-31
    days on market $65,000 Active Under Contract 3 DOM
16. 2026-05-04
    historical Active Under Contract
17. 2026-04-22
    status Active
18. 2026-04-20
    historical Active Under Contract
19. 2026-03-23
    price $69,999
20. 2026-02-02
    price $74,000
21. 2026-01-13
    price $75,000
22. 2025-12-15
    price $74,900
23. 2025-11-23
    listed $75,000 Active
24. 2021-11-01
    soldstatus $50,000
25. 2017-08-31
    status Backup Contract
26. 2015-03-19
    historical
27. 2013-06-08
    historical
28. 2013-04-03
    soldstatus $22,000
29. 2005-05-13
    soldstatus $69,000
30. 2004-12-14
    soldstatus $41,000
31. 1976-01-01
    soldstatus $17,000

ⓘ 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: $2,035 · $170/mo
• Projected year-2 tax: $2,035 · $170/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: $18,157
• − Mortgage interest: −$3,641
• − Property taxes: −$2,035
• − Insurance: −$325
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − HOA: −$5,292
• − Depreciation: −$1,891
• Taxable income: $2,067
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $2,105/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

+311.8% since first listed

16 events — show timeline

• 2026-05-04 Contingent — MARMLS
• 2026-04-22 Relisted — MARMLS
• 2026-04-20 Contingent — MARMLS
• 2026-03-23 Price Changed $69,999 MARMLS
• 2026-02-02 Price Changed $74,000 MARMLS
• 2026-01-13 Price Changed $75,000 MARMLS
• 2025-12-15 Price Changed $74,900 MARMLS
• 2025-11-23 Listed $75,000 MARMLS
• 2021-11-01 Sold (Public Records) $50,000 Public Records
• 2017-08-31 Pending — MARMLS
• 2015-03-19 Listing Removed — MARMLS
• 2013-06-08 Listing Removed — MARMLS
• 2013-04-03 Sold (Public Records) $22,000 Public Records
• 2005-05-13 Sold (Public Records) $69,000 Public Records
• 2004-12-14 Sold (Public Records) $41,000 Public Records
• 1976-01-01 Sold (Public Records) $17,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,035 · +5.7% YoY. Source: county tax records.