6397 Brandywine Dr · Margate, FL 33063

$24,900

3 bd · 2.0 ba · 1,340 sqft · Manufactured · 41 Days on market

Built 1973

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Gated community, Nice updated 3 bedroom, 2 bath home with carport, Great buy!

Key facts

• Parking
• Community pool
• Built 1973

Property features AI

Finance

• Financial info: Monthly land lease: $1,233; Pets allowed (with limit)
• HOA & community: Homeowners association; Association covers management, common areas, grounds maintenance, pools, sewer and trash

Exterior

• Parking: 1 total parking space; 1 covered parking space
• Utilities: Electricity available
• Home design: Single-story home; Resale property; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Community pool; Gated community; Clubhouse

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 102.8% 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 leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,752/mo this rent would consume 52% of the median local household income ($63k/yr) (locally 2290% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $747 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 11.05% ✓
• Cap rate: 102.78%
• Cash-on-cash: 344.60%
• DSCR: 16.33
• GRM: 0.8

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: —
• Equity multiple: 18.30×
• Total profit: $120,618
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 37.97×
• Total profit: $257,732
• Equity at exit: $2,153

Cash invested: $6,972 (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: 548
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $2,752 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $2,002

Break-even live

Break-even rent $218

Max offer price $24,900

Occupancy floor 22%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3085 Lighthouse Pl Margate, FL	3.0	2.0	1405	$3,111	$2.21	7d	1	0.29mi
6073 NW 27th St Unit 6073 Margate, FL	3.0	2.0	914	$2,700	$2.95	14d	1	0.30mi
6503 Winfield Blvd Unit 111D Margate, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.31mi
2615 NW 62nd Ave Unit 2615 Margate, FL	3.0	2.0	1349	$3,500	$2.59	24d	1	0.32mi
6503 Winfield Blvd Margate, FL	2.0	2.0	1000	$1,800	$1.80	7d	1	0.33mi
2601 NW 64th Ter Margate, FL	2.0	1.0	945	$1,850	$1.96	24d	1	0.34mi
6178 Buena Vista Dr Unit 6178 Margate, FL	3.0	2.0	1248	$3,200	$2.56	3d	1	0.36mi
3050 Toscana Ln W Margate, FL	1.0–3.0	1.0–2.0	1075	$2,905	$2.70	2d	1	0.38mi
3332 Orinoco Ln Unit 3332 Margate, FL	3.0	2.5	1808	$3,200	$1.77	13d	1	0.41mi
3332 Orinoco Ln Unit 3332 Margate, FL	3.0	2.5	1808	$3,200	$1.77	7d	1	0.41mi
6631 Winfield Blvd Unit 3-6 Margate, FL	3.0	2.5	1190	$2,500	$2.10	10d	1	0.42mi
6621 Winfield Blvd #1 Margate, FL	2.0	2.5	1190	$2,250	$1.89	24d	1	0.48mi
3436 Orinoco Ln Unit 3436 Margate, FL	3.0	2.0	1450	$3,200	$2.21	24d	1	0.49mi
5755 Winfield Blvd Margate, FL	2.0	1.0	1200	$2,200	$1.83	7d	1	0.51mi
5980 NW 24th Ct Margate, FL	4.0	2.0	1448	$3,440	$2.38	2d	1	0.51mi
5980 NW 24th Ct Margate, FL	4.0	2.0	1448	$3,506	$2.42	7d	1	0.51mi
2294 NW 63rd Ave Margate, FL	4.0	2.0	1441	$3,800	$2.64	24d	1	0.52mi
5555 Celebration Point Ln Margate, FL	1.0–3.0	1.0–2.0	970	$2,890	$2.98	1d	9	0.61mi
3266 W Buena Vista Dr Unit NA Margate, FL	3.0	3.0	1500	$3,300	$2.20	24d	1	0.63mi
3417 Merrick Ct #1206 Margate, FL	3.0	2.5	1371	$2,650	$1.93	24d	1	0.65mi
3126 Merrick Ter #1801 Margate, FL	3.0	3.0	1527	$2,850	$1.87	7d	1	0.66mi
6942 W Sample Rd #6942 Coral Springs, FL	2.0	2.5	1203	$2,400	$2.00	5d	1	0.66mi
6942 W Sample Rd Coral Springs, FL	2.0	1.0	1203	$2,400	$2.00	7d	1	0.66mi
6729 Coral Lake Dr #6729 Margate, FL	2.0	2.0	1090	$1,995	$1.83	10d	1	0.67mi
5533 Courtyard Dr #5533 Margate, FL	2.0	2.0	970	$1,995	$2.06	24d	1	0.70mi
3395 Merrick Ct #1110 Margate, FL	3.0	2.5	1518	$2,650	$1.75	4d	1	0.70mi
3395 Merrick Ct #1110 Margate, FL	3.0	2.5	1518	$2,650	$1.75	3d	1	0.70mi
5820 W Sample Rd #105 Coral Springs, FL	2.0	2.0	1134	$2,250	$1.98	24d	1	0.71mi
5880 W Sample Rd #105 Coral Springs, FL	2.0	2.0	1064	$2,450	$2.30	7d	1	0.71mi
5880 W Sample Rd Coral Springs, FL	2.0	2.0	1070	$2,400	$2.24	1d	2	0.71mi
5980 W Sample Rd #203 Coral Springs, FL	2.0	2.0	1076	$2,250	$2.09	10d	1	0.71mi
5800 W Sample Rd #207 Coral Springs, FL	2.0	2.0	1076	$2,500	$2.32	24d	1	0.71mi
5800 W Sample Rd Coral Springs, FL	2.0–3.0	2.0	1216	$2,500	$2.06	20d	2	0.71mi
6020 W Sample Rd #303 Coral Springs, FL	2.0	2.0	1123	$2,250	$2.00	24d	1	0.71mi
6920 W Sample Rd Unit 6920 Margate, FL	3.0	2.5	1450	$2,995	$2.07	24d	1	0.77mi
6966 W Sample Rd #6966 Coral Springs, FL	3.0	2.5	1450	$2,650	$1.83	7d	1	0.78mi
6952 NW 27th Ct Unit 6952 Margate, FL	3.0	2.0	1824	$4,100	$2.25	16d	1	0.80mi
6106 NW 20th St Unit 1524073P Margate, FL	3.0	2.0	1506	$7,982	$5.30	1d	1	0.80mi
3600 Terrapin Ln Coral Springs, FL	2.0	1.0–2.0	870	$2,576	$2.96	1d	18	0.81mi
6473 NW 20th St Margate, FL	3.0	2.0	1704	$3,200	$1.88	24d	1	0.82mi

Listing history 16 events

1. 2026-06-18
   days on market $24,900 Active 41 DOM
2. 2026-06-17
   days on market $24,900 Active 40 DOM
3. 2026-06-16
   days on market $24,900 Active 39 DOM
4. 2026-06-15
   days on market $24,900 Active 38 DOM
5. 2026-06-13
   pricedays on market $24,900 Active 36 DOM
6. 2026-06-09
   days on market $29,900 Active 32 DOM
7. 2026-06-08
   days on market $29,900 Active 31 DOM
8. 2026-06-07
   days on market $29,900 Active 30 DOM
9. 2026-06-04
   days on market $29,900 Active 27 DOM
10. 2026-06-03
    days on market $29,900 Active 26 DOM
11. 2026-06-02
    days on market $29,900 Active 25 DOM
12. 2026-06-01
    days on market $29,900 Active 24 DOM
13. 2026-05-31
    days on market $29,900 Active 23 DOM
14. 2026-05-13
    status Active
15. 2026-05-03
    status Pending
16. 2026-04-28
    listed $29,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 26 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: $33,026
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$2,642
• − Management: −$2,642
• − Depreciation: −$724
• Taxable income: $25,125
• Est. tax owed @ 24.0%: −$6,030
• After-tax cash flow: $17,996/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

3 events — show timeline

• 2026-05-13 Relisted — MCRTC
• 2026-05-03 Pending — MCRTC
• 2026-04-28 Listed $29,900 MCRTC